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09-24-1996 PC Agenda
_ - • PLANNING COMMISSION Regular Meeting-Dublin Civic Center Tuesday-7:30 p.m. 100 Civic Plaza,Council Chambers September 24, 1996 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE TO THE FLAG 4. ADDITIONS OR REVISIONS TO THE AGENDA 5. MINUTES OF PREVIOUS MEETINGS- September 10, 1996 6. 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 concem placed on the agenda for the next regular meeting. 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 96-030 Veterinary Hospital Conditional Use Permit(CUP) Donald S. Herbert,on behalf of Barry S.Kipperman, has requested a Conditional Use Permit to operate a new veterinary hospital on Amador Valley Boulevard immediately west of the County Library(opposite Starward Drive,previously occupied by Home Savings). The project involves tenant improvements to convert the building's interior to accommodate the veterinary hospital, including a waiting area,examination rooms,surgical facilities,and kennels. The project will not involve any modifications to the building exterior,nor any major site improvements. 8.2 PA 95-043, Realignment of the approved Right-of-Way Line for a New Road Parallel to and South of Dublin Boulevard (Between Golden Gate Drive and Regional Street)(the Parallel Road). 8.3 PA 96-020 Eastern Dublin General Plan and Specific Plan Amendment. -The eight elements of the Amendments to the City of Dublin General Plan and Eastern Dublin Specific Plan include: 1)A revision to the Eastern Dublin Specific Plan Land Use Map(Figure 4.1 of the EDSP)to rearrange land uses and to add`Industrial Park/Campus Office'as a new`combined'land use category. 2) A revision to the Eastern Dublin Specific Plan Subareas Map(Figure 4.2)to modify the subarea boundaries for consistency with the changes to the Land Use Map. 3) A revision to the EDSP Road System (Figure 5.1 of the Specific Plan dated January 7, 1994)to realign the planned alignment of Hacienda Drive north of the proposed Central Parkway(also referred to as the Transit Spine). 4) A Text Amendment to Chapter 4 of the Eastern Dublin Specific Plan relating to nuisance and land use compatibility as a result of rearranging of land uses on Figure 4.1 5) Text Amendments to Chapter 4 of the Eastern Dublin Specific Plan to bring into consistency various tables and text directly related to the change in Figure 4.1 of the Plan. 6) A Text Amendment to Chapter 11 of the Eastern Dublin Specific Plan relating to Hazards 7) Text Amendments to Chapter 5,Traffic and Circulation,to ensure consistency with the applicant's proposed amendments,and to specifically address Arnold Drive,Dublin Boulevard,and Gleason Drive 8) A revision to the General Plan to incorporate changes resulting from amendment of the 1994 Eastern Dublin Specific Plan(replacing the EDSP Land Use Map with the revised EDSP Land Use Map). 8.4 PA 96-032-City of Dublin Firearms Ordinance. The City Council has directed that an Ordinance be prepared to require that new firearms dealers proposing to locate a business in a residential area must obtain a Conditional Use Permit (in addition to other applicable Federal, State, and City licenses). The purpose of this requirement is to provide notice to surrounding property owners when new dealers propose to locate in a residential neighborhood. 9. NEW OR UNFINISHED BUSINESS 9.1 Update on the Zoning Ordinance Revision 10. OTHER BUSINESS(Commission/Staff Informational Only Reports) 11. ADJOURNMENT (OVER FOR PROCEDURE SUMMARY) { \\\ CITY OF DUBLIN P.O. Box 2340. Dublin. California 94568 City Offices, 100 Civic Plaza. Dublin, California 94568 FAX #833-6628 F"• •+tom FAX TRANSMISSION COVER SHEET DATE: t #OF PAGES SENT ( INCLUDING COVER SH ET) TO: DUBLIN LIBRARY FAX # : 828-9296 FROM: f\M\G,, C 0-va L DEPARTMENT:PLANNING DEPARTMENT SUBJECT: PUBLIC HEARING NOTICE COMMENTS/DIRECTIONS : PLEASE POST ON PUBLIC BULLETIN BOARD THANKS ! ! ! NOTE: IF YOU ARE NOT CLEARLY RECEIVING THIS DOCUMENT, PLEASE CALL (510) 833-6610 . THANK YOU. • c:planning\forms\inhouse\faxlibry Adminstration (415) 833-6650 • City Council (415) 833-6605 • Finance (415) 833-6640 • Building Inspection (415) 833-6620 Code Enforcement (415) 833-6620 • Engineering (415) 833-6630 • Planning (415) 833-6610 Police (415) 833-6670 • Public Works (415) 833-6630 • Recreation (415) 833-6645 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: September 24, 1996 TO: Planning Commission FROM: Planning Staff PREPARED BY: Tasha Huston, Associate Planner SUBJECT: PA 96-030 Veterinary Hospital CUP RECOMMENDATION: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. 5) Adopt Resolution(Exhibit B) approving the Negative Declaration and Conditional Use Permit or give Staff and Applicant direction and continue the matter. PROJECT DESCRIPTION Donald S. Herbert, on behalf of Barry S. Kipperman, has requested a Conditional Use Permit to operate a new veterinary hospital on Amador Valley Boulevard immediately west of the County Library (opposite Starward Drive, previously occupied by Home Savings). The building currently has several other occupants, including "Fastsigns", "Stereo Doctor", and a Pregnancy Counseling Center. The Suite to be occupied by the veterinary hospital is temporarily being leased by "Halloween Spirit", a business selling Halloween costumes and decorations. The proposed veterinary hospital use is considered a conditional use in this (C- 1) zoning district which requires approval of a Conditional Use permit by the Planning Commission. The proposed project involves tenant improvements to convert the building's interior to accommodate the veterinary hospital, including a waiting area, examination rooms, surgical facilities, and kennels. The project will not involve any modifications to the building exterior, nor any major site improvements. ENVIRONMENTAL REVIEW The project has been reviewed in accordance with the California Environmental Quality Act(CEQA) and the State CEQA Guidelines. An Initial Study of Environmental Review was completed on August 30, 1996, and a Negative Declaration has been prepared because the project will not have a significant impact on the environment. COPIES TO: Property Owner Project Applicant Project Planner l ITEM NO. b • I PA/Address File ANALYSIS: In determining whether the proposed veterinary hospital is an appropriate use for this site,the following findings must be made by the Planning Commission before a Conditional Use Permit may be granted: 1. The use is required by the public need; 2. The use is properly related to other land uses and transportation and service facilities in the vicinity; 3. The proposed use will not materially adversely affect the health of safety of persons residing or working the vicinity,or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood; 4. The proposed use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located in that conditions have been applied to ensure conformance with the applicable zoning regulations,and the use is consistent with the character of the surrounding area as well as the retail business district. 5. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan,the Downtown Specific plan and the San Ramon Road Specific Plan. The veterinary hospital will be a 24-hour facility receiving pets both for scheduled appointments and for emergency treatment. Staff has evaluated the proposal in relation to these standards,and has identified a few items which should be addressed through conditions of approval in order to ensure the proposed use will be appropriate for the site. The conditions will address the following four issues:1)potential noise impacts upon adjacent businesses in the same building;2)potential increased traffic at the site;3) proper disposal of hazardous waste,and 4)general performance standards. 1)Noise impacts Potential noise impacts upon adjacent tenants within the same building could occur,primarily from barking dogs. To address this potential problem,staff recommends that noise insulation materials be used on the interior walls between this suite and the adjacent businesses. The tenant improvement plans submitted with the project include a specification regarding sound insulation. The Conditional Use Permit should specify that this insulation should comply with the minimum standards of the Uniform Building Code. 2)Traffic The City of Dublin typically assesses Traffic Impact Fees on new businesses which may cause increased vehicle trips on local streets. A traffic study is typically conducted to assess the increase in traffic generated by the use. The applicant has agreed to pay the traffic impact fees related to the project,in the amount determined by the City. The conditions of approval will specify that these fees must be paid prior to the building's occupancy and/or start of business. 3)Hazardous waste The veterinary hospital commonly uses medicines,chemicals,and other medical instruments which are considered"Hazardous Materials". These items must be handled in conformance with applicable -2- governmental safety requirements, and disposed of by a certified contractor. If the materials are handled according to proper procedures, they do not pose a hazard to the community. The conditions of approval will specify that proper disposal procedures be used for these items. 4) Performance standards The approval of a Conditional Use Permit may be limited to specified time periods and compliance with City standards of performance, especially in areas of potential concerns. Due to the potential impacts upon adjacent businesses from noise, staff recommends that the Use Permit for this veterinary hospital include a general performance standard. The performance standard would require that the business be operated according to the conditions of approval, or the Use Permit would be subject to revocation. This is intended to ensure that the use does not adversely impact the health or safety of persons residing or working the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood or surrounding properties after it begins operation. In addition to the three conditions noted above, and the performance standards, a condition should be included stating that the applicant shall obtain a building permit for tenant improvements and shall comply with all applicable codes, standards, and city policies. Additionally, a sign permit shall be obtained for any proposed signs. The recommended conditions of approval are intended to address concerns and potential impacts with the operation of the veterinary hospital at this location, and to provide the assurance that the proposed use is appropriate. CONCLUSION The concerns raised through the review process have been addressed through the conditions of approval contained in the attached draft Resolution (Exhibit B). Staff believes that with these conditions, the proposed project will represent an appropriate use for the site. Staff recommends approval of the Negative Declaration and of the Conditional Use Permit, subject to the conditions specified in the attached Resolution. ATTACHMENTS: Exhibit A: Project Plans: Site Plan, Floor Plans Exhibit B: Resolution approving the Negative Declaration and approving the Conditional Use Permit Attachment 1: Location/Zoning Map Attachment 2: Applicant's Written Statement Attachment 3: General project information g:\pa#\1996\pa96030\srpc9-96 -3- 3 0-f l P� A CHISNQ.ED CB087 IM SUF-Q TER HOLT OM Tg MOST MODUTES ETERLY COMM 79-100154 5/24/79 APN, 941-0505-014-02 ZONED, C-1 561 Fv"-W AAanir Ca Mmwrnart AV 6/flues 09 tY PARKING IVING- FAIR WDITA7N )A 02 r OyY rslmsM -�9 a4 NTER 16 a FAIR ON Q9 5 9-02 VIA;$Y,il V/clnl� ly M°p I" 7o S..U. LEGAL AWSWPCION ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE STATE OF CALIFORNIA. OOOITY OF ALAMEDA, CITY OF DUBLIN, AND IS DESCRIBED AS FOLLOWS: PARCEL 1 AS SHOWN a PARCEL MAP 521, FILED DECEMBER 17, 1969, PARCEL NAP ROOK 61, PAGE S9. ALAMEDA COUNTY BECOME. EECErrxm THEBE[BON ALL OIL, OAS, MINERALS AND OTHER HYDROCARBON SUBSTANCES III AM UNDER OR THAT MAY BE PRODUCED FROM A DEPTH BELOW 500 FEET POEM THE SURFACE OF SAID LAND, WITHOUT A RIGHT OF ROM UPON THE SURFACE 07 SAID LAM FOR TER PURPOSE OF MIMING, DRILLING, EXPLORING OR EXTRACTING SUCH OIL, GAS, NIMEIALS AM OTHER HYDROCARBON SUBSTANCES OR OTHER USF7 OF OR RIGHTS 131 OR TO ANY PORTION OF THE SURFACE OF SAID LAM TO A DEPTH OF 500 FEET BELOW THE SURFACE T�BOF, AS RESzNM IN TER DIM FROM VOLK-NC LAIN CONRMONITIES, INC., A t11LIFORK7i CORPORATION. TO QUALIFIED nmasTmzmrs, INC., A CALIFORNIA c78pORATION REEL 1928, IMAGE 207,, DATED JUNE 25, 1967, RECORDED JUNE 27, 1967OFFICIAL RECORDS INSTRUMENT NO. AZ/60836,, ALAMSDA COUNTY RECORDS. BASIS OF BEARINGS THE MONUMENT LINE WZWZ N TWO POUND NOMUMZNTS OF AMADOR VALLEY BOULEVARD, TAXER AS WOO 26'60'23' EAST, AS SHOWN ON PARCEL NAP 521 (61 MAPS 59) WAS USED AS THE BASIS OF HEARINGS FOk THIS SURVEY. REFERENCES PM S21 111 NAPS 09) PM 2622 1105 riAPS S3) TITLE ITEMS PER FOUNDERS TITLE COMPANY ORDER NO. 96934W DATED JANUARY 25, 1939 1. TAXES, GENERAL AND SPECIAL 2. THE LIEN OF SUPPLEMENTAL TAXES, IF ANY 3. WATER RIGHTS (REEL 2537, IMAGE 663) 4. COVENANTS, CONDITIONS AND RESTRICTIONS (REEL 2537, IMAGE 673) MODIFICATION (REEL 2790, IMAGE 422) MODIFICATION (REEL 2117, IMAGE 563) MODIFICATION (REEL 3277, IMAGE 597) MODIFICATION (REEL 3277, IMAGE 604) MODIFICATION (SERIES NO. 88-276716) !MODIFICATION (Sr -RIBS 00. 88-279750) 5. TERMS AND PROVISION OF COMMON AREA MAINTENANCE AGRM40T (REEL 2531, IMAGE 691) APDOCUED/MODIFIED (REEL 2907, IMAGE 556) 6. AN EASEMENT FOR ELECTRICAL PURPOSES TO PACIFIC TELEPHONE AND TELEGRAPH (REEL 2829, IMAGE $06) 7. AN EASEMENT FOR WATEDRLINE TO VALLEY COMMUNITY SERVICES DISTRICT (REEL 2854, IMAGE 969) (DOES NOT AFFECT THIS PARCEL) 8. AN EASEMENT FOR PUBLIC UTILITY PURPOSES TO VALLEY COlNORTY SERVICES DISTRICT (REEL 2856, IMAGE 972) 9. AN EASZG•Drr FOR PUBLIC UTILITIES TO PACIFIC GAS AND ELECTRIC �� COMPANY (REEL 2872, IMAGE 947) Opp 10. DEED OF TRUST (SERIES NO. 83-116085) 0 0 11. UNRECORDED LEASE (SERIES 140. 83-229000) 12. UNRECORDED LEASE (SERIES NO. 85-29025) 13. DEED OF TRUST (SERIES MO. 66-311132) 14. ANY UNRECORDED AM SUBSISTING LEASES. i GL� SURVEYOR'S CERTIFICATE I HEREBY cF mrf To FOUNDERS TITLE INSURANCE COMPANY THAT ffiT ALTA SURVEY MADE UNDER MAY SUPERVISION ON 6/20/89 CORRECTLY SHOWS THE RELATIONS OF THE BUILDINGS AND OTHER STRUCTURES TO THE PROPERTY LINES OF THE LAND INDICATED HEREON, THAT THERE ARE NO ENCROACHMENTS OF BUILDINGS ON STRUCTURES ONTO SAID LAM NOR OVERLAP OF BUILDINGS OR' STRUCTURES OFF FROM SAID LAND, EXCEPT AS SHOWN. ALL EASQmF1S AS SHOW ON TITLE REPORT NUMBER %9346CK DATED 2/25/89 THAT AFFECT THIS PROPERTY ARE PLOTTED ®tDON. DATE: _ C � Ei $ SIGNED. V C Ell Ci v„r DU\BLIN PLANNING GENCM91- 5'�BGhR1CATID NS S« nd Ir,.,War. W1 castle Lorm :�barylwu 6arrin G. 6Ma11 eotl m( LIO.hTy Wl,Igb �Ol�a. 1,1�+hva, �r i0p�orT S Ll" L-91I1 In yA� G^y SUM w�,yhs 7no-a0u u.. •. All �oU4' LA{Or Kti Y�F ►y1 FEa� I�f M C. �,� 1 . n, I Llpua P" (a'D Ail 'DO' Doug act I&OW CDrt. RC..1.a 'Al) .e QXC- FTo I[ow CDre. �• 0111 no% MA Coln TLr rpf% flit P{asTG L.6M<e YTc. L No Mc ,mm air c1 n In 5 "4u7 A a t- 06r" ®�,,,, e. 4Lml. ceeennl ! •e+o�a >bcSwna' 61 CwQb r. W-O" — - O t� PT10N DESK Iip kWN-1 woRr STkTIo� E"MTAur 1 v h • 1: O E%a-is ble t tr II ,n? ToP on go — I tq I •half .I '�. ,:`-�._� i S, c.fCE 13 `TWO 4vtc,T� O-TWENrme T 1C►4- RESOLUTION NO. 96 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 96-030 CONDITIONAL USE PERMIT REQUEST FOR A VETERINARY HOSPITAL, LOCATED AT 7660 AMADOR VALLEY BOULEVARD, IN THE C-1 ZONING DISTRICT WHEREAS,Donald S. Herbert, on behalf of Dr. Barry S. Kipperman, requests approval of a Conditional Use Permit for a veterinary hospital in the C-1 zoning district; and WHEREAS, Section 8-48.2 of the adopted City of Dublin Zoning Ordinance requires obtaining a Conditional Use Permit for this use in the C-1 zoning district; and WHEREAS the Planning Commission held a public hearing on said application on September 24, 1996; and WHEREAS,proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and a Negative Declaration has been adopted (Planning Commission Resolution No. ) for this project as it will have no significant effect on the environment; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The proposed use serves the public need by providing a 24-hour hospital for veterinary services . B. The proposed use will be properly related to other land uses and transportation and service facilities in the vicinity, as the proposed use(s) will be compatible when compared to the type and nature of operations typically found in district areas and the uses currently in operation in the immediate vicinity, and conditions of approval will ensure ongoing compatibility. C. The proposed use will not materially adversely affect the health of safety of persons residing or working the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. EXHIBIT B 6 \a D. The proposed use(s) will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located in that conditions have been applied to ensure conformance with the applicable zoning regulations, and the use is consistent with the character of the surrounding area as well as the retail business district. E. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan, the Downtown Specific plan and the San Ramon Road Specific Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 96-030 Conditional Use Permit for a veterinary hospital as generally depicted by the staff report and the materials labeled Exhibit A, stamped approved and on file with the Dublin Planning Department, subject to compliance with the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, 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. [PL.] Planning, [B] Building. [PO] Police. [PW] Public Works [ADM] Administration/City Attorney, [FIN} Finance. [F] Dougherty Regional Fire Authority, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. 1. This approval is for a Conditional Use Permit to operate a veterinary hospital as generally depicted by the staff report and the materials labeled Exhibit A . 2. This Conditional Use Permit approval shall supersede all previous Conditional Use Permit approvals for this location. [PL] 3. The Applicant/Property Owner shall be responsible for clean-up and disposal of project related trash to maintain a clean, litter-free site. [PL] 4. Noise insulation materials shall be used on the interior walls between this suite and the adjacent businesses. This insulation shall comply with the minimum standards of the Uniform Building Code (STC 50; per UBC Appendix Chapter 12, Division II, 1208 and 1209). [B,PL] 5. Traffic impact fees attributed to the project shall be paid, in the amount determined by the City, prior to the building's occupancy and/or start of business.[PW,B] 6. Handicap parking space(s) shall be provided in compliance with Title 24, including one "van" accessible space 9 feet wide by 18 feet deep, with 8 foot side loading space, per T24-2 Section 1129 b.1 and T24-2 Table 11 B-7.[B] 7. Any Hazardous Materials must be handled in conformance with applicable governmental safety requirements, and disposed of by a certified contractor using proper disposal procedures.[PL] 2 7 8. A building permit shall be obtained for tenant improvements and the use shall comply with all applicable codes, standards, and city policies. Additionally, all signs shall be subject to the requirements of the Sign Regulations within the Zoning Ordinance. [B, PL] 9. Prior to issuance of a building permit by the City, all utility connection fees,plan checking fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD code.[DSR] 10. On an annual basis, this Conditional Use Permit approval shall be subject to Zoning Investigator review and determination as to the compliance with the Conditions of Approval. [PL] 11. This approval shall become null and void in the event the approved use ceases to operate for a continuous one-year period. [PL] 12. This permit shall be revocable for cause in accordance with Section 8-30.3 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. [PL] PASSED,APPROVED AND ADOPTED this 24th day of September, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director g:\pa#\1996\pa96030\cupreso.doc 3 .0 i FREEWAY � AGFC - M l va Aim L,ex 2 d A O 5 � N >.d ��A� � m•i��5 w• Ci i� uj J w W wI q 08 nFO4 e O1.51Ae.f r Ll1 �a 1500 � Y p[V /.ir 92A[-/9 OaNUNUE Oq. 173- 3' N1 ; go, T-1 173, `aSTAc r re L'aa4A% SITE _nEp �rA `1 33. � 1, 4-2 �� 1a..M.'A, <n ..yr m ..��y1i,➢ Pl �n 9 2 C4 M1 �i A 1S S )VRgMONROADf c i 1. ,: :,. ♦. �: `x ATTACHMENT 1 8. This permit shall be revocable for cause in accordance with Section 8-30.3 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. [PL] PASSED, APPROVED AND ADOPTED this day of , 199. AYES: NOES: ABSENT: ATTEST: Planning Director c:g1ossary\cup-reso(1/94) Planning Commission Chairperson Attachment to Conditional Use Permit Application Written Statement a. What type of business, activity or use are you proposing? A 24 hour Veterinary Hospital/Emergency Center b. How many employees will you have or propose to have? 10 employees, mostly full-time C. What are the proposed hours and days of operation? 24 hours per day, 365 days per year d. Will your business, activity or use target a specific segment of the community? The business will target pet owners. This segment of the communtiy constitutes about 50% of the households. In what ways will your business, activity or use benefit the community? The value of pets as human companions and family members continues to become more apparent with time. Multiple studies have confirmed the beneficial impact of pet ownership on human health. By improving pet health, our business will be indirectly benefiting the health of a large portion of the local community. f. Are there any ways in which your business, activity or use may disrupt the peace of the surrounding residents or businesses? Our business will not disrupt the peace of the surrounding residents or businesses. The facility will not contain any outdoor animal holding or boarding facilities that would potentially disturb surrounding neighbors or businesses. In addition, because our hospital sees only sick patients, the animals which we serve are much less likely to vocalize our facility is apt to be considerably more quiet than the typically veterinary hospital. The design of the facility will emphasize sound minimizing and the design will include extra insulation. g. Will your business, activity or use have any negative effects on the health or safety of people residing or working in the vicinity? No h. Will your business, activity or use create any negative impacts on property, transportation systems or existing improvements in the neighborhood? No Is the proposed project located on a hazardous waste and substances site? No I p ' ) ATTACHMENT 2 Attachment to Initial Study (Environmental Information Form-Part 1) Paragraph 6-Description of Project: The project is a 24 hour veterinary hospital/emergency clinic. The construction of the interior tenant improvements will commence on or about November 1,1996 and are expected to be complete on or about February 1,1997. The project will not involve any exterior modifications to the existing building,site area,or parking. Paragraph 7,Sec.9 The only use or disposal of potentially hazardous materials at the site will be sharps, medicines,chemicals and biological material customarily used or generated in the practice of veterinary medicine. All hazardous materials will be handled in conformance with applicable governmental safety requirements,including disposal through a contractor certified for the disposal of this type of material. .IlCT, 1 a GENERAL INFORMATION: APPLICANT(S): Barry S. Kipperman, 5747 Cleveland Ave., Columbus, Ohio, 43231 PROPERTY OWNER: Chenlin Inc., 2459 Stewart Avenue, Walnut Creek, CA 94596 LOCATION: 7660 Amador Valley Boulevard ASSESSOR PARCEL: 941-305-13 EXISTING ZONING: C-1 GENERAL PLAN DESIGNATION: Retail Office ZONING HISTORY: June 1978 Alameda County Zoning Administrator approved Conditional Use Permit and Site Development Review to construct the bank building with drive-through facility May 1987 Dublin Planning Director approved Site Development Review request to add 5,000 square feet of retail space on the south and east sides of the existing building October 1988 Sign approval for"Fast Signs" grand opening May 1989 Sign approval for Valley Crisis Pregnancy Center 1989 and 1991 Various sign approvals and temporary promotional displays a 0ATTACHMENT 3 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date:September 24,1996 TO: Planning Commission FROM: Engineering and Planning Department Staff PREPARED BY: Lee Thompson,City Engineer Jeri Ram,Associate Planne SUBJECT: PA 95-043,Realignment of the approved Right-of-Way Line for a New Road Parallel to and South of Dublin Boulevard(Between Golden Gate Drive and Regional Street)(the Parallel Road). RECOMMENDATION: 1) Hear the Staff presentation. 2) Take testimony from the public. 3) Question Staff and the public. 4) Close Public Hearing and Deliberate. 5) Adopt Exhibits A and B GENERAL INFORMATION: APPLICANT: City of Dublin ASSESSOR PARCEL NUMBERS: 941-1500-044,045,and 047-2 GENERAL PLAN DESIGNATION: Retail/Office and Public/Semi Public Facility DOWNTOWN SPECIFIC PLAN DESIGNATION: Development Zones 2 and 3 EXISTING LAND USE AND ZONING: Land Use: Vacant and parking areas for adjacent uses Zoning: M1 BACKGROUND: In 1987 the City Council adopted the Downtown Specific Plan. A road parallel to and south of Dublin Boulevard(the Parallel Road)was included in the circulation Item No. s2 Copies To: Matt Brooks Lincoln Properties PA File Public Works I PAGE"0a. element of the Plan to improve circulation in the downtown area. More recently,a portion of the roadway,from Amador Plaza Road to Golden Gate Drive has been incorporated into a plan as a continuation of the new 1-680 hook ramps to Amador Plaza Road. After several public hearings,a Mitigated Negative Declaration for this Parallel Road was adopted on September 26, 1988,and the right-of-way line for the parallel road between Amador Plaza Road and Regional Street was approved by the City Council upon recommendation by the Planning Commission on October 10,1988. On February 24, 1994,the City Council approved the initiation of a study to realign the approved right-of-way line between Golden Gate and Regional Street. The Study was initiated at the request of the owners of the Orchard Supply Shopping Center and the Unisource Building. Since the Study was initiated,the Unisource Building has been sold to Lincoln Properties. ANALYSIS: Environmental Review: A Mitigated Negative Declaration was approved as part of the designation of right of way on September 26, 1988(Attachment 2). The California State CEQA Guidelines,under Section 15164(b)states that"an addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary." The only change proposed by this realignment is a slight shifting in the alignment of the road with the two end points remaining in the same locations. Therefore,this minor technical change has been addressed by an Addendum to the Negative Declaration(Attachment 1). The minor revision to the proposed project will not have a significant effect on the environment. General Plan Conformity Government Code Section 65402(a)of the Government Code states,in part,that if a General Plan has been adopted,no real property shall be acquired by dedication for street purposes until the location,purpose and extent of such acquisition has been reported upon by the planning agency(Planning Commission)as to conformity with the adopted General Plan. The proposed project is the realignment of an approved right-of-way line along a route provided and established within the Dublin General Plan and the Downtown Specific Plan. The right of way is located within lands described by the Dublin General Plan. The land along the right of way will be developed for roadway purposes in accordance with the requirements and purposes of the Dublin General Plan and the Downtown Specific Plan. The proposed right of way is within the physical scope of the Dublin General Plan and Downtown Specific Plan and therefore its extent will be 2 Therefore,the realignment of the right of way is in conformance with the location, purpose and extent of the Dublin General Plan and the Downtown Specific Plan. Realignment of Right of way The establishment of right-of-way lines is regulated by Chapter 7.68 of the Municipal Code. Sections 7.68.40 and 7.68.50 require right of way proposals to be referred to the Planning Commission and City Engineer for report and recommendation to the City Council at a public hearing. The owners of the Orchard Shopping Center and the former owners of the Unisource building requested that the City perform a Study to determine if the approved right of way could be realigned to provide area for construction of loading docks behind the shopping center. The City approved the initiation of a Study on February 24, 1994. Carlson Barbee and Gibson,Inc.,consulting engineers, prepared the Study to reflect the two property owners'desires. The two property owners then entered into a written agreement for this new alignment. Staff reviewed the proposed alignment and made a small change to line up the intersection at Golden Gate with the approved right of way connection at Amador Plaza. With this revision,staff agrees that the new alignment is acceptable. The existing and proposed alignment are illustrated on Exhibit B along with a legal description that more accurately describes the realignment. After completion of the Study,staff met with Steve Dunn of Lincoln Properties and Matt Brooks(owner of Orchard Shopping Center). Both Lincoln Properties and Matt Brooks verbally agreed to the realignment. They will have the right to file a written protest as part of the process before the City Council. Staffs evaluation of the realignment included a review of the impact on existing parking facilities for the Lincoln Properties building.The project involves the potential for acquisition of property currently used for parking and driveways. The Lincoln Properties parking will be reduced below the amount that is required per the Variance and Conditional Use Permit for the property and the zoning requirements for a warehouse. Zoning normally would require 300 spaces;however,the Variance/Conditional Use Permit specified 187 spaces,with annual review to determine if additional spaces should be provided up to 236 spaces. If a new use comes into the building,it is reviewed to ensure there will be sufficient parking spaces. The parallel road project would remove approximately 132 existing spaces. However,the parking study done as part of the approved Mitigation Measures indicates that the 132 spaces can be replaced with 108 new spaces,for a net of 163 spaces (187original spaces-132 spaces for parallel road+108 improved and new spaces)(this does not include a possible land exchange with BART to provide additional parking). Therefore,the loss of an additional 10 spaces is not considered significant in light of the approved mitigation measures. Should the City Council not approve the realignment,the existing alignment as shown on Exhibit B would remain. The existing or proposed alignment would adequately satisfy the policies of the General Plan and Downtown Specific. In 3 PAGE OF a order for the City Council to review the Study and make a decision regarding the realignment,the Planning Commission must adopt a Resolution of Intention(Exhibit B). Staff therefore recommends that the Planning Commission adopt Exhibit A,an Addendum to the Mitigated Negative Declaration and Determination of General Plan Conformity and Exhibit B,a Resolution of Intention for the Proposed Realignment. ATTACHMENTS: Exhibit A: Resolution adopting an Addendum to the Mitigated Negative Declaration and Determination of General Plan Conformity. Exhibit B: Resolution recommending the City Council adopt a Resolution of Intention for the Proposed Realignment(includes map and legal description of the proposed alignment). Attachment 1: Addendum dated August 30,1996 Attachment 2: Mitigated Negative Declaration dated September 26,1988 G:\PA95-043\pcagstmt 4 PAGE 1.o RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING AN ADDENDUM TO THE MITIGATED NEGATIVE DECLARATION AND DETERMINATION OF GENERAL PLAN CONFORMITY OF THE LOCATION, PURPOSE AND EXTENT OF THE PROPOSED REALIGNMENT OF THE RIGHT-OF-WAY FOR A ROAD SOUTH OF AND PARALLEL TO DUBLIN BOULEVARD BETWEEN GOLDEN GATE DRIVE AND REGIONAL STREET WHEREAS, the City of Dublin established a right of way for a road south of and parallel to Dublin Boulevard between Regional Street and Amador Plaza Road(Parallel Road)on October 10, 1988;and WHEREAS, the City of Dublin approved a Mitigated Negative Declaration for the Parallel Road Project on September 26, 1988,by adopting City Council Resolution 132- 88;and WHEREAS,on February 24, 1994,the City Council authorized a Study to address realigning the Parallel Road right of way between Regional Street and Golden Gate Drive;and WHEREAS,the realignment study has been completed;and WHEREAS,the realignment would be a minor technical change from the originally approved right of way;and WHEREAS,the California Environmental Quality Act provides for an Addendum process when a minor change is proposed on a project where there is an approved negative declaration;and WHEREAS, An Addendum to the Mitigated Negative Declaration for the parallel road realignment project dated August 30, 1996, (Addendum)available and on file in the City Planning Department,has been prepared and considered by the Planning Commission together with the original Mitigated Negative Declaration;and WHEREAS, said realignment of the right of way(right of way)will pass through lands designated as industrial on the Dublin General Plan;and WHEREAS, said right of way will pass through lands designated as Development Zones 2 and 3 on the Downtown Specific Plan;and WHEREAS,Government Code Section 65402(a)of the Government Code states, in part,that if a general plan has been adopted,no real property shall be acquired by dedication for street purposes until the location,purpose and extent of such g /� PAGE 5 OF3q raa acquisition has been reported upon by the planning agency(Planning Commission)as to conformity with the adopted general plan;and WHEREAS, the City of Dublin General Plan was adopted on February 11, 1985, and such Plan is applicable to the property through which the right of way passes;and WHEREAS,the property through which the proposed right of way passes lies within the corporate limits of the City of Dublin;and WHEREAS,the property through which the proposed right of way passes is located within an area encompassed by the lands designated in the General Plan as Retail/Office and Public/Semi Public Facility,and developed for circulation purposes in a manner consistent with that designation;and WHEREAS,the property through which the proposed right of way passes is to be developed for circulation purposes in accordance with the requirements and purposes of the Retail/Office and Public/Semi Public Facility designations of the Dublin General Plan;and WHEREAS,the property through which the proposed right of way passes is within the physical scope of the Dublin General Plan and the Downtown Specific Plan and therefore its extent will be encompassed by,and consistent with,the Dublin General Plan and the Downtown Specific Plan. NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that no new environmental impacts could occur as a result of the realignment and no new mitigation measures would be required. The Planning Commission has reviewed and considered the Addendum dated August 30, 1996,together with the Mitigated Negative Declaration(both available and on file in the Planning Department)and finds that these documents reflect the independent judgment of the Planning Commission and the City as lead agency. NOW,THEREFORE,BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The proposed area where the right of way is proposed is within the City of Dublin and is subject to the General Plan of the City of Dublin and Downtown Specific Plan. B. The property through which the proposed right of way passes is located within an area designated Retail/Office and Public/Semi Public Facility in the Dublin General Plan and Development Zones 2 and 3 of the Downtown Specific Plan,and is proposed to be developed for circulation purposes in a manner consistent with those designations,and therefore the establishment of a right of way across that land is consistent with regard to location and purpose with the Dublin General Plan and Downtown Specific Plan. C. The property through which the right of way passes and will be developed for circulation purposes is within the physical scope of the Dublin General Plan and the Eastern Dublin Specific Plan,and the extent of the proposed realignment is consistent with the approved right of way because it merely adjusts the location and does not change the size or capacity of the roadway. PASSED,APPROVED AND ADOPTED this 24th day of September, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director PA94-016\peresl PACE OF RESOLUTION NO.96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL ADOPT A RESOLUTION OF INTENTION FOR THE PROPOSED REALIGNMENT OF THE RIGHT-OF-WAY FOR A ROAD SOUTH OF AND PARALLEL TO DUBLIN BOULEVARD BETWEEN GOLDEN GATE DRIVE AND REGIONAL STREET WHEREAS, the City of Dublin established a right of way line for a road south of and parallel to Dublin Boulevard between Regional Street and Amador Plaza Road(Parallel Road) on October 10,1988,Ordinance No.19-88;and WHEREAS,on February 28,1994,the City Council,at the request of adjacent owners, authorized a Study to realign the Parallel Road between Golden Gate Drive and Regional Street(the Study);and WHEREAS,the Study has been completed;and WHEREAS,the proposed realignment is a minor change from the original alignment because it is in the same general location and does not increase or decrease capacity of the approved roadway;and WHEREAS, the Staff Report was submitted by City Planning and Engineering Staff as required by Chapter 7.68 of the Dublin Municipal Code,recommending that the Planning Commission recommend that the City Council adopt a Resolution of Intention to establish a right-of-way line;and WHEREAS,the Planning Commission did review and use their independent judgment to consider the realignment of the parallel road,associated staff report and public testimony at a properly noticed public hearing on September 24,1996;and WHEREAS, the realignment of the Parallel Road is appropriate for the subject property in terms of being compatible with existing land uses and conforming to the underlying land use designations and because it will not overburden public services;and WHEREAS, the realignment will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvements. WHEREAS, this project has been reviewed in accordance with the provisions of the California Environmental Quality Act and an Addendum to the Mitigated Negative Declaration of Environmental Impact has been recommended for adoption,as it will have no significant effect on the environment;andEXHORT NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council adopt a Resolution of Intention to realign the Parallel Road between Golden Gate Drive and Regional Street as depicted on Exhibit A to this Resolution. PASSED,APPROVED AND ADOPTED this 24th day of September, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director G\PA94016\PCres2 PAGE I OF1 Nip 2.4 t..: • 4_ P" J 4'•ot C �r 1 .. ._�,. /-, ..1E.4�i _,i..4,. wl.w� ! .w. �e •'R.w Al*. 4 .A,.09 e •�_ ... a fir' " ` "��•� - UBt1 • t 6149 Nw" as .;.- ' r r D ti tv . :.it y„�.yi M ,� ..� :I `. - •r :rr°, \ ate!. ....vy �E.,. R liJ Y. • • ✓ . 1 1, '"ifill' 6 LII `^ .; Y$R•* 6 sue ;, y � — �x .Ny 9. T!`. . - • a 1 - 1E1 ♦i. tai»s: , ..., _ •. +� w' woOLVERTON j ♦ .: • M 45. 1 a �41 600 15. 9.1-1s0as2sPPM ,oa l: -oil a w1- • i APIA oaf R. "$ �{4 .1 i3 ` Zs _ d. r , �i r 4{ I I LIBERTY HOl1SE PROPERTIES I;) 1 , r F -_ APN 941 1500.044- �- ' t 1 t •� i . 7 t�t 3 Jy�, . �,.I I,..-IN)CI( .._- , .{,i,- 1 a' .,1I0RTIPS ^i i i S ♦4riiii PROPOSED LOADING DOCKS a. • N e _ • _ _ r ., f.• SV. • AA ? :1#' i CL• _ i r Y' f i v EXISTWG ALIGNMENT ',:,, ' Via i ft 1 `) 4 r _ awl ast_faooma It?' DUBLIN PROPERTIES.INC. 1 w�1 el& 5 E. i ..it_ i )11 F. • a 9 '�F ,yl, •; ! APN 941-1500-04T-2 F' "-'• "'^""'` ^.I *�'y4 + `''" Y '�; 'll CENTURY PROPERTIES FUND XIV - ' 9 •' -w ��.4 5/• YP 1fk Y ii APN 941.1500-034 N. MO 0 I -- _ , ,; ,`, SAW •ANCgCO +R ! r . 9 t ^ .. i+v.,valw a-- 1 ""4.yh L±"'^III✓7,:m.,,' 7R i _ INTERSTATE..E + 3= -r. 9 ,;*s1. -- " co • 5 ,.r — A ,„ T ,a,iti n� . ... REVISED nALIGNMENT PARALLEL Ro p EN r Vitt ry� I , PHOTO DATE 5f„EN,ER 24,A$$E$$ORSM�NOT DUBLIN, CALIFORNIA 2 PROPERTY LINES ARE BASED ON -�. 9,6EO oN,nano s I I c0 180 240 Carlson,BarbbeeesIEEr NO.m IalalUIIIIIIIIIlullOunlnl •B &Gibson.Inc. TYPICAL STREET SECTION Inonn unnl Ilnnunlnllnn _ .,. �1 gCALE: 1�=60's '.'... :..__r. Or 1 SHEET ' .ONmO,cE A.T. \0\EMBER 6, 1995 w9nN,E.,4 OENren. • SEPTEMBER 12, 1996 JOB NO.: 91277-05 LEGAL DESCRIPTION PROPOSED PARALLEL ROAD DUBLIN, CALIFORNIA REAL PROPERTY, SITUATE IN THE INCORPORATED TERRITORY OF THE CITY OF DUBLIN, COUNTY OF ALAMEDA, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: BEING A PORTION OF LOT B, LOT C AND LOT E, AS SAID LOT B, LOT C AND LOT E ARE SHOWN AND SO DESIGNATED ON THAT CERTAIN PARCEL MAP NO. 4224 RECORDED FEBRUARY 6, 1984 IN BOOK 143 OF MAPS AT PAGE 6 IN THE OFFICE OF THE COUNTY RECORDER OF ALAMEDA COUNTY, ALSO BEING A PORTION OF PARCEL C, AS SAID PARCEL C IS SHOWN AND SO DESIGNATED ON THAT CERTAIN PARCEL MAP NO. 1307, RECORDED JANUARY 29, 1976 IN BOOK 89 OF MAPS AT PAGE 8 IN SAID OFFICE OF THE COUNTY RECORDER OF ALAMEDA COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERN CORNER OF SAID PARCEL C (89 M 8); THENCE, FROM SAID POINT OF BEGINNING, ALONG THE SOUTHWESTERN LINE OF SAID PARCEL E AND PARCEL B (143 M 6), NORTH 20°51'45" WEST 108.00 FEET; THENCE LEAVING SAID SOUTHWESTERN LINE, ALONG THE ARC OF A NON- TANGENT 40.00 FOOT RADIUS CURVE TO THE LEFT, FROM WHICH THE CENTER OF SAID CURVE BEARS NORTH 69°08'15" FART, THROUGH A CENTRAL ANGLE OF 90°00'00", AN ARC DISTANCE OF 62.83 FEET; THENCE, NORTH 69°08'15" EAST 234.60 FEET; THENCE, ALONG THE ARC OF A TANGENT 416.00 FOOT RADIUS CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 14°02'10", AN ARC DISTANCE OF 101.91 FEET; THENCE, NORTH 55°06'05" EAST 91.76 FEET; THENCE, ALONG THE ARC OF A TANGENT 1034.00 FOOT RADIUS CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF 15°00'48", AN ARC DISTANCE OF 270.94 FEET; THENCE, NORTH 74°56'57" EAST 57.11 FEET; • LEGAL DESCRIPTION SEPTEMBER 12, 1996 PAGE TWO - JOB NO. : 91277-05 THENCE, ALONG THE ARC OF A TANGENT 400.00 FOOT RADIUS CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 11°08'14", AN ARC DISTANCE OF 77.75 FEET; THENCE, NORTH 63°48'43" EAST 332.05 FEET; THENCE, ALONG THE ARC OF A TANGENT 40.00 FOOT RADIUS CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 84°40'28", AN ARC DISTANCE OF 59.11 FEET TO A POINT ON THE SOUTHEASTERN LINE OF SAID LOT C (143 M 6) ; THENCE, ALONG SAID SOUTHEASTERN LINE AND THE SOUTHEASTERN AND SOUTHERN LINE OF SAID LOT E, THE FOLLOWING FIVE (5) COURSES: 1) SOUTH 20°51'45 EAST 33.42 FEET, 2) ALONG THE ARC OF A TANGENT 34.00 FOOT RADIUS CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF 35°57'02", AN ARC DISTANCE OF 21.33 FEET, 3) ALONG THE ARC OF A REVERSE 50.00 FOOT RADIUS CURVE TO THE LEFT, FROM WHICH THE CENTER OF SAID CURVE BEARS SOUTH 74°54'43" EAST, THROUGH A CENTRAL ANGLE OF 83°06'19", AN ARC DISTANCE OF 72.52 FEET, 4) SOUTH 20°51'45" EAST 20.37 FEET, AND 5) SOUTH 69°08'15 WEST 1.00 FEET; THENCE, LEAVING SAID SOUTHERN LINE, ALONG THE ARC OF A NON- TANGENT 40.00 FOOT RADIUS CURVE TO THE LEFT, FROM WHICH THE CENTER OF SAID CURVE BEARS SOUTH 69°08'15" WEST, THROUGH A CENTRAL ANGLE OF 82°30'20", AN ARC DISTANCE OF 57.60 FEET; THENCE, SOUTH 63°48'43" WEST 296.17 FEET; THENCE, ALONG THE ARC OF A TANGENT 484.00 FOOT RADIUS CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF 09°27'40", AN ARC DISTANCE OF 79.92 FEET; THENCE, SOUTH 73°16'23" WEST 30.97 FEET; PACEL G.� LEGAL DESCRIPTION SEPTEMBER 12, 1996 PAGE THREE JOB NO.: 91277-05 THENCE, ALONG THE ARC OF A TANGENT 966.00 FOOT RADIUS CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 18°10'19", AN ARC DISTANCE OF 306.38 FEET; THENCE, SOUTH 55°06'05" WEST 91.76 FEET; THENCE, ALONG THE ARC OF A TANGENT 484.00 FOOT RADIUS CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF 14°02'10", AN ARC DISTANCE OF 118.57 FEET TO A POINT ON THE NORTHERN BOUNDARY LINE OF SAID PARCEL C (89 M 8); THENCE, ALONG SAID NORTHWESTERN LINE, SOUTH 69°08'15" WEST 234.60 FEET; THENCE, LEAVING SAID NORTHWESTERN, ALONG THE ARC OF A TANGENT 40.00 FOOT RADIUS CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 90°00'00", AN ARC DISTANCE OF 62.83 TO A POINT ON THE SOUTHWESTERN LINE OF SAID PARCEL C; THENCE, ALONG SAID SOUTHWESTERN LINE, NORTH 20°51'45" WEST 40.00 TO SAID POINT OF BEGINNING AND CONTAINING 1.9453 ACRES OF LAND, MORE OR LESS. END OF DESCRIPTION eDLANIET- NN .aNER S.yFIP V CHRISTOPHER S. HARMISON tp N07176 �Q' L.S. 7176 �Tf OF CAL`FO`�� EXPIRES DECEMBER 31, 1999 PAGE 11 471 LOT B SCALE: 1•=200' PM 4224 143M6 a LOT C PM 4224 ,„I< Rl ]43M6 N 9 l3 C3 L{ C4 , L5 C6 U J C L2 , C2 i C10 _1 C9 L8 r �{ L11 _.. C12 L12 C11 DINT OF BEGINNING LOT E PCL C PM 4224 PM 1307 143 M 6 89 M 8 TANGENT TABLE CURVE TABLE LINE BEARING DISTANCE CURVE RADIUS LENGTH DELTA L1 N 2051'45"W 108.00' C1 40.00' 62.83' 90'00'00' L2 N 69'08'15"E 234.60' C2 416.00' 101.91' 14'02'10" L3 N 55106'05"E 91.76' C3 1034.00' 270.94' 15'00'48' L4 N 7456'57"E 57.11' C4 400.00' 77.75' 11'08'14" L5 N 63'48'43"E 332.05' C5 40.00' 59.11' 84'40'28" L6 S 2051'45"E 33.42' C6 34.00' 21.33' 3557'02" L7 S 20'51'45"E --20.37' C7 50.00' 72.52' 83'06'19" L8 S 690815"W 1.00' C8 40.00' 57.60' 8730'20" L9 S 63'48'43"W 296.17' C9 484.00' 79.92' 0927'40' _ L10 S 7316'23"W 30.97' C10 966.00' 306.38' 1810'19" L11 S 55'06'05"W 91.76' C11 484.00' 118.57' 14'02'10' L12 S 69'08'15"W 234.60' C12 40.00' 62.83' 90'00'00" L13 N 2051'45'W 40.00' PLAT TO ACCOMPANY LEGAL DESCRIPTION PROPOSED PARALLEi ROAD DUBLN RETAL C94TB JI3OL CE 6ULDP G DUaLPt,CCLFCRIA 1 ! Carlson, Barbee ••. ••- •• �rrl - & Gibson, Inc. - . u u CIVIL ENGINEERS • SURVEYORS•PLANNERS 2000 CROW CANYON PLACE, SUITE 250 SAN RAMON, CAUFORNIA 94583 TEL (510) 866-0322 FAX (510) 866-8575 ram, 22 r' PAGE I'J OF",07.2,1 NOVEMBER 1995 91277-05 u/`S AUGUST 30,1996 ADDENDUM TO THE PARALLEL ROAD ALIGNMENT MITIGATED NEGATIVE DECLARATION INTRODUCTION: On September 26, 1988,the City Council for the City of Dublin adopted Resolution No. 132-88,approving a Mitigated Negative Declaration for the alignment of a parallel road south of Dublin Boulevard between Amador Plaza Road and Regional Street(Parallel Road). The Mitigated Negative Declaration assessed the potential environmental effects of the construction and use of the Parallel Road. This Addendum serves as an update to the plans of the City in relation to the alignment of the Parallel Road. The alignment of the road would continue to follow Alternative A as identified in the Mitigated Negative Declaration,with slight modifications as shown on Figure 1. REVISED ALIGNMENT: The revised alignment,as shown in Figure 1,does not modify any of the findings or impacts as noted in the Mitigated Negative Declaration dated September 26, 1988. However, Section 6.5, should be replaced with the following: "6.5 Parking The project involves the potential for acquisition of property currently used for parking and driveways. In one case(APN 941-1500- 47-2 Lincoln Properties),parking will be reduced below the amount that is required per the Variance and Conditional Use Permit for Unisource(PA 85-024)and zoning requirements for a warehouse. Zoning normally would require 300 spaces;however,the Variance/Conditional Use Permit specified 187 spaces,with annual review to determine if additional spaces should be provided up to 236 spaces. If a new use comes into the building, it is reviewed to ensure there will be sufficient parking spaces. The parallel road project would remove approximately 132 existing spaces. However,the parking study done as part of the Mitigation Measures indicates that the 132 spaces can be replaced with 108 new spaces,for a net of 163 spaces(187original spaces-132 spaces for parallel road+108 improved and new spaces)(this does not include a possible land exchange with BART to provide additional parking).(See Figure 2 of Initial Study and Attachment to Mitigation Measures). The project will also result in reduced back up space for the truck loading and parking area for the same parcel. Currently, 121 feet is available. After the road is completed a maximum of 110 feet will be available. Along the western end of the building,the road comes through ATTACHMENT'. 39 the parcel in a diagonal to end up at the east end of the loading area with 110 feet clear. The resulting 110 feet is the minimum back-up required for 55 foot tractor-trailers. The largest trucks to currently use the loading areas are 53 feet long. These 53 foot trucks are generally loaded at the eastern end of the truck loading area because of the easier access to the alleyway. The western area of the building does not have any truck loading." With these minor technical amendments and clarifications,the Mitigated Negative Declaration will continue to adequately address environmental impacts of the Parallel Road. G:\PA95-043\Addendum PAGE 11 c „aL1— CITY OF DUBLIN Deyelopmen:Services PlanningZoning 829-4916 P.O. Box 2340 Budding ehSafety 829-0822 Dublin,CA 94568 Engineering/Public Works 829-4927 • NEGATIVE DECLARATION FOR: Adoption of right-of-way line for PARALLEL ROAD SOUTH OF DUBLIN BOULEVARD (Regional Street to Amador Plaza Road) (Pursuant to Public Resources Code Section 21000, et seq. and 14 California Administrative Code Section 15071) • • LOCATION OF PROJECT: New road located approximately midway between Dublin Boulevard and I-580 between Regional Street and Amador Plaza Road (See attached map for location of project) PROJECT PROPONENT: City of Dublin ' • DESCRIPTION OF PROJECT: Adoption of a plan line (right-of-way line) for a road parallel to and southerly of Dublin Boulevard (between Regional Street and Amador Plaza Road) in the area designated in the Environmental Assessment as Alternative 1) FINDINGS: The project will not have a significant effect on the environment. 1 INITIAL STUDY: The initial study ("Environtental Assessment") is attached hereto and incorporated herein by reference (as are all documents referenced in same initial • study) as Exhibit A. MITIGATION MEASURES: See attached "Mitigation Measures," attached hereto and incorporated herein as Exhibit B, which are included in the project. PREPARATION: This Negative Declaration was prepared by the City of Dublin Planning Staff, (415) 829-4916, pursuant to Title 14, Division 6, of the California Administrative Code and Public Resources Code, Section 21000, et. seq. SIGNATURE: <�, �114—{ J--1-6 DATE: �. Z 1186 Laurence L. Tong, Plannir. ?irector ATTACHMENT Z. �� r, (- ' i • _XHIBIT i'A" of Mitigated Negative Declaration CITY OF PL6LI1N . FA No... Pitt • ENVIT-1C3 dV N TAL ASrSESSME 1 FFORM, 11\ wRtM (Pursuant to Public Resources Code Section 21000 et sec.) Eased on the project information submitted in Section 1 General Dctc, the Planning Staff i will use Section 3, Initial Study, to determine whether a Negative Declaration or cn Environmental Impact Report is required. l SECTION 3. INITIAL STUDY - - - to be completed by the PL?, 'MItG STAFF' • Name of Project or Applicant: DUBLIN BOLTLEVARD PARALLEL ROAD Adoption of Plan Line (Right. of-way Line) - � A. ENVIRONMENTAL SETTING - Description of project site before the project, including information on: topography; soil stability; plants and animals; historical, cultural, and scenic aspects; existing structures; and use of structures. Proiect site is located in a relatively flat industrial/commercial area. Soils in this area'are-stable. No known historic or cultural resources exist in the Proiect area. Site provides no scenic resources. No structures are located on the mroiect site. Western 1/2 of vroiect site is developed as parking and driveways, and supports no plants or animals beyond a narrow landscaping strip adiacent to Parking. structures to the north have retail stores, to the south are a bank and a warehouse. Eastern 1/2 is unimproved land supporting weeds and grasses and minimal wildlife (e.g.. around scuirrels and some birds may forage there), structures to the north have car dealership and retail.to the south are office buildings. Description of surrounding properties, including information on: plants and animals; historical, cultural, and scenic aspects; type and intensity of land use; and scale or development. Developed areas with commercial retail and office as well as warehouse. No significant natural features such as Plants, animals. topography, etc.. exist- in surrounding area. B. ENVIRONMENTAL IMPACTS - Factural explanations of all answers except "no" are required on attached sheets. ��=r Via=.= OF Z'*' Cl SOURCE _ NO C,..E,=-,ED I EES I UNF:Na.N 1[o. I . Io • IE• 1 l I . 0110121 • ` t_1_1> I I 11. I I J c\.arss 1 I I 1.1 11 Ioc;e aolonr, ' Win eon,:raet or the rraiecr alter the hod,o- l I I 1) rdro logic balance, o Will the projectareas Cooly' of I i i I (1) 1 Goond Water ground'eater - + r roan:;w e'withd•euoi change tie depth X I 1 1 I (1) 1.3 Depth to'.':crar Table Willthe tare oi*ewer•er 1 I ene of inn•-n r tab;el 1.4 Dror end elonnel Form Wil/or c•n.trvetion impede the net rol d page paeans 1 i i 1) "ale aiteroi;on of. channel form? 1.3 Sed➢tnenm:ton Will crn+iraetien in on rcy�,olt in major sediment Y I i I I I j (1) influxthese , ae 64: ti doe I I J I I Ill ..1 \\:n th.a;. i.l ai Ia.�ar I;e or pre X 1 i 1 I_.k, d) 1.5 Flooding _ „ - • C,ii�T,_ T LT33= I14—PFrT • SOURCE NO QUILL:i-•) YES LTuu;GtiN 1:0 I * . . Ipl Io 1E1 1'-' . • 0I1, IOI • . ��� ir • -2 water a,oi:ty Does drinking wore,supply fail to moor,tore end X I ' I i I • federal standards? (7) W;II se-age be;noderetaly accocsme'.cred and I I I I • I (7) treated? will se«;v;ng wtns foil to teem lacer,st..•c end t ' federal standards? _ I I I _ (7) • Will ground water suffer comm.:notion by vefu_e 1 I • seep-.o,intrusion of Volt or polluted inset from I I odiocenr.ester bodies or L rn from on, ar ee„ -tnhosted I I I • ae..aer? • __ 1 (7) 2-0 Ala ' 2.1 Air Pollution, W:11 there be generation and d'npera;er el pel La>nn , by project related activities or in e.t: project which oval a-coed tv:e r_�r.i=-n e� (2) (D) q nliy sro derds? . 2-2 Y:ird Alteration Will struerure and terroireimpede ptesv-ilir_.wins I + flown musing enameling eking certain-,srr_,•,F I I abstraction of ;nd movements? er 1 1 (1) • 3.1 Siege Stability Are Ihne potential dangers related m ae re;i-xes> ` I ! • (1) (3) 3.2 Foundation Support Will titre be risk to life or p-opery 5...._of X I• •1 I t • will the a be risk1to bin prone?'some, y - JII (2) • 3.3 • Gns>��cor�on - excessive damn of founds.,r cart a e? 0. I i i (1) (.,) 3.4 Subsidence Is titre rie's oFinajor ground subvee.nen es-me 1 I I I - ith he je`et? I (1)(2)(4) 2.5 Seismic Activity Is there,i of decreer or loss revolting hem.cth- 1 I .I , 3.6 L°euelection Will the prnjcci mes-_of be exposed to.lisp -c-.en y 1, • of soils in OCT..el under foundetiene? /� f I (j) 7J Eroeu;lity " Will there be s•.. stentiel loss of toil den:o c, I -I krucrion ptte es? (2) . 3.5 7er_.sobiliy Will the p m bil;ty of soils esson'or sr:..i:h the project present esiverse condition.eior:.e ee de- y 3.9 Ib ique Finannes Will any stoic:.,geatogicel features be dorm:ed or destroyed by project nu;vities? I I I (I) 3.10 Pn:nro;Resources Are wlaehere geologic etm�to:� projsits ect?of pereadnl ripe.clot X • I I t I G .o PLANTS AND ANIMALS : - I I I 1 I 1 :.I ?lent end Animal Spec:es Are there rare or endangered species cement? X 1 1 1 I (3) (4) - Are there species ar=ot.Sion ore p>p: - ialcto;m;ec!tramhums - . 1 X I I I (3) (4) Is t6cr ceteKm present;the loss of en..will deny f_`->e or hebite to impor e:? X I I I I (3) ( ) Are there nuisance species of pion:or n,..r_.s fn. which carwos.r ,.•:a`l-;mp,a.red by pep x • •l •i • (3) (4) .2 V,Ser,ri..CV ,,I..,V.p,, Are these any unusual populotione of pionts that may I I I I i be et sekntilic;n+ernrr? f` I I (3) ('i) • Are;bete eer-eon ale to imps ins _,owe I I i i (3) (4) ereh-erlFojer<«sormajor.emit ,....switNao s.y?`� I i I I (3) ) he a -->ely nffes.tri by the noj-c (> Arc em •. • or.,hies..-rill deny reed or Mbite.to"r- _...Mr Ins, �t 1 nit to a:utr.:Niels :e• e:e peel:: I I _ (3) (4) •.3 Diversity Is there sub.tente.l diversity in II,n-tern:-mpint:f a reflected in then and typo ,m,_r nnrr-I s Se.es pre, or the three-d o.imen.tnnel .r. -n. (3) (_) of plant species prcron. • 1 •• COY2CJ-.71-2 T IMPACTS SCALL. OF I^'=P.CS SOURCE NO Cam = "T.S LIiart . NO I f I . • ir:� I 10 1 1 1F • olwloiS • • 181210 '° t"-t-- • 5.0 FACILITIES AMC)SERVICES . t 5.1 Educotiunol Foo,+r+es • Will projected enrollments odver ely e t the ex- . proposed ist ins or focilities n terms of odaeing for • t oila s .wit+es including classrooms, creational - endstnffingn_needs? 1 (7) - Will the project impact the poi:/:.ocher ratio so I I I I ' ' (�j asto impede the learning process? Y. i / to lb.,donol locdmd sae+that it presents a bardchip ! ! )for o portion of the enrollment in terms of:rowel time, I I I 17 distances or softy hacordsl . 1 t 5.2 Commercial fnnllttie, Wm there be on inddegwte supply of and access to ../ I ( I 1 commercial facilities for the project? h (1) (6) 5.3 Liquid Waste Diyosal Are provisions for s.•wge cepaeiy inedcesate In. I ! I I ( ) the needs of the project without exceeding gwliy . standards' / • Will the project be exposed to nuisances end don y I I i • • I I (/) osacioted with wastewatertreatment plants' /� 5.1 Solid Waste Digeal Is there inade,wte provision for dh.n.,l of solid ' I I I I I I r voster generated by doe project' `). f I (7) 5.5 Water Supply is there ioodegwre quantity ea'S+oliy of water i +• >?ply to meet the needs of the pro I jee? .4 I I I i I I (%1 5.6 Storm Water Dreiraye Will storm wooer droinege be iredr uare to prevent X I t I downstreom flooding and to meet Federal Soot.and I local stendards? (1) • 5.7 Police Will the project's additional a e. ,fccilities, I _ or ethe r foa wo cenmote en increase in police service. (� or create o pot -aid? 1 5.9 Fir. Will Oh.proje es generate al on mornoi A.fe i..rr.cn J or o,or eaete o fire hecerd? m Fir. /I` I (2) 5.9 Recreation Will the project hone inodegume fay Pali.to meet NI A I I I I I I • the recreational needs of the res:dc ts7 1 I (/) 5-10 Culrurol facilities Will il 1 cult?al facilities be nnewi!able to the project .In I i I I I I I (7 6.0 T.L:NS?CETAT^N , - r 6.1 Transportation Feciii:ics are the traffic demands on adjacent reeds cierently • no or oboe.caaocity7 If not,will the of gun- ero:ed by the p%d. else the e_.-en roads to ' reach exceed epociy? a. r .... .� 116)(2)TJA . Are the other tren0rtodon focnities which sere the ( i I I I i project;node-ovate to accommodate the prole.t't • trowel demands? (2) 6.2 C euioAnn Conflicts Will design of the project or conditions in the axronnd- I I I Iy ing ere°increase accidents due so ebr_ie8en cenclicts? 14 I I I ! I I A m 2) TJ L. 6.3 rood Safer and Ccsicn Will project residents end users be nxcased to increased I. I 0.4 — 6.9 (attachecb ioin.,,.esaw't o roadway nod street e Of lockI X I I I I 1 I (21 7.0 HEALTH I 1 I 7.1 Cdon Will the project be exposed to r generate cnw intense . I I I I (2) 7.2 w Creing end Dun Will , thc esi_ is and users be.r+e_ crowding o. I I I II I ) high density in their phys n l living.vlr X I I (_ 7.2 Nuisances Will the project be exposed to r.else:e c.en tlor I I I I I I (2) (J) may be considered as I I 7.1 Structural Solon Will design and proposed consrr+,•ctfen:nohnlque+foil I t to me.r state and local building codes, `� I 1 1 I I I (^) S.0 NOISE 1 1 I S.1 Noise Levels Will the project be exposed m er genrese adv.., X I I I I (2) 'se levels? Vubret ions Will the project bo exposed to vibrariras nnnaying to I I 1 humans? • I I I 1 1 I 1 1 I I i ! - rill[ '� Qr✓l _ II A C INO > I YES z 0 (Initial Study/Part 2) i o fir+ I a IV'a In g ; m r• ' r rit'L. Y-o z n G7 O I O 'O r 6.0 TRANSPORTATION/CIRCULATION. ! i I I i I 6.4 Will the proposal result in generation of I (6) substantial additional vehicular movement? I X I I (2; J ` 6.5 Will the proposal result in effects on existing I I j (l) parking facilities, or demand for new parking? (2) XI . , c3) 6.6 Will the proposal result in substantial impact ij j upon existing transportation and traffic i j systems? I X I j (2) 6.7 Will the proposal result in alterations to ( j i I(o) present patterns of circulation or movement of 1 I (2) people and/or goods? I X(beneficial) b'.JK2 i 6.8 Will the proposal result in alterations to waterborne, rail or air traffic? j X j i i • 6.9 Will the proposal result in increase in traffic 1 i (2: hazards to motor vehicles, bicyclists or I ' x i • ; (6: pedestrians? , j I I 1 • PAGE•)4-0-.. • • e ,. cc �]T n PLTS .Sr .E OF IIn'4CT • • NO QL7.1,L-'IM l'S Ur G.'?1 NO 1 • • • • 1 p I i6 . • �IeIr„IF 01Uloi,` •• - lo12i° • c l..c. L.ei I' 7.0 COMMuNlrf CY/.:.:CEF, I . I 9.1 Community Crgenixotion will the project disrupt on existing set of • 1 1 2 organizations or groups.:thin the eonwounity? • I 9.2 Homogeneity and Dbcniy Will the project ehongo the choose ter of the community in tones of distributionor eencennar;on • (i of income,erhnk,housing,or o;c group? 9.3 Community Stability end Will the project be erposed to or genrrore on - I I I - 1(1) (3. ., Physieol Ccoditions area of poor ocbiliy oml phf,:cal conditions? 10.0 VISUAL coast I I 10.1 Views - W:IF,esidnnb of the surrounding am he od.mely• I 1 1 I ':{ • affected by view:of or from the projrcr? I (3) Will the project residents be ed+ertoy effected by I I I I (3) views of or Inns,fro the swra>o iio;nroo7" 10.2 S,ode.:, Will the project be exposed to or generate excessive • I I, 1 I I. in 1(1) (3 cdo.n? Y I , t r . I 11.0 HISTCRIC AND CL_TV:L.4i - dESOt..CSS • - - 11.1 Historic cod C.Itvci Will Iho project involve the destruction or alter- • I - - at:on of o historic resource? '3) (4 Resources Will rho project result in i,o.a + ._historic k I I I �3) (4 resource• m in surround:no c�we ? Will• te project:nrre'_uce phydalM ool,encr.lo I pit I • r.e:m.:phedc elemenn rFn:art nor hr c.ero_.e ..:rh I I t I - (3)(4 . ohis: sa- or i5senia;? K , 11.2 A olroeo!o;kd Sites Will the poojec involve the _ucticn or ol:orm,on I I i f 1 I I (3)(4 and Sn.ctu es • of on orohaea o,kal resource? Will the project rota!+in•i»lotion of on arches log:cal I J I 1 1 II I (��(�+ cep Will the;mice:io:re•i•rce physical,visual,audible I I- 1 • or atmospheric elements rho:ore nor in cioroc!er with I . on arewee_gcolre+onoroor msort _ , r• (2) . ! I 1 I 12.0 ENERGY I i 1 I 1 1 12.1 En omens Aro chore potential problems_:th the sysply of _ J - I i I (� _. energy tegoired for the erojeer? - /\ . Will the eery requirement:r od the cop.eity v I I i 1 (/ ' • of the service utility co r.on h Will rhoe be o net incree.in aster for the ,/ I I I I ��) . projectcam; ra rc_ the no prc-�cl:: a:: h 12.2 Coarervorion Meosvres Deer the project plane ;a is toinclude I I . 10h!e envy eo._netten n x I.. d 1 (2) Ia-a I r , 13.0 L:ND::S; •- 13.1 Site lfo o:cr 1Do condition,of the sit..; i. development, I (4) surrounding ore.crew:parry e__rews site X (1)(3 o' f the project or rho su • ro oou col",• ' I. 1 I I 13.2 Fhy cal Threat.. V.of in,ece' end physical than.,,+r. _ ,e residents 1 I 1 my X I 1 andI(2)(3 13.3 Sunitery landrill Will users?project h. •...--1: n .t r0._ r,n 1 1 , r,r_. __ W+•t aitory les Trill? X I I 1 I , i (7) wys Will r3.r p.ajev o ether nu:sonar,.Foor on e.: M. throughI 1 1 I u.t erat`r I 1 1 111::ng;d:edging,tiro::. cul.r3'ng,.n:e d: • charges,lost et oml gwlty or ether land use y I 1 1 1(2) lvrc.r.cc? X. I • 1 • ,.GSM--C'1=1T "1°F-CT3 SC' - OF IMPACT SOURCE • • NO Ct17PLiz YES LNr tzr 1 NO r , , Ip I l 1a'1 it:,. . OI slofa . IQl2ls i 1 t 1 13.5 `dill the:project affect the -• j use of property which would $I 1. (4) (6) • - result in inpacts.to the I ; ; . General Plan or Zonin3 I 1 • Ordiaanca? 13.6 - Will the project affect ex- - Y t () • fisting facilities in a manner I 1 - which would result in impacts j I i to the use of the.property? 1 I 1 • • I ath..En.o x .i i ml C.aencnls I I i - 1 1 1 I I 1 I 1. • • I 1 . I I l i i i . I • - C. MANDATORY FINDINGS OF SIGNIF ICANC = '"'t NO NO •YES Ll ti,NCI.7 i (1) Does the project hove the potential to decrode the . quality of the environment, substcnticlly reduce • _ the hcbitot of a fish cr wildlife species, couse a,, fish cr wildlife population to drop below self- sustoiriinc levels, threaten to eliminate a plant • • or animal community, reduce the number or-restrict f • the rcnce of a rare or endangered plcnt or animal . or eliminate important examples of the major periods .i,or California history or prehistory? (21 • (2) Does the project hove the potential to achieve short- term, to the disodvantace of lent-term, environmental cools? . • i (-') (3) Does the project hove impacts which are individually •limited but cumulateively considerable? (A project • may impact on two or more separate resources where the impact on each resource is relatively small, but X where the effect o`the total of those impacts on the 1` environment is significant.) (2) (4) Does the project.hove environmental effects which I xwill cause substantial adverse effects on human beings, either directly or indirectly? (2 9 • • • . • • D. MITIGATION MEASURES-Discussion of the ways to mitiga•e the significant effects identified, if any: Provide additional on-site parking, compensate property owners for separation of property, as necessary atrarhPd Wsrio�rod Negative Declaration). • E. DETERMINATION- On the basis of this initial evaluation: • • EXI The City of Dublih finds that there will not be cry significant effect. The par- • ticuler characteristics of this project and the mitigation measures incorporated into the design of the project provide the 'actual basis far the finding. A NEGATIVE - DECLARATION IS REQUIRED. • O The City of 17f2Iin finds-that the proposed project MAY have c significant effect . - on the environment. AN ENVIRONMENTAL IMPACT REPORT IS REQUIRED** • - Signature and dote: I lig/5E5 • Name and title: • Lvaurence L. Tong. P1ap • • • • SOURCE NOTES: . • (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 Dublin General Plan Background Studies and EIR. (5) Determination based on the Dublin Zoning Ordinance. (6) Determination based on Downtown Specific Plan Background Studies and Neg Dec. (7) Not applicable - (8) Other (state data) TJKM (City of Dublin Downtown improvement Plan Summary of .• traffic and parking constraints, February 25, 1986) • • • • • "NOT`_: Where a project is revised in response to an Initial Study so that palential odversa effects ere mitigated to a point where no sinnificnnt environmental effects would occur, a • s. revised Initial Study•.will be prepared and a Negative Declaration will be required ihs`ead of September 2, 1988- RIGHT-OF-WAY LINE FOR PARALLEL ROAD SOUTH OF DUBLIN BOULEVARD (REGIONAL STREET TO AMADOR PLAZA ROAD) INITIAL STUDY B. Environmental Impacts - Factual Explanations This project is to establish a right-of-way (plan line) for a road • parallel to and southerly of Dublin Boulevard between Regional Street and Amador Plaza Road. Three alternatives were examined for the project. Alternatives 1 and 3 • are assessed in detail in this initial study. Alternative 2 is discussed more generally (at the end of this document) due to the environmental constraints which would make the project undesirable. The attached exhibit (Figure 1) shows all three alternatives. Unless otherwise indicated, discussion of impacts refers to both Alternatives 1 and 3. This initial study (environmental assessment) has been prepared using several sources for information on potential impacts (See Page A-10). The Negative Declaration prepared for the Downtown Specific Plan is incorporated, by reference, into this initial study. 2.1 Air Pollution Temporary construction-related air quality impacts will occur by increasing dust, especially if existing paved areas need to be removed. Construction techniques should include watering exposed areas to reduce dust, especially during windy periods. • Project will improve traffic circulation in the vicinity which will result in fewer idling vehicles, having a positive benefit to local air quality. 5.2 Commercial Facilities Project will improve access to commercial properties. 6.1, 6.4, 6.6, 6.7 Transportation Facilities Traffic studies prepared by TJ}O (City Traffic Engineers) for the Downtown Specific Plan indicate that traffic demands on vicinity roads and intersections in the Downtown Area are projected to approach the design capacity by 1995 (with a BART parking facility and other build-out of the area). Pages 18 - 20 of the Downtown Specific Plan Negative Declaration (incorporated herein by reference) discuss transportation facilities, including improvements such as this new four lane street south of Dublin Boulevard (between Regional Street and Amador Plata Road) needed to allow the new development outlined in the Specific Plan while maintaining reasonable intersection levels of service. This Parallel Road project will help equalize some of the traffic at the Regional Street, Golden Gate Drive and Amador Plaza Road intersections with Dublin Boulevard (to peak hour levels of 1 PACE d OF 2. service D, E & D, 'respectively). Traffic studies prepared during the preparation of the Downtown Specific Plan examined different intensities of land use. The adopted land uses were selected as they permitted the highest intensity of development that could be accommodated without significant adverse impacts to the surrounding circulation system. This project, the "parallel road", was included to mitigate potential conjestion impacts at the Dublin Boulevard/Golden Gate Drive intersection that would result from the proposed intensity of land use for the area south of Dublin Boulevard between San Ramon Road and I-680. The parallel road will result in minor decreases in level of service, while maintaining acceptable levels, on two intersections (Regional Street and Amador Plaza Road) but will mitigate an unacceptable level to an acceptable level of service on one intersection (Golden Gate Drive). TJKM (City Traffic Engineers), studies indicate that the calculations of the intersection levels of service in the Downtown Traffic Study included the parallel road. Without the road, the peak hour levels of service would be closer to C, F, and C in 1995. This project will not substantially reduce overall traffic volumes on Dublin Boulevard but will relieve projected conjestion on the worse of the 3 intersections by equalizing traffic. A small amount of short distance traffic will use the new road rather than Dublin Boulevard. Project will have a beneficial impact of providing an alternate route between three long cul-de-sacs. This change in circulation is particularly beneficial in emergency situations. 6.5 Parking The project involves the potential for acquisition of property currently used for parking and driveways. In one case (APN 941-1500-47-2 Unisource), parking will be reduced below the amount that is required per the Variance and Conditional Use Permit for Unisource (PA 85-024) and zoning requirements for a warehouse. Zoning normally would require 300 spaces; however, the Variance/Conditional Use Permit specifies 187 spaces, with annual review to determine if additional spaces should be-provided up to 236 spaces. The project would remove 122 existing spaces, leaving 65 spaces. Areas allocated for the additional 49 future parking spaces are not affected by this project (see Figure 2). The project will also result in reduced back-up space for the truck loading and parking area for this same parcel. Currently, 121 feet is available. The resulting 110 feet is the minimum back-up required for 55- foot tractor-trailers. The largest trucks currently using the site do not exceed 55 feet in length. 7.1 Odors Temporary construction related odors may be associated with the project. Adjacent uses are commercial or industrial, which are not considered sensitive receptors for these odors. Impacts would be temporary and would not be considered adverse impacts. 2 PAr.i`b OF. 11.2 Archaeological Sites and Structures Much of the project site previously has been disturbed with no evidence of archaeological resources. Occasionally, resources are discovered in previously disturbed areas. Project will include condition that construction will be halted in the event that archaeological resources are discovered in order that a qualified archaeologist can examine the find. 13.5 and 13.6 Land Use The zoning and Site Development Review (YA 83-069) for APN 941- 1500-44 (Orchard Supply Hardware and others - see Figure 3) requires 619 spaces (which have been provided). This plan line would remove 69 spaces for this property. The Downtown Specific Plan indicates that traffic/parking area 5 (in which APN 941-1500-44 is located - see Figures 4 and 5) had a peak parking demand for 26% of the spaces provided. Even if all of the 242 parked cars identified in the survey for traffic/parking Area 5 were parked on the Orchard Supply, et. al., property, the peak demand for Orchard Supply, et. al., would have been for only about 40% of the parking spaces. The parking that will be removed is used primarily for employees. Upon construction of the road, they will be displaced to parking at the front of the building. Due to the low occupancy rate of parking spaces for Parking Area 5, the reduction of 69 available parking spaces is not considered significant. The new road will provide a landscaped walkway, thus meeting one of the goals of the Downtown Plan to provide more landscaped areas among paved surfaces. The project will also limit access to the rear of the building containing Ross, Krause's, Levitz, and others. Three doors on the east side of the rear of this building are for pedestrian use and were not designed as truck loading/unloading areas. The proposed roadway location would limit the use of the doors to pedestrian use only. Loading for the Ross and Krause's stores would have to be from the front of the building. With the project, the Levitz customer pick-up, with a roll-up door, can be used for pick-up and deliveries, although vehicles must park parallel to the building and cannot back up to the opening (only smaller trucks can currently back in to the 12+ foot high opening). The changes to access to the rear of the building are not considered significant adverse environmental impacts, and therefore no mitigation is required. Three alternative routes were considered primarily for the purpose of assessing alternative economic effects (see Figure 1). The environmental effects unique to each of the alternatives are discussed below: - 3 - �„�v,«1-!. Alternative 1 This alternative would result in the separation of two properties currently under one ownership (Woolvertons - see Figure 3). Crown Chevrolet on the northern parcel would not be able to expand their operation directly to the southern parcel if this project is approved. A resulting parcel of 1.4+ acres would be created. This size is sufficient to accommodate development of a commercial or office use, as designated in the Downtown Specific Plan. The separation of two lots under one ownership because of a public taking may be eligible for severance compensation. The property owner would have to demonstrate the loss in value of the property to receive such compensation. This potential loss of value does not constitute an environmental impact. This alternative would locate the parallel road along the southern property line of the parcel developed with Crown Chevrolet. There is an existing driveway near the proposed future intersection of Golden Gate Drive and the proposed parallel road (off of Golden Gate Drive - see Figure 6). This driveway would be located too close to the future intersection to be safe. Relocating the driveway northerly along Golden Gate Drive would improve safety for passenger vehicles but would be unusable by delivery trucks. A new (additional) driveway on the proposed parallel road would provide access for trucks. To maintain the security of the area near the new driveway a new gate would be needed. The net result of these modifications (relocating existing driveway, providing a new driveway and gate) would be the loss of one parking space along the western portion of the site and the loss of vehicle storage area (3 to 4 cars) along the southern boundary of the site. In addition, the parking area along the western edge would-not function as efficiently; any vehicles parked south of the new driveway would need to exit from the new driveway. The loss of parking and vehicle storage is not considered a significant impact. Alternative 3 This alternative would result in the splitting of one buildable area into two smaller pieces (Enea property, see Figure 3). The resulting pieces of 1.06+ and 1.29+ acres can develop with commercial and/or office uses; however, it is preferable to have a larger area for greater development flexibility. State Law requires compensation to a property owner when a public taking results in the severing of a property. The need for compensation must be evaluated by the public agency effecting the taking. Alternative 3 would require about 16,500 square feet of BARTD vacant property. This property is planned to be used as a parking lot to support a park-and-ride facility and possibly a future BART station. 16,500 square feet could provide about 40 parking spaces. As the property is currently - 4 - PAGE aZGE • vacant, there would be no impact to existing land use and no mitigation beyond compensation for property acquisition would be required if this alternative were adopted. • Alternative 2 • This alternative was considered as an alternative to the proposed project as it would minimize the acquisition of private property. As the • alignment of Alternative 2 does not share any of the same land as Alternative 1 or 3, the discussion of land use impacts for Alternatives 1 and 3 does not apply. Some of the traffic issues also would be different. . Land Use Issues: Future plans of Caltrans would require an additional 100-150 feet of right-of-way for the freeway (I-580). If the parallel road was constructed prior to Caltrans expansion, Caltrans could, in the future, acquire the land, which would necessitate relocation of the road. • This, in turn, would require the road go through an existing warehouse and two existing office buildings. - 95 parking spaces would be eliminated without an opportunity for on-site mitigation. - 400 feet of mature landscaping would be removed, however, new landscaping could be provided along the right-of-way. • - Locating the road along the creek is not consistent with the • location specified in the General Plan or Downtown Specific Plan and would require an amendment to both paths. The Alternative 2 location would not promote the goal of a landscaped pedestrian parkway as it is not generally desirable to stroll near a freeway. , Traffic Issues: • - This alternative would not provide an incentive for interior - circulation, and would not improve emergency access. 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Il'Afa•Atir-:;—• to December 14, 198' • 12:00-4:00 p.m. Peak Off-Street Parking Utilization Summary DUBLIN DOWNTOWN PLAN DUBLIN, CALIFORNIA " PACE.5.4 OF --• - __ • BRVIC�_ F tPCuty D.)..I1 1K�._ pF Ol c ri z : kni I/i Z `z I. —I i 1/ - _ E 1 . _ 1 • / _ - sytimp " c--- NE141LC__ _-_- _-I.C .615- ---4- v IL______// A LIAILLIILL ____ ,..., IAA . ,aim4F___ --_,-,?._,,,,, /Nwittiv--- ' 1-5TlN= - . CCNDITIONL5 . . • _ - ._._.w . .--,, ,r .0 fil/1 10 _ I_. • EXHIBIT "B" . mitigated Negative Declaration MITIGATION MEASURES Adoption of Right-of-Way Line for PARALLEL ROAD SOUTH OF DUBLIN BOULEVARD (Regional Street to Amador Plaza Road) Mitigation measures included in project to eliminate impacts or reduce impacts to a level of insignificance. Land Use A. Additional parking shall be provided on-site for APN 941-1500-47-2. Annual review of the number of employees and parking demand will determine how many spaces are needed, to a maximum indicated below. The additional parking can be accomplished as described below (see also Figure 1). • • 1. Restripe driveway along west side of building to provide 90° parking and a drive aisle (net gain of 12 spaces). 2. Build new parking area west of building (47 spaces). 3. Restripe front area to preserve 17 standard size spaces and 5 handicapped sized spaces. 4. Provide the parking spaces shown on the variance permit at the rear • of the property as expansion parking (49 spaces). 5. Encourage a 7,200+ square foot property exchange between this property and the BART property to the east. The exchange will furnish an area of sufficient dimensions to provide 42 spaces, plus • will provide the BART property with direct street frontage on the new road. The total 122 spaces which will be removed as a result of this project can be replaced with 108 spaces, with an additional 42 available if the property exchange is executed (total of 150). The City is currently preparing an ordinance that would provide a conforming status to properties rendered non-conforming due to a City action such as condemnation. If this ordinance is enacted, it should be applied to this property. If a new business wants to locate at the Unisource site, the parking will have to be re-evaluated, considering that the parking may be less than the standard requirement due to the loss of available parking area. B. Modify the driveways for APN 941-1500-15-5 (Crown Chevrolet) to improve safety and provide adequate access for trucks and to maintain security. The modifications can be accomplished as described below (see also Figure 2). PACE 0FA • 1. Relocate• driveway on Golden Gate northerly approximately 100 feet. 2. Install a new driveway on the new road at a location which will align with the main access aisle for Crown Chevrolet. 3. Install a gate at the new driveway. C. Appropriate compensation for splitting property or loss of parking shall be made to affected property owners. (n.7 Gi.39 ,.., . - -'- , , .< • 3A1E10 31Y0 N30100 ..., < tY- , 111 ....•.-:A CC° w)----- ‘1 , •— -.1 -_-,.5--- 1.1 0• I szt ;;.::•- > Ntr -J :••••:.:•., Iii z 4-- a. ..:t i- -J --, .._••••....., >. \1\ii...:..-:"..•:.:.:::., t i V.-.. . L 0. bC Z 111 \ t:.:..i: I- a -: i.i....d rn I E., • 3 ___I 1-11.111.111 I ..., o c i- I I z o -L. 1 0 .. . 1 I L. 0 . . . 0 0 ..., . . .>- I = >- a_, 0 #- T Et I I . z '.! . .= 2 0 a I = 0 Z a 't a cn w I I I I .c .., 0 i c = I 1 Iii I Ill i il I III IL,— I % ,':•';',‘-'!.;'.:. --.... ---- II I w 1 I E 11101=no••• I I I i- I I I I • ; Li I' : • 133HIS lYN01031:1 1 , - .../i, z NoLL\ III WN ___--dg4A-IN /I .-_-_ .1.sQl. - :i-__ = \ / 1 --- -- . . ANCI-Cla \\ 71 so ds 47 ,-,; 1 IJ 1/NCW-al ).V/A /Q'd ' \\ \-1; . /1 3 1 ,, . _, 7 '10yfv 1 � � 1 19N14r11CX 0 j1/.\ = U1S{Y1 CITY OF DUBLIN . 1 PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: September 24, 1996 TO: Planning Commission FROM: Planning Staff PREPARED BY: Jeri Ram,Associate Planne> SUBJECT: PA-96-020 Eastern Dublin Specific Plan Amendment and City of Dublin General Plan Amendment RECOMMENDATION: 1) Open public hearing and hear staff presentation. 2) Take testimony from applicant and the public. 3) Question staff, applicant, and the public. 4) Close public hearing and deliberate. 5) Adopt resolution recommending to the City Council adoption of the Mitigated Negative Declaration and Mitigation Monitoring Program and approval of the Eastern Dublin Specific Plan Amendment and General Plan Amendment. (Exhibit A). GENERAL INFORMATION: APPLICANT/ Alameda County Surplus Property Authority PROPERTY OWNER: 399 Elmhurst Street Hayward,CA 94544 LOCATION: 705 acres of the Santa Rita property. The site is bounded by Broder Boulevard on the north,I-580 on the south,Camp Parks on the west and Tassajara Road on the east. ASSESSOR PARCEL: 946-15-4-3 por EXISTING ZONING: Planned Development EXISTING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN LAND USE DESIGNATIONS: Various(Refer to Attachment 3) COPIES TO: Alameda County Surplus Property Authority PA File ITEM NO. _8.3 PROJECT DESCRIPTION: In summary,this Eastern Dublin Specific Plan Amendment and General Plan Amendment would allow for combined Industrial/Office uses near Gleason Drive, allow residential development near Gleason Drive and create a new site for a multifamily development between Dublin Boulevard and the Central Parkway. More specificially,those amendments would include: 1. A revision to the Eastern Dublin Specific Plan Land Use Map(Figure 4.1 of the EDSP)to rearrange land uses and to add`Industrial Park/Campus Office'as a new`combined'land use category. 2. A revision to the Eastern Dublin Specific Plan Subareas Map(Figure 4.2)to modify the subarea boundaries for consistency with the changes to the Land Use Map. 3. A revision to the EDSP Road System(Figure 5.1 of the Specific Plan dated January 7,1994)to realign the planned alignment of Hacienda Drive north of the proposed Central Parkway(also referred to as the Transit Spine). 4. A Text Amendment to Chapter 4 of the Eastern Dublin Specific Plan relating to nuisance and land use compatibility as a result of rearranging of land uses on Figure 4.1 5. Text Amendments to Chapter 4 of the Eastern Dublin Specific Plan to bring into consistency various tables and text directly related to the change in Figure 4.1 of the Plan. 6. A Text Amendment to Chapter 11 of the Eastern Dublin Specific Plan relating to Hazards 7. Text Amendments to Chapter 5,Traffic and Circulation,to ensure consistency with the applicant's proposed amendments,and to specifically address Arnold Drive,Dublin Boulevard,and Gleason Drive 8. A revision to the General Plan to incorporate changes resulting from amendment of the 1994 Eastern Dublin Specific Plan(replacing the EDSP Land Use Map with the revised EDSP Land Use Map). Agenda Statement Summary: The proposed Amendments to the Eastern Dublin Specific Plan and City of Dublin General Plan are set forth in full in Attachment 6. In summary,the amendments will modify maps and text that will result in a better parcel configuration for development in the area. Additionally,Hacienda Drive will be straightened and connect at Gleason Drive at a"T"intersection. This will provide for better traffic circulation in the area. A new IND/CO land use designation will be created that will provide flexibility for the development of a business center at the corner of Gleason Drive between Hacienda Drive and Arnold Road. The new designation will provide for a combination office and industrial park. The County has also requested some changes in the mix of land uses that they feel is more logical based on the current market. For example,allowing residential development near Gleason Drive and creating a new site for a multifamily development between Dublin Boulevard and the Central Parkway. Staff has evaluated the requested changes and is recommending approval. However,as a result of the County's requested amendment, modifications to other portions of the Specific Plan must be made for consistency. Additionally,staff is requesting the addition of two new policies relating to environmental assessments and land use compatibility(see below). Staff will present overheads at the Planning Commission Meeting that will clarify the intent and scope of the project. ENVIRONMENTAL REVIEW: Prior to adoption of the Eastern Dublin Specific Plan and the City of Dublin General Plan Amendment,the City Council certified the Eastern Dublin General Plan Amendment/Specific Plan Amendment Final Environmental Impact Report.That document was a`Program Environmental Impact Report'which allows it to serve as the basis for future environmental analyses of the Plan's implementation.The City has prepared an Initial Study and Mitigated Negative Declaration(SCH 96082092)for the proposed Specific Plan and General Plan amendments based on that earlier document (Attachment 2). The findings of the Initial Study,as outlined in the Mitigated Negative Declaration,are that the proposed amendments will not have a significant effect on the environment that was not previously addressed and mitigated via the earlier document. The EDSP Master Matrix,modified for this project(Appendix E to the Mitigated Negative Declaration)serves as the Mitigation Monitoring Program for this project. The draft Mitigated Negative Declaration was circulated for a 30-day public review and comment period on August 27,1996.As of the preparation of this staff report,no written comments on the draft Mitigated Negative Declaration have been received.The public review and comment period closes on September 25,1996.Staff will distribute any comments received after preparation of this report to the Planning Commission at their meeting of September 24,1996. ANALYSIS: Background: The Alameda County Surplus Property Authority has filed a request for approval of amendments to the City's 1994 Eastern Dublin Specific Plan(EDSP)and the City of Dublin General Plan,as amended by the 1994 Eastern Dublin General Plan Amendment(General Plan). The purpose for the proposed amendments is to provide a suitable land use designation and parcel configuration for lands at the southwest corner of the future intersection of Gleason Drive and proposed Hacienda Drive for development of a business center. The applicant has proposed no changes to the text,goals,policies,or action programs of either the Eastern Dublin Specific Plan or the City's General Plan.The requested amendments related to Figures 4.1 and 5.1 of the Plan(Items 1 and 2 under Project Description). Staff is proposing additional amendments to address map and textual changes required to achieve consistency of the applicant's proposed amendments with the balance of the EDSP(Items 3 through 8 as noted above under Project Description). The complete amendments(maps and text)are attached as Attachment 6 to this report. Land Use Amendments: The proposed amendments would rearrange uses delineated on the Specific Plan's Land Use Map(Figure 4.1)and would add Industrial Park/Campus Office as a new`combined'land use category. The same change would be made to the City of Dublin General Plan Land Use Map as shown in the 1994 3 , ..,_, Amendment. Attachments 3 and 6 to this staff report present graphic depictions of the existing and proposed land use maps. The proposed land use changes and the addition of the combined land use category have been evaluated by staff for consistency with the text,goals,policies,and action programs of the EDSP and General Plan.Staff found the proposed amendments generally consistent with those plans.While the proposed amendments would rearrange some land uses and add a new combined land use category,the overall balance of uses set out in the EDSP is not significantly altered. As a result of the changes in the land use designations,changes had to be made for consistency in the Tables in Chapter 4 of the Plan. The Tables have been updated to reflect the changes in the land use mix. The Tables also reflect new information that was obtained as a result of surveying for specific projects in the area. A text amendment in Chapter 4 clarifies that there will be some neighborhood commercial development west of Hacienda Drive(a small 5 acre portion of the CO area west of Hacienda Drive). The proposed amendments will also require a revision to the Planning Subarea Map. The Subarea Map divides the EDSP into"villages," "gateways," and"centers". Since the land use designations are being modified,this Map must also be changed so that it conforms with the intent of the Plan and the revised land use designations(Attachment 6). As a result of the Applicant's requested amendments,staff recommends two new policies be added to the Eastern Dublin Specific Plan in relation to land use compatibility and environmental assessment: County of Alameda Sheriff's Department Firearms Range: The Alameda County Sheriff's Department operates three firearms ranges on lands north of Gleason Drive,including a pistol range and an automatic weapons range.The proximity of these ranges to the new proposed location of residential development represents a source of nuisance noise and an attractive nuisance to future residents within the area,with particular attention to children,due to proximity and ease of access to the ranges.To address this issue,staff recommends the following policy: Policy 4-7: Before the construction of any of the residential units within 400 feet of Gleason Drive, in Subarea C,by any developer,the Alameda County Sheriff's firearms ranges shall be relocated or reconstructed by that developer for appropriate sound and public safety mitigation to the satisfaction of the Sheriff. Reimbursement for costs associated with said relocation or reconstruction will be considered by the City when adjacent affected properties are developed. Any developer seeking building permits on any residential dwelling unit north of Central Parkway in Subarea C,shall fence the Sheriff's firearms ranges to the satisfaction of the Sheriff for public safety purposes prior to the issuance of building permits. The addition of this Policy would necessitate renumbering all subsequent policies within Chapter 4 of the EDSP. 4 Phase I Environmental Site Assessments: Historic use within the Eastern Dublin area included the use of materials and processes which today are classified as hazardous. To ensure that future development of lands within the area occurs only after any and all hazardous materials are properly remediated, staff recommends the following new text and policy: 11.4.7 Phase I Environmental Site Assessments Some former uses of the land within the Eastern Dublin Specific Plan area involved the use of process and materials in the form of construction, in the manufacturing of goods, in the pursuit of agriculture, and in the provision of medical services,which today may be considered to be hazardous materials. Information available to the City indicates that some remnants of these materials may remain on lands within the area. To ensure that development of the Eastern Dublin area does not occur until such time as such materials are either removed or encapsulated on-site,the following policy shall apply. Policy 11-1: Prior to issuance of building permits for site-specific developments, site-specific Phase I (and if necessary Phase II)environmental site assessments shall be made available to the Community Development Director,with appropriate documentation that all recommended remediation actions have been completed. Road System Amendment: The applicant has proposed a revision to the future alignment of Hacienda Drive depicted in the EDSP. As now adopted,the alignment of Hacienda Drive, north of the future Central Parkway(also referred to as the Transit Spine),turns first to the west and then to the north in an `S' configuration, intersecting Gleason Drive at its present intersection with Arnold Drive(Attachment 4). The applicant has proposed that the future alignment of Hacienda Drive north of Central Parkway continue directly north to a `T' intersection with Gleason Drive(Attachment 6). As part of the applicant's filing, a traffic analysis was prepared,which among other circulation issues, evaluated the proposed realignment. That analysis was reviewed by the Public Works Department staff and found to reflect an accurate projection of future traffic within the area of the proposed amendments. Further,the analysis and staff's conclusions concur that the future alignment of Hacienda Drive proposed by the applicant reflects a preferable alignment over that now reflected in the Specific Plan. Text Amendments: The applicant's proposed road system amendments necessitate textual changes to the EDSP to amend the narrative description of the roads and their function. The text of these amendments can be found in full on Attachment 6. 5 SURPLUS PROPERTY AUTHORITY OF ALAMEDA COUNTY • Santa Rita • Transit Center • Staples Ranch • Wetmore Ranch 224 W.Winton Ave.,Room 151,Hayward,CA 94544 (510)670-5400 FAX(510)670-6529 RECEIVED AUG 2 1 1996 August 13, 1996 DUBLIN PLANNING Ms.Jeri Ram Dublin Community Development Dept. 100 Civic Plaza Dublin,CA 94588 Re: Santa Rita Property Specific Plan Amendment Map Dear Ms.Ram: Per your request,this letter confirms that the attached map should replace the map contained in • • the County's revised application dated May 22,1996. Thank you for the opportunity to review the map and the first administrative draft of the Initial Study,for which I have provided you with our oral comments. We look forward to reviewing the • completed draft I.S.when available. • Very truly yours, • Cook Enclosure cc:Pat Cashman ATTACHMENT Fa3-06 96 10:32 FROM:CITY OF DUBLIN 51083366280* TO:510 6706529 PAGE:02 \ . op- ; bill. Q 'ti.. W I.. 7 -z�` LiJ,,; i t .{`_( T•- - - _ �� a z•:.:� • .-_4. `\I r tf.� V � I'h�� s, .�, 1 ' o t n .•ham ' , 1 ' .' i'}f L- K#h. `• I II I `< , .7Z - ` "t'. _ " "'""1 IBC, 1 '• -'a 1., i LI_ J/ I _h i.. � t! �- r.-+..;.r'a � ., fi ^ ,40 i, : x o` c` ! . • cJ - *,' j • - ` ` . } • • ^t 1;...•."-..!;;L. i , 1`� , a •• .a. !1 ,� u p i 04, ):'l w...:� 4:r J<44.f• _ t. Y_-' . -• rr - 1 , VN ,- ,, . •-:: '! • :i • If .. _ .+1. ,) 6 u i.F' •it:• i t 0 • •`}' ! 1-�---fix%=i i 1 ( , s3 i: •f f Financial Statement: The 1994 Eastern Dublin Specific Plan and City of Dublin General Plan establish a mix of land uses for the Eastern Dublin Specific Plan area. Development of the lands under provisions of those plans will result in the generation of municipal revenues and expenditures. The proposed amendments, if approved, will result in a relatively minor change in the overall mix of land uses now allowed and no demonstrable shift in the fiscal balance assumed for the existing Plans. Conclusions: The applicant's proposed amendments,together with those recommended by staff,will result in the refinement of portions of the EDSP and will ultimately benefit development of properties and result in an improved circulation system within the area. The proposed amendments have been reviewed by other City departments and affected government agencies and their comments and concerns have been incorporated into the project before the Commission. Staff recommends the Commission adopt the attached resolution recommending to the City Council adoption of the Mitigated Negative Declaration and Mitigation Monitoring Program and approval of the Eastern Dublin Specific Plan Amendment and General Plan Amendment. ATTACHMENTS: Exhibit A Resolution recommending to the City Council adoption of the Mitigated Negative Declaration and Mitigation Monitoring Program and approval of the Eastern Dublin Specific Plan Amendment and General Plan Amendment. Attachment 1 EDSP Amendment application(under separate cover) Attachment 2 Draft Mitigated Negative Declaration and Initial Study(under separate cover) Attachment 3 Existing EDSP and City of Dublin General Plan Land Use Map(Figure 4.1) Attachment 4 Existing EDSP Road System Map(Figure 5.1) Attachment 5 Existing Planning Subareas(Figure 4.2) Attachment 6 Map and Text Amendments 6 RESOLUTION NO.-96 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION,MITIGATION MONITORING PROGRAM AND APPROVE THE EASTERN DUBLIN SPECIFIC PLAN AMENDMENT AND GENERAL PLAN AMENDMENT WHEREAS,the Alameda County Surplus Property Authority has requested approval of a Plan Amendment for the Eastern Dublin Specific Plan and City of Dublin General Plan for revisions to portions of the Eastern Dublin Specific Plan land use and circulation system maps and City of Dublin General Plan Land Use Map;and WHEREAS,a complete application for the Plan Amendment is available and on file in the Planning Department;and WHEREAS,the City of Dublin has evaluated the requested amendments and is recommending additional amendments to ensure overall Plan consistency and compatibility with surrounding uses; WHEREAS,the application has been reviewed in accordance with the California Environmental Quality Act and a Mitigated Negative Declaration(SCH 96082092)and Mitigation Monitoring Program has been prepared;and WHEREAS,with the inclusion of mitigation measures it has been determined that the project will not have a significant effect on the environment;and WHEREAS,the Planning Commission did hold a public hearing on said application on September 24,1996;and WHEREAS,proper notice of said public hearing was given in all respects as required by law;and WHEREAS,the Staff Report was submitted recommending that the Planning Commission recommend City Council approval of the Plan Amendment;and WHEREAS,the Planning Commission did hear and use their independent judgment and considered all said reports,recommendations and testimony hereinabove set forth. NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission hereby finds that: 1. The proposed changes to the Eastern Dublin Specific Plan (EDSP) are consistent with the City of Dublin General Plan as proposed to be amended herein. The changes to the EDSP will provide a new land use designation to assist development in Eastern Dublin. Changes to the circulation system in the EDSP and General Plan will provide a better configuration and improve traffic flow through the area. These changes will help implement policies of the General Plan regarding development in Eastern Dublin NOW, THEREFORE, BE IT FURTHER RESOLVE THAT THE Dublin Planning Commission recommends approval of the Mitigated Negative Declaration, Mitigation Monitoring Program, and Amendments to the Eastern Dublin Specific Plan and City of Dublin General Plan, attached as Attachment 6 to the Staff Report for PA96-020 dated September 24, 1996, to the City Council. PASSED, APPROVED, AND ADOPTED this 24th day of September, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director G:\PA96020\ccres • EASTERN DUBLIN SPECIFIC PLAN AMENDMENT/GENERAL PLAN AMENDMENT for the ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY SANTA RITA PROPERTY May 22,1996 EASTERN DUBLIN SPECIFIC PLAN AMENDMENT/GENERAL PLAN AMENDMENT for the ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY SANTA RITA PROPERTY • Table of Contents Introduction 1 I. Existing Conditions 2 • II. Proposed Specific Plan Amendment 3 Adjustments to the Circulation System 4 • Hacienda Drive Arnold Road Central Parkway Dublin Boulevard • Proposed Land Use Changes 5 Industrial Business Park Residential Core Residential Extension Transit-Oriented Residential Transit-Oriented Office California Creekside and Tri-Valley Crossings Public/Semi-Public East of Tassajara Creek Tassajara Neighborhood Commercial Freeway Office Gleason Residential • Open Space/City Park Parkway Residential III. Environmental Review 10 • • SPECIFIC PLAN AMENDMENT/GENERAL PLAN AMENDMENT for the ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY SANTA RITA PROPERTY INTRODUCTION The Alameda County Surplus Property Authority,owner of the Santa Rita property within the City of Dublin,is requesting an amendment to the City's Eastern Dublin Specific Plan and General Plan to reflect proposed modifications to the land use and circulation pattern for the Santa Rita r e p op rty. The primary purpose of the proposed amendment is to permit the development of the Santa Rita Business Center being proposed by Opus Southwest,to be located in the northwest corner of the property. The Business Center proposal will require a Specific Plan amendment to 1)create a viable site for the project by realigning the proposed alignment of Hacienda Drive near Gleason Road;and 2)to accommodate the intensity of use being proposed for the development by essentially combining the current Campus Office and Industrial Park designations into a new Industrial/Office designation. The need for the Specific Plan amendment in turn impacts adjacent land uses and circulation patterns,creating the need for a more global amendment to the land use and circulation pattern for the Santa Rita property. Therefore,the Surplus Property Authority has developed a proposed land use and circulation pattern for the Santa Rita property that can be considered a refinement to the adopted Specific Plan. The proposal will accommodate the needs of the Business Center,adjust the remaining land uses to reduce potential conflicts with adjacent uses,provide viable sites that can be.marketed and developed in a logical fashion,and reflect the as-built location of Dublin Boulevard and specific approved or proposed developments on the property. The proposal maintains the stated overall intent of the Eastern Dublin Specific Plan to create a balanced and integrated community,and is consistent with all of the goals and policies of the adopted Specific Plan and General Plan. While the proposed land use pattern shifts uses to different locations,the overall balance between the various land uses has been maintained,so that the same amount and type of development will take place. By maintaining this balance,potential environmental impacts of the proposed adjustment will be limited,or even reduced, when comparing the proposed land use plan to the adopted Specific Plan. The limited or reduced potential environmental impacts of the proposed amendment should enable the City to consider the use of a mitigated negative declaration for CEQA compliance for the project,relying on the Specific Plan EIR to cover many of the potential environmental issues,with additional specific studies where necessary to determine the level of potential impact. In anticipation of this,the Surplus Property Authority has been working with the City to complete a traffic study for the proposed plan,and has commissioned a noise study to determine.ff there will Santa Rita Specific Plan Amendment May 22, 1996 Page 2 be any adverse impacts from adjacent land uses. Preliminary results from these studies indicate that the proposal will result in similar or reduced traffic impacts,and that any potential noise conflicts can easily be mitigated. The proposed adjustments to the Specific Plan will permit the development of the Santa Rita Business Park and result in a more viable land use pattern for the remainder of the property. By adjusting the land use pattern now,prior to the completion of any development projects on the property,future foreseeable land use conflicts that would result from development under the adopted Specific Plan can be averted at minimal cost and with minimum controversy. Adjustments to the Specific Plan will become much more difficult once the Santa Rita property begins to develop. L EXISTING CONDITIONS The adopted Eastern Dublin Specific Plan covers approximately 705 acres of the 954 acre Alameda County Santa Rita property,from Broder Boulevard on the north to I-580 on the south, and from Camp Parks on the west to Tassajara Road on the east. The Santa Rita Jail and related facilities are not within the boundary of the Specific Plan. Land use designations include a wide mix of residential densities,as well as retail,office,industrial,and semi-public uses. The property is also designated for an elementary school,a large community park,and an open space corridor along Tassajara Creek. Total residential development,based on average permitted densities,is 2,971 units,over half being medium-high to high-density units. Total non-residential development,based on average permitted floor area ratios,is 5.8 million square feet. The Specific Plan Land Use Map for the Santa Rita property is illustrated in Figure 1. Table 1 summarizes the land uses and intensities under the adopted Plan for the property. Figure 1 also indicates the existing topography and roadway system on the Santa Rita property. Since the Eastern Dublin Specific Plan was drafted,Dublin Boulevard has been extended from Dougherty Road to Tassajara Road through the property. As illustrated in Figure 1,the constructed alignment of the road does not precisely follow the alignment illustrated in the Specific Plan,resulting in changes in the actual sizes of portions of the property in comparison to the Specific Plan. For instance,the Tri-Valley Crossings site,designated for General Commercial uses,is significantly larger than illustrated in the Specific Plan,because Dublin Boulevard was constructed north of the location illustrated in the Plan. This in turn means that the areas to the north of Dublin Boulevard(including the proposed Kaufman&Broad California Creekside residential development)are actually somewhat smaller than illustrated in the Specific Plan. In addition,recent,more accurate,mapping of the County property that properly accounts for freeway and adjacent road right-of way indicates that the total Santa Rita property area within the Specific Plan is approximately 19 acres smaller than the 704.6 acres stated in the Specific Plan. //f Santa Rita Specific Plan Amendment May 22, 1996 Page 3 However, this difference appears to be spread over the entire site,and does not significantly • • affect any particular portion of the property. Finally,two development projects are either approved or are in the process of being approved by • the City of Dublin. The Tri-Valley Crossings project has been approved for 800,000 square feet of General Commercial uses. The K&B California Creekside project is currently being considered for approval of 154 Single Family and 123 Medium High Density dwelling units. While these specific development intensities are within the ranges established by the Specific Plan,they do not correspond exactly with the mid-points of the ranges used to calculate total development potential for the entire Santa Rita property. Therefore,to be consistent,we have incorporated the actual level of development proposed or approved for these two developments in calculating the proposed Specific Plan amendment. II. PROPOSED SPECIFIC PLAN AMENDMENT The Alameda County Surplus Property Authority is proposing to amend the land use and circulation diagrams of the Eastern Dublin Specific Plan to create a useable site for the proposed Santa Rita Business Center,adjusting the circulation system and remaining land uses to create a more efficient roadway system,reduce potential conflicts between adjacent uses,and provide viable sites that can be marketed and developed in a logical fashion. • • The primary purpose of the proposed amendment is to permit the development of the Santa Rita Business Center being proposed by Opus Southwest,located in the northwest corner of the • property,south of Gleason Drive and west of Arnold Road. The Business Center proposal will require a Specific Plan amendment to 1)create a viable site for the project by modifying the future alignment of Hacienda Drive near Gleason Road to form the eastern border of the site;and 2)to • accommodate the mix and intensity of uses being proposed for the development by combining elements of the current Industrial Park and Campus Office designations. The need for the Specific Plan amendment for the Santa Rita Business Park in turn impacts adjacent land uses and circulation patterns,creating the need for a more global amendment to the land use and circulation pattern for the Santa Rita property. Therefore,the Surplus Property Authority has developed a proposed land use and circulation pattern for the Santa Rita property that can be considered a refinement to the adopted Specific Plan. The proposal accommodates the needs of the Business Center,and adjusts and relocates the remaining land uses so that the overall balance between the various land uses has been maintained,permitting the same amount and type of development as under the adopted Specific Plan. The proposed Specific Plan refinement also reflects the as-built location of Dublin Boulevard and the two specific approved or proposed developments on the property. Santa Rita Specific Plan Amendment May 22, 1996 Page 4 The proposed amendment to the Specific Plan Land Use Map for the Santa Rita property is illustrated in Figure 2. Table 2 is a summary of the proposed land uses and intensities for the property. Adjustments to the Circulation System The proposed amendment adjusts the major roadway pattern to accommodate the Santa Rita Business Center,while re-emphasizing the grid pattern of development to create a rational and logically defined land use pattern. Specific adjustments to the circulation system are described in detail below. A discussion of the benefits to traffic flow of the proposed amendment is in the Environmental Review section that follows. Hacienda Drive: The most important change to the circulation system is the extension of Hacienda Drive from its present northern terminus at the Transit Spine straight north to Gleason Drive,rather than the double curve to Arnold and Gleason illustrated in the adopted Specific Plan. There are a number of important reasons for this modification. First,it creates a logical and developable site for the Santa Rita Business Center that would otherwise be bisected by a curving Hacienda Drive. Second,it is doubtful at best that the alignment as currently illustrated could actually be constructed to the radius specifications contained in the Specific Plan. Third,by moving the intersection with Gleason east,it makes Gleason into a more attractive route for regional traffic to reach the Hacienda freeway interchange,relieving traffic congestion on Tassajara Road and Dublin Boulevard. Fourth,as described more fully below,it helps creates an important division between industrial/office uses and nearby residential areas. Arnold Road: The adopted Specific Plan does not include Arnold Road,forming the western boundary of the Santa Rita property with Camp Parks,in the circulation system. The proposed amendment would retain Arnold Road in approximately its current location,as a two-lane road within a four-lane right-of-way,connecting Gleason Road to Dublin Boulevard. If deemed necessary by the City,Arnold Road could be extended south and west,providing a direct connection with the new Dublin/Pleasanton BART station. The retention of Arnold Road within the Specific Plan circulation system would have a number of benefits. First,it would provide a secondary but direct means of travel between Gleason and Dublin Boulevard,permitting traffic to avoid the Hacienda/Dublin Boulevard intersection,which is projected to be heavily used. Second,it would provide a secondary access point for development projects along the western edge of the Santa Rita property,including the proposed Business Center. Third,it would provide a much more direct connection between the County jail facilities and the East Dublin BART station for jail visitors and staff,as well as potentially reducing the number of released convicts traveling through residential areas. Fourth,by setting aside right-of-way for four lanes,Arnold Road could potentially function in the future as another Santa Rita Specific Plan Amendment May 22, 1996 Page 5 access point to lands north of Camp Parks and the jail facilities,should these areas ever become available for development,thus eliminating the original rationale for extending Hacienda Drive to the western edge of Gleason Road. Central Parkway:The proposed amendment clarifies the design and intent of the east-west roadway labeled the"Transit Spine"in the adopted Specific Plan. Recognizing the Specific Plan's intent that this street be primarily local-serving,with an emphasis on pedestrian,bicycle and mass transit alternatives,yet also acknowledging the potential future need for additional lane capacity,the proposed plan would create a street with two traffic lanes separated by a very wide, heavily landscaped median through the Santa Rita property. "Traffic calming"design elements, such as tree bulb-outs,raised intersections,four-way stop signs at intersections,and traffic rotaries could be incorporated into the street design to discourage its use as a through street for regional traffic. This will create an appropriate street for siting an elementary school on,and would reduce the potential of the street acting as a neighborhood divider. The wide median would give the flexibility to add additional lanes in the future,if necessary,or to provide a potential future right-of-way for mass transit alternatives. The currently unnamed street is proposed to be called"Central Parkway"on account of its location adjacent to the proposed City Park east of Tassajara Creek and the proposed lush landscaping. The proposed amendment will also formally recognize the City's decision to ultimately close the • diagonal portion of the roadway that extends west from the Santa Rita property to Dublin Boulevard at the BART station when Dublin Boulevard is completed to Hacienda Drive. Instead, Central Parkway will end at a T-intersection with Arnold Road. This alignment permits a future extension of the Parkway to Dublin Boulevard at the BART entrance road,if ever required due to a change in land use on Camp Parks. Analysis by TJKM indicates that Central Parkway will carry only relatively light amounts of traffic through the Santa Rita property(3,000-4,000 ADT)at buildout of the proposed Specific Plan amendment,due to the faster and more direct routes offered by Dublin Boulevard and Gleason Drive. This low level of traffic,equivalent to a residential neighborhood street, will help to realize the stated Specific Plan goals of making the street pedestrian friendly and will help prevent the bifurcation of the Santa Rita residential neighborhood. Dublin Boulevard:The proposed amendment reflects the as-built location of Dublin Boulevard, rather than the alignment illustrated in the Specific Plan. Proposed Land Use Changes The proposed amendment will rearrange the land uses within the Specific Plan,with the goal of • creating more compatible adjacent uses and more logical and viable development sites,without Santa Rita Specific Plan Amendment May 22, 1996 Page 6 changing the mix or total amount of development permitted on the Santa Rita property. The proposed changes,as they would affect each portion of the property, are described in detail • below. Table 3 summarizes the proposed Specific Plan land uses by each of the sites described below. Refer to Figure 2 for Site numbers and locations. Industrial Business Park (Sites 17 and18) This 65 acre area is currently designated for Industrial,Campus Office and Medium-High Density Residential development. Under the proposed Plan,this area would be designated for "Industrial/Office",permitting low-rise flex-tech type development like the proposed Santa Rita • Business Center,with uses ranging from light industrial and warehouse distribution to low density office. To accommodate these uses,an average floor area ratio(FAR)of.37 would be permitted,in comparison to the current Specific Plan's FAR of.28 for the Industrial Park designation,which is far lower than most industrial development projects in the Bay Area. The higher FAR would permit an average of 1,047,618 square feet of flex-tech industrial/office development in this area,which would accommodate the proposed Santa Rita Business Center's 434,520 square feet,as well as an additional 545,000 square feet to the south. The proposed modification would have a number of benefits. First,it would accommodate the • proposed Business Center(Site 17),and provide for a logical expansion area to the south that would be attractive to large tenants(Site 18). By removing the residential component from this • area,shifting it to other portions of the property,potential incompatibilities with both the industrial area to the north and the Camp Parks facility to the west would be eliminated. It would also result in residential portions of the Santa Rita property being more buffered from the Santa Rita and Federal jail facilities,creating a solid industrial/office buffer along the western portion of the property. Residential Core - (Sites 9,10, 14, 15 and 16) This 98.7 acre area is currently designated for a mix of Single Family,Medium Density,and Medium-High Density residential uses,with a buffer strip of Industrial Park along Gleason. A 10.5 acre elementary school site is located on the Transit Spine. Residential densities drop from west to east and from south to north,with higher densities along Hacienda and the Transit Spine and with Single Family densities backing onto the Industrial Park. Under the proposed Plan,the Industrial Park designation would be replaced with residential designations,with Medium High densities located along Hacienda(Site 16)and Single Family densities to the east(Site 9). Medium Density residential(Sites 10 and 14)and the elementary Ir Santa Rita Specific Plan Amendment May 22, 1996 Page 7 school(Site 15)would remain along Central Parkway. This would result in a core residential neighborhood,accommodating an average of 660 units at various densities,centered around the elementary school site and bordered by Tassajara Creek and the City Park to the east and additional residential development to the south. The neighborhood would be focused towards the east and south,by limiting street access to Gleason and Hacienda,and by creating aesthetic traffic noise buffers along these major roads. The proposed modification would have numerous benefits. Discussions with a number of industrial park developers have indicated that the area designated for industrial development could be too narrow along Gleason to attract many potential tenants. Any industrial user would also be highly concerned with potential conflicts with adjacent residential development,such as security and complaints. Similarly,the Dublin Unified School District has expressed concern about the proximity of industrial development to the proposed school. By transferring industrial uses to west of Hacienda Drive in a regularly shaped area, these potential problems are eliminated. The proposed Plan would also create a logical,pedestrian-friendly neighborhood north of Central Parkway that could take full advantage of the adjacent school,Tassajara Creek corridor and Community Park facilities. Potential conflicts with the County Sheriff's facilities north of Gleason could be reduced with well-designed circulation and noise barrier elements. Residential Extension (Site 13) This area is currently designated as Neighborhood Commercial. While the Specific Plan states _ that it is 18 acres in size,the as-built location of Hacienda and Dublin Boulevard have reduced it to approximately 16.2 acres. Under the proposed Plan,it would be designated for Medium-High residential development,accommodating an average of 324 dwelling units at 20 d.u.per acre. It is proposed that the area also be permitted,as part of a specific Planned Development proposal, to incorporate locally-serving retail on a small-scale basis. Discussions with several developers and economics consultants have indicated that this site would be less than ideal for neighborhood commercial development. As a rule,neighborhood shopping centers need to be central to a population of about 20,000 persons. The entire County property,which defines the west end of the Eastern Dublin Specific Plan,will contain an average of 6,264 persons at buildout of the adopted Plan. In addition,it is very likely that the approved Tri-Valley Crossing development just to the south of Dublin Boulevard will contain many of the businesses generally associated with a neighborhood center,such as a grocery store as part of a "big box"retailer. The high volumes of traffic anticipated on Dublin and Hacienda will also limit free access to this site,making it visible but relatively difficult to reach. A more viable site on the County property for a neighborhood center is along Tassajara Road,as discussed below. • Santa Rita Specific Plan Amendment May 22,1996 Page 8 In contrast,a higher-density residential project on this site would have the benefit of rounding out the residential core neighborhood to the north,and would be more compatible with the California Creekside development direetly to the east,and the elementary school site located to the northeast. A number of apartment builders have expressed a strong interest in the site.Including "convenience retail"on site would accomplish the goal of having local-serving services within easy walking distance of most of the Santa Rita property. Transit-Oriented Residential (Site 19) This 34.6 acre area is currently designated for High Density Residential adjacent to Camp Parks, and Campus Office along Hacienda to the east. Under the proposed Plan,the entire area would be developed as High Density Residential,with an average density of 35 units to the acre. This would accommodate 1210 units,on average,in comparison with the 1271 high density units accommodated in the current Specific Plan for the Santa Rita property. The rationale for this adjustment is to accommodate high density residential development close to the Dublin/Pleasanton BART station,as under the current Plan,but in a manner that creates a more easily developable site,reduces potential conflicts with adjacent commercial development,is not split by major thoroughfares such as Dublin Boulevard,and functions as an extension of the residential core to the east. Transit-Oriented Office (Site 20) The current Specific Plan designates the majority of this 53 acre site as Campus Office,with an average FAR of.75,and the remainder of the site designated as high Density Residential. The proposed refinement of the Specific Plan would make the site entirely Campus Office,with the same FAR permitted. This would essentially result in a swap of land uses with the Transit- Oriented Residential site described above. Full use of this site for commercial development would permit its development as a signature property,especially when its location between a BART station and a freeway interchange is considered. As discussed above,transferring residential development to the north would permit a more logical development pattern and reduce potential conflicts between uses,while maintaining the adjacency of residential and employment centers that the Specific Plan strives for. Santa Rita Specific Plan Amendment May 22, 1996 Page 9 California Creekside and Tri-Valley Crossings • (Sites 11 and 12) The proposed Plan would acknowledge these two developments as currently approved or proposed. Tri-Valley Crossings has been approved for a total of 800,000 square feet of General Commercial development on a 85.8 acre(gross)site. California Creekside is being proposed as containing 277 units on 35.7 gross acres,with 154 single-family homes at approximately 5.4 units/acre,and 123 town homes at a gross density of approximately 17 units/acre. Public/Semi-Public (Site 1) The current designation and FAR for public and semi-public uses would not be modified. However,the total acreage and total development level would be slightly reduced from the adopted Specific Plan to reflect recent,more accurate mapping. Development of the 88.5 gross acre site would total 963,765 square feet. • East of Tassajara Creek • • The proposed Plan refinement entails smaller changes to land use designations east of Tassajara creek than the modifications proposed to the west. Basic retail,office,residential and recreational designations would remain essentially the same,with minor modifications to balance proposed changes to the west of the creek. Tassajara Neighborhood Commercial:(Sites 4,5 and 6) As discussed briefly above,the 21.9 acres designated for General Commercial retail along Tassajara Road would be modified to Neighborhood Commercial,to replace the site at Hacienda and Dublin Boulevard. This site would have the advantage of being more central to the needed population base,while still being • within walking distance of much of the Santa Rita property and being farther from potentially • competitive businesses within the Tri-Valley Crossings development. Like the current Plan,an FAR of.3 would be assumed for neighborhood retail development. • Freeway Office:(Site 7)The 52.1 acre site adjacent to Tassajara Road and I-580 would remain in its dual designation of Campus Office/General Commercial. The underlying Campus Office designation would be modified to accommodate an FAR of.4,reflecting the site's prominent location adjacent to the freeway. Gleason Residential:(Site 2) The small 14.8 acre residential area north of Gleason and the Community Park would remain unchanged from the current Plan. Santa Rita Specific Plan Amendment May 22,1996 Page 10 Open Space/City Park: The Tassajara Creek corridor would be modified to reflect Fish and Game's proposed setback of 100 feet from top of bank,resulting in the corridor being expanded to approximately 29.1 acres,-in comparison to the 24.6 acres indicated in the current Specific Plan. The City Park site(Site 3)would remain unchanged from the adopted Specific Plan,with a gross acreage of 56.3 acres. Parkway Residential:(Site 8)The 33.9 acre residential area bounded by Tassajara Creek,Dublin Boulevard and Central Parkway would be modified by changing the current Single-Family, Medium and Medium High designations into a single Medium Density designation. This would result in a slight reduction in the average number of units permitted,from a total of 352 under the current Plan to 339 under the proposed Plan. However,it would permit more flexibility to accommodate specific site planning issues,instead of arbitrarily separating the site into different densities.This site is similar in size and shape as the California Creekside development to the west,where it was found to be difficult to accommodate three distinct product types. M. ENVIRONMENTAL REVIEW To summarize,the proposed refinement to the Specific Plan land use diagram for the Santa Rita property would have a number of benefits over the existing plan. It would create a viable industrial/office development area with marketable land use intensities that would accommodate the proposed Santa Rita Business Center. It would reduce potential land use compatibility issues between residential and commercial/industrial/office uses,residential development and the adjacent Camp Parks facility,and residential development and nearby jail facilities. It would help create a more pedestrian-friendly residential neighborhood centered around the elementary school site. Neighborhood retail development would be located in a more viable location,and freeway and BART-oriented office development would be accommodated. At the same time,the refinement would maintain the overall goal of the Specific Plan of creating a well integrated land use pattern,with a variety of uses in proximity to each other. Other Specific Plan goals,such as orientation of higher intensity uses towards BART and the freeway would be maintained. The proposed Plan would meet all of the Goals and Policies of the adopted Specific Plan,as well as relevant General Plan goals and policies. Only the land use and circulation diagrams,and supporting text and tables,would need to be modified to reflect the proposed Specific Plan amendment. Because the number and mix of residential,industrial,office,retail and park uses for the proposed Plan is the same as the adopted Specific Plan,potential cumulative impacts,impacts to services,or natural resource impacts will be the same as the adopted Plan. Utility and storm drainage planning will be unaffected. Santa Rita Specific Plan Amendment May 22, 1996 Page 11 The proposed Plan will have the beneficial impact of significantly increasing the size of the Tassajara Creek corridor to accommodate the recommended Fish and Game setbacks. In addition,many potential impacts that could have resulted from conflicts between adjacent, incompatible land uses will be reduced under the proposed Plan. Two potential areas of impact that could result from the proposed Plan are increased noise exposure resulting from moving residential areas up to Gleason Drive,closer to the County jail facilities and traffic impacts resulting from the shifting of land uses and modifications to the circulation system The Surplus Property Authority has commissioned a noise study to determine the potential impacts to residences,if located on the south side of Gleason Drive,from activities on the Alameda County Sheriff's property to the north. Noise sources include several weapons ranges, a vehicle training area,and a bomb disposal site. Preliminary findings indicate that these noise sources would not exceed City of Dublin noise standards at the proposed residential site south of Gleason Drive,and that the potential for complaints from new residents about these facilities could be reduced in a number of ways. The Surplus Property Authority has also been working with the City to complete a traffic study analyzing the potential traffic impacts of the proposed Specific Plan amendment. A recently released draft of the report indicates that the proposed land use mix will generate a similar amount of traffic as the adopted Specific Plan land uses,and that the proposed adjustments to the circulation system will reduce traffic impacts at a number of intersections in the area. Several • intersections projected to exceed the City level of service standard under the adopted Specific Plan would improve,so that no intersection would exceed the standard under the proposed Specific Plan. The lack of,or reduction of, potential impacts to the environment resulting from the proposed Specific Plan amendment in comparison to the adopted Plan should enable the City to consider the use of a negative declaration for CEQA compliance for the project,relying on the Specific Plan ER to cover many of the potential environmental issues. TABLE 1 Santa Rita Property Adopted Specific Plan Land Use Summary* Land Use Category Gr.Acres Density Sq. Ft. Units General Commercial I 103.0 .35/.25 1,153,033 Neighborhood Commercial I 18.0 0.30 235,224 Campus Office 140.8 .75/.35 2,791,325 Public/Semi-Public 90.8 0.25 988,812 Industrial Park 53.4 0.28 651,309 High Density Residential I 36.3 35 I 1271 Medium High Density Residential 39.5 20 790 Medium Density Residential 64.2 10 642 Single Family Residential 67,2 4 269 City Park I 56.3 Open Space 24.6 Elementary School I 10.5 Total 704.6 5,819,7031 2971 * From Appendix 4 of the Eastern Dublin Specific Plan • _.r SPATABLE.XLS - 4/11/96 TABLE 2 Santa Rita Property Proposed Specific Plan Land Use Summary Land Use Category iGr.Acres Density Sq. Ft. Units General Commercial 85.8 0.21 800,000 Neighborhood Commercial 21.9 0.30 286,189 Campus Office 105.1 .75/.40 2,639,300 Public/Semi-Public 88.5 0.25 963,765 Industial/Office 65.0 0.37 1,047,618 High Density Residential 34.6 35 1,210 Medium High Density Residential 38.4 17-20 747 Medium Density Residential 60.2 10 602 Single Family Residential 89.7 4-5.4 399 City Park 56.3 Open Space 29.1 Elementary School 11.0 Total 685.6 5,736,872 2,958 Notes: Acreage total does not correspond with Adopted Specific Plan due to more accurate mapping. Density ranges for Medium High and Single Family reflect actual California Creekside densities. SPATABLE.XLS 4/11/96 TABLE 3 Santa Rita Property Proposed Specific Plan Land Uses By Site Site IGr.Acres Land Use 1Du/Ac. I_ FAR I Sq. Ft. I Units Industrial Business Park 65.0 Industrial/Office 0.37 1,047,6181 Residential Core 98.7 Residential/School 4 to 20 1 660 Residential Extension 16.2 Medium High Res. 20.0 1 ) 324 Transit-Oriented Residential 34.6 High Density Res. j 35.0 ! 1,210 Transit-Oriented Office 53.0 Campus Office 0.75 1,731,5101 California Creekside 35.7 Residential 15 to 17 I j 277 Tri-Valley Crossings 85.8 General Commercial I 0.21 j 800,000 Public/Semi-Public 88.5 Public/Semi-Public 0.25 I 963,765 Tassajara Neighborhood Commercial 21.9 Neighborhood Comm. 0.3 286,189 Freeway Office 52.1 Campus Office 0.4 ( 907,790 Gleason Residential 14.8 Medium Residential j 10.0 148 Open Space 29.1 Creek Corridor I I City Park I 56.3 Park Parkway Residential 33.9 Medium Residential 10.0 j ( 339 Total 685.6 i 5,736,872 2,958 Notes: Acreage total does not correspond with Adopted Specific Plan due to more accurate mapping. California Creekside densities reflect proposed project. 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ARTERIAL STREET • NC NEIGHBORHOOD COMMERCIAL II HIGH DENSITY GI PUBLIC/SEMI-PUBLIC P CRY LAND USE MAP GC GENERAL COMMERCIAL MII MEDIUM HIGH DENSITY ES ELEMENTARY SCHOOL NP NEIGHBORIIOOD PARK a0o0 TRANSIT SPINE SPECIFIC PLAN CO CAMPUS OffICE M MEDIUM DENSITY JN IUNIORHIGHSCHOOL NS NEIGHBORHOOD SQUARE /' SANTA RITA PROPERTY ITS NIGH SCHOOL OS OPEN SPACE ins IP INDUSTRIAL PARK L LOW DENSITY """" ALAMEDA COUNTY PUNNING DEPARTMENT STREAM CORRIDOR n..'`e , , COUNTY OF ALAMEDA.CALIFORNIA } i. I ` I I p \�I\ ,k• v L _ SHERIFFS PROPERTY L f I'�.i 6'. --'- \ ` / _.__- `` _ j `, t I ' #:'{ I i • M /,/ M- $ ;. `,` r-6l+ 1 I I -! • I 'I • I ,- ./ z., L sl:; .1�� I I•. ''f• � I, '1't• �!, ''-'' f. . ; - .11I I 4•• �H�. RooERBu:EVA : , a I _.1I{ � , •' ;a `. HERB FACR"ITY 'S �''` �• v _j MM, .. HSa �i If ' • � y r I i i I '._, r I' '' !1 P� -+ Y.:a cotJLG91XA /, • 2 ' ' li (' i II B .. ,� L ,, - I 1 .. 17 16 If_ V*.,,' _.1/• '-'M - .. 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LEGEND COMMERCIAL RESIDENTIAL PUBLIC/SEMI-PUBLIC PARKS AND RECREATION CIRCULATION NC NEIGHBORHOOD COMMERCIAL H HIGH DENSITY G/I PUBLIC/SEMI-PUBLIC P CITY PARK ..... ARTERIAL STREET FIGUREZ GC GENERAL COMMERCIAL MR MEDIUM HIGH DENSITY ES ELEMENTARY SCHOOL NP NEIGHBORHOOD PARK FREEWAY PROPOSED AMENDMENT Co CAMPUS OFFICE M MEDIUM DENSITY 1H JUNIORMIGIISCHOOL NS NEIGHBORHOOD SQUARE SPECIFIC PLAN LAND USE MAP IND/O INDUSTRIAL/OFFICE L LOW DENSITY HS HIGH SCHOOL OS- OPEN SPACE �� SPECIFIC PLAN AREA SANTA RITA PROPERTY STREAM CORRIDOR N ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY j^ DUBLIN•CALIFORNIA . ,w m �..., MAY.199E Negative Declaration (Prepared pursuant to City of Dublin Environmental Guidelines,Section 1.7(c),5.5) Description of Project Proposed amendments to the land use and circulation diagrams of the Eastern Dublin Specific Plan to create a useable site for the proposed Santa Rita Business Center; adjusting the circulation system and remaining land uses to create a more efficient roadway system and reduce potential conflicts between adjacent uses;and adoption of a Development Agreement with infrastructure sequencing program. Project Location: The Santa Rita property encompasses 954 acres(Assessor's Parcel No. 946-15-1-4),of which approximately 705 acres are included within the adopted Eastern Dublin Specific Plan (January 1994). The site is bounded by Broder Boulevard on the north,I-580 to the south,Camp Parks on the west,and Tassajara Road on the east. Name of Proponent Alameda County Surplus Property Authority I hereby find that although the above project could have a significant effect on the environment, because the mitigation measures described on an attached sheet have been added to the project,there will not be a significant effect in this case. Attached is a copy of the Initial Study and Mitigated Negative Declaration documenting the reasons to support the above finding. Mitigation measures are included in the project to avoid potentially significant effects on the environment and are included as part of the Initial Study. Si ture Teri Ram Printed Name Associate Planner Title 8/23/96 Date Attachments Date Published: Date Posted: Date Notice Mailed: Considered by: ATTACHMENT 2- Action on Negative Declaration:Approved Disapproved Notice of Determination filed: Council Resolution No. EASTERN DUBLIN SPECIFIC PLAN AMENDMENT/GENERAL PLAN AMENDMENT FOR THE ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY SANTA RITA PROPERTY INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION CITY OF DUBLIN COMMUNITY DEVELOPMENT DEPARTMENT AUGUST 1996 TABLE OF CONIENPS Introduction 1 Project Description 4 Environmental Checklist Form 11 Checklist Responses and Environmental Analysis 20 List of Figures and Tables Figure 1-Local Vicinity 5 Figure 2-Adopted Specific Plan Land Use Map 6 Figure 3-Proposed Land Use Map 8 Table A-Adopted Specific Plan Land Use Summary 9 Table B-Proposed Specific Plan Land Use Summary 10 Appendices Appendix A- Public Notice and Responses Appendix B- Transportation Study and Proposed Text Amendments Appendix C- Noise Study Appendix D- Hazards Memorandum Appendix E- Mitigation Monitoring Matrix Appendix F- Executive Summary from Eastern Dublin General Plan Amendment and Specific Plan draft EIR INIRODUCIION GENERAL PURPOSE/SCOPE OF ENVIRONMENTAL REVIEW This Initial Study (IS) has been prepared to determine whether or not the proposed Eastern Dublin Specific Plan Amendment/General Plan Amendment for the Santa Rita property(project)will have a significant effect on the environment which is outside the scope of a prior Environmental Impact Report(EIR)for the Eastern Dublin Specific Plan (discussed below), and to identify feasible mitigation measures. Major features of the proposed project include: • Amendments to the land use and circulation diagrams of the Eastern Dublin Specific Plan to create a useable site for the proposed Santa Rita Business Center;amendments to the text and diagrams of the General Plan to update existing and proposed roadway designations,alignments,etc. • Adjusting the circulation system and remaining land uses to create a more efficient roadway system and reduce potential conflicts between adjacent uses. • Adoption of a Development Agreement with infrastructure sequencing program. If, based upon the information presented in this study, it is determined that the proposed project will not have any significant impacts or that such impacts can be mitigated,a Mitigated Negative Declaration will be issued.If it is determined that the proposed project will have one or more significant impacts that cannot be adequately mitigated, and which were not examined in the EIR for the Eastern Dublin Specific Plan,the lead agency (City)will require the preparation of an Environmental Impact Report(EIR). ENVIRONMENTAL PROCEDURES This IS has been prepared in accordance with the California Environmental Quality Act of 1970 (CEQA), as amended (Public Resources Code, Section 21000, et seq.) and the California Environmental Quality Act Guidelines(California Administrative Code Section 15000,et seq.)This report complies with the rules,regulations,and procedures for the implementation of the California Environmental Quality Act as adopted by the City of Dublin. -1- v1) INCORPORATION BY REFERENCE The project represents an amendment to a portion of the City's adopted Eastern Dublin Specific Plan(1994)and General Plan(1992).An Environmental Impact Report(EIR-State Clearinghouse No. 91103064) for the Eastern Dublin General Plan Amendment and Specific Plan was certified in May of 1993.The project site was included in the analysis of that EIR. CEQA Section 15150 states the following concerning incorporation by reference: "An EIR ... may incorporate by reference all or portions of another document which is a matter of public record or is generally available to the public.Where all or part of another document is incorporated by reference, the incorporated language shall be considered to be set forth in full as part of the text of the E1R..." As further required by CEQA Section 15150,the certified Eastern Dublin General Plan Amendment and Specific Plan(parts I-III)will be available for public inspection at the City of Dublin Community Development Department,100 Civic Plaza,Dublin,California, during normal business hours. Appendix F contains the Executive Summary of the Eastern Dublin General Plan Amendment and Specific Plan ER,which summarizes that project's potential environmental impacts and recommended mitigation measures. Also incorporated by reference is a Matrix which has incorporated the mitigation measures and action programs of the Eastern Dublin General Plan Amendment and Specific Plan which will reduce impacts of the proposed project to a level of insignificance.The Matrix was designed to use in evaluating specific project proposals in - Eastern Dublin for compliance with the Eastern Dublin Final ER and Mitigation Monitoring Program. The Matrix has been modified to include any additional mitigation measures required by this Initial Study. Therefore, the Matrix also serves as the mitigation summary and mitigation monitoring program for this proposed Mitigated Negative Declaration. The Matrix is attached as Appendix E (only those applicable mitigation measures/conditions are included). LEAD AGENCY/CONTACT PERSONS In accordance with Sections 15050 and 15367 of the State CEQA Guidelines,the City of Dublin has been designated the "lead agency" which is defined as the "public agency which has the principal responsibility for carrying out or disapproving a project." The project sponsor is also the City of Dublin. -2- Lead Agency/Project Sponsor Ms.Jeri Ram, Associate Planner Community Development Department 100 Civic Plaza P.O.Box 2340 Dublin, CA 94568 (510) 833-6610 (510)833-6628 Fax RESPONSIBLE/TRUSIBE AGENCIES Responsible agencies are those which have discretionary approval over one or more actions involved with development of the proposed project site. Trustee Agencies are state agencies having discretionary approval or jurisdiction by law over material resources affected by the project For the purposes of this project these agencies include, but are not limited to the following: • California Department of Fish&Game-Region 3 • Caltrans-Alameda Branch II and District ATSD Coordinator • U.S. Army Corps of Engineers • U.S.Fish and Wildlife Service TECHNICAL STUDTFS TJKM Transportation Consultants prepared a traffic report and Charles M. Salter Associates,Inc.prepared a noise impact assessment(both firms are under contract to the Alameda County Surplus Property Authority).These reports have been summarized in the text of the Initial Study and may be found in their entirety in the Appendices section -3- 3i PROJECT DESCRIPTION INTRODUCTION The Alameda County Surplus Property Authority (ACSPA), owner of the Santa Rita property within the City of Dublin,is requesting an amendment to the City's Eastern Dublin Specific Plan and General Plan to reflect proposed modifications to the land use and circulation pattern for the Santa Rita property. The Eastern Dublin Specific Plan planning area(consisting of approximately 3,300 acres) is located on the eastern edge of the City of Dublin,situated near the center of the Tri- Valley region,which includes the communities of Dublin,San Ramon,Pleasanton,and Livermore,and portions of both Alameda County and Contra Costa County. Interstate highways 580 and 680 provide regional access to the planning area.Figure 1 represents the local vicinity. The Santa Rita property encompasses 954 acres, of which approximately 705 acres are included within the adopted Eastern Dublin Specific Plan(January 1994). The site is bounded by Broder Boulevard on the north to I-580 on the south,and from Camp Parks on the west to Tassajara Road on the east Land use designations include a wide mix of residential densities, as well as retail, office, industrial, and semi-public uses. The property is also designated for an elementary school,a large community park,and an open space corridor along Tassajara Creek (designated as a major perennial stream). Total residential development based on average permitted densities is 2,971 units,over half being medium-high to high density units.Total non-residential development,based on average permitted floor area ratios(FARs),is approximately 5.8 million square feet The existing Specific Plan Land Use Map for the Santa Rita property is shown in Figure 2 DESCRIPTION OF PROPOSED PROJECT The primary purpose of the proposed amendment(project)is to permit the development of the 25-acre Santa Rita Business Center being proposed by Opus Southwest, to be located in the northwest corner of the property. The Business Center proposal will require a Specific Plan amendment to 1)create a viable site for the project by realigning the proposed segment of Hacienda Drive near Gleason Road;and 2)to accommodate the intensity of use being proposed for the development by essentially combining the current Campus Office and Industrial Park designations into a new Industrial/Office designation -4- 80 101 113M10,0 4 Walnut *Creek * Brentwood 80 * Stockton* Dublin * • * ---Pro-ject Site 280 -• Witafgals: NORTH • Local Vicinity Source:City of publin Fiaure 1 -5- " Gleason Drive Gil IP �c IP �� M CO 0 1444.'""""'"'""...."%ifiL.M,ES P GC ME _ M M H CO NC L.M.MH L.M.lvIIl GC Dublin Blvd. CO 4 GC CO Interstate 580 —VrA NC Neighborhood Commercial GC General Commercial CO Campus Office IP Industrial Park H High Density Residential MR Medium High Density Residential M Medium Density Residential L Single Family Residential Gil Public/Semi Public ES Elementary School P City Park NORTH Existing Land Use Map Source:City of Dublin Figure 2 j In addition to accommodating the needs of the Business Center,the applicant's proposed Specific Plan amendment has the following objectives:to adjust the remaining land uses to reduce potential conflicts with the adjacent uses; provide viable sites that can be marketed and developed in a logical fashion;and reflect the as-built location of Dublin Boulevard and specific or approved developments on the property.Figure 3 illustrates the proposed Specific Plan Land Use Map.Tables A and B summarize the existing and proposed land uses and intensities for the property. Proposed area-by-area Specific Plan land use changes are described in detail under the 'Land Use'heading of the Checklist and Responses section of this report The proposed amendment also adjusts the major roadway pattern to accommodate the Santa Rita Business Center.Specific adjustments to the circulation system are described under the 'Transportation' heading in the Checklist and Responses section of this report and in Appendix B. DISCRETIONARY ACTIONS Implementation of the proposed project will require a series of discretionary actions as listed below.The City of Dublin is the agency responsible for making the discretionary actions. Please note that one or more of the agencies listed on page 3 may have additional discretionary authority throughout the approval/planning process. • Adoption of the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring Program • Approval of Specific Plan text and map amendments • Approval of General Plan text and map amendments • Approval of a tentative parcel map • Approval of Planned Development(PD)rezone • Adoption of a Development Agreement • Site Development Review approval 7- Gleason Drive Gil t � IND/CO Cc M L cT a IND/CO F= GC M ES M MH < H MH L M GC o' DuDlin Blvd. U CO* GC GC/CO Interstate 580 NC Neighborhood Commercial GC General Commercial IND/CO Industrial/Campus Office H High Density Residential MH Medium High Density Residential M Medium Density Residential L Single Family Residential G/I Public/Semi Public ES Elementary School P City Park • Includes 5 acres of Neighborhood Commercial NORTH Proposed Land Use Map Source:City of Dublin Figure 3 -8 7 Table A Santa Rita Property Adopted Specific Plan-Land Use Summary Gross Acres Density Square Feet Units Land Use Category , General Commercial 103.0 .35/25 FAR 1,153,033 Neighborhood Corn. 18.0 0.30 FAR 235,224 Campus Office 140.8 .75/35 FAR 2,791,325 Public/Semi-Public 90.8 025 FAR 988,812 Industrial Park 53.4 028 FAR 651,309 High Density Resd. 36.3 35 du/ac 1,271 Med-High Density 39.5 20 du/ac 790 Medium Density 642 10 du/ac 642 Single-Family Resd. 89.2 4-55 du/ac 399 City Park 56.3 Open Space 24-6 . Elementary School 10.5 TOTAL 704.E 5,819,703 '2,9 2 Source: Appendix 4 of the adopted Fastern Dublin Specific Plan. FAR=Floor Area Ratio du/ac=dwelling units per acre Total shown in adopted Specific Plan was 2971 units,but appears to be a typographical error. -9 Table B Santa Rita Property Proposed Specific Plan-Land Use Summary Land Use Category Gross Acres Density Square Feet Units General Commercial 133.75 .21-.3 FAR 1,369,874 Campus Office' 79.05 .85/.40 FAR 2416,273 Public/Semi-Public 88.5 0.25 FAR 963,765 Industrial/Office 65.0 0.37 FAR 1,047,618 High Density Resd. 34.6 35 du/ac 1,211 Med-High Density 38.9 16-20 du/ac 747 Medium Density 60.2 10 du/ac 602 Single-Family Resd. 89.2 4-5.4 du/ac2 399 Community Park 56.3 Open Space/Creek 29.1 Elementary School 11.0 1 TOTAL 685.6' 5,797,530 2,459 Source: Alameda County Surplus Property Authority Includes 5.0 acres of Neighborhood Commercial Density ranges for Medium High and Single-Family reflect actual California Creekside densities. Acreage total does not correspond with adopted Specific Plan due to more accurate mapping. -10- ENVIRONMENTAL CHEc KLISr FORM INTRODUCTION The following two sections evaluate the potential impacts of the proposed project The environmental checklist, approved by the City and consistent with CEQA Guidelines, was used to focus this study on physical, social, and economic factors that may be further impacted by the proposed project The checklist indicates with a "potentially significant impact", "potentially significant unless mitigation incorporated", "less than significant impact",or"no impact/no new impact"for each specified potential impact The second section,Checklist Responses and Environmental Analysis,will respond and analyze in detail those impacts identified in the checklist A brief explanation is required for all answers except"no impact"answers that are adequately supported.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. "No new impact" responses are briefly summarized. 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 Easter Dublin General Plan Amendment and Specific Plan Final EIR and Addendum; 7) Not applicable. An Initial Study is a preliminary analysis prepared by the lead agency to determine whether an EIR or Negative Declaration must be prepared and to identify the significant effects to be analyzed in an EIR(CEQA Guidelines Sec. 15365). An Initial Study may also be used to determine whether a project is within the scope of a previously prepared Program EIR(CEQA Guidelines Sec.15168(c)).The Initial Study for the proposed Santa Rita property and associated Specific Plan and General Plan Amendments will serve to focus on effects determined to be potentially significant In accordance with CEQA Guidelines,the following checklist has been prepared that identifies any environmental effects. -11- ENVIRONMENTAL CHECKLIST 1. Project Title: Eastern Dublin Specific Plan Amendment/General Plan Amendment for the Alameda County Surplus Property Authority Santa Rita Property 2. Lead Agency Name: City of Dublin 3. Contact person and phone number. Ms.Jeri Rain,Associate Planner (510)833-6610 4. Project location: The Santa Rita property encompasses 954 acres(Assessor's Parcel No.946-15-1-), of which approximately 705 acres are included within the adopted Eastern Dublin Specific Plan (January 1994).The site is bounded by Broder Boulevard on the north to I-580 on the south,and from Camp Parks on the west to Tassajara Road on the east 5. Project sponsor's name and address: Alameda County Surplus Property Authority, 224 W. Winton,Room 151,Hayward,California. Contacts:Stuart Cook or Pat Cashman 6. General plan designation:Refer to Table A 7. Zoning: Refer to Figure 2 8: Description of project:The primary purpose of the proposed amendment(project)is to permit the development of the 25-acre Santa Rita Business Center being proposed by Opus Southwest,to be located in the northwest corner of the property.The Business Center proposal will require a Specific Plan amendment to 1)create a viable site for the project by realigning the proposed segment of Hacienda Drive near Gleason Road;and 2)to accommodate the intensity of use being proposed for the development by essentially combining the current Campus Office and Industrial Park designations into a new Industrial/Office designation The project site is generally flat and largely vacant Tassajara Creek bisects the site in a north-south 'direction and contains the majority of tress-ori-site.Several public facilities(California Highway Patrol,County corporation yard,and animal shelter)located north of Gleason Drive will remain. Numerous decrepid buildings associated with the old Navy Hospital are in the process of being removed. 9. Surrounding land uses and setting: Camp Parks Army Base is located to the west,Santa Rita County jail to the north,I-580 and the City of Pleasanton to the south,and vacant agricultural land designated for a variety of urban uses to the east(part of adopted Eastern Dublin Specific Plan). • 10. Other public agencies whose approval may be required during the processing of future site- specific applications: California Department of Fish&Game-Region 3;Caltrans-Alameda Branch II and District ATSD Coordinator;U.S.Army Corps of Engineers;US.Fish and Wildlife Service. -12- `ll 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 0 Public Services gi ❑ Population and Housing a Biological Resources 0 Utilities and Service Systems ❑ Geological Programs ❑ Energy and Mineral Resources 0Culturalultuc a WaterHazards Res ources ❑ irQ � g Noise a Recreation a Mandatory Findings of Significance DETERMINATION: ❑ 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 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 an 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. ❑ I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this cacP 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,including revisions or mitigation measures that are imposed upon the proposed project -23-93 Date Signature �+' Printed Name For -13- 2- ENVIRONMENTAL IMPACTS Potentially Significant Potentially Unless Lase than Significant Mutation Significant No Impact/ l LAND USE AND PLANNING. Would the �� inconsonant Impact No New Impact proposal: a) Conflict with general plan designation or zoning? ❑ ❑ ® ❑ b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? ❑ ❑ ® ❑ c) Be incompatible with existing land use in the ❑ ❑ ❑ vicinity?(2,4,6) d) Affect agricultural resources or operations(e.g., impacts to soils or farmlands,or impacts from incompatible land uses)?(6) ❑ ❑ ❑ El e) Disrupt or divide the physical arrangement of an established community(including a low income ❑ ❑ ❑ or minority community)?(7) IL POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local ❑ ❑ ® ❑ population projections? b) Induce substantial growth in an area either directly or indirectly(e.g.,through projects in an undeveloped area or extension of major ❑ ❑ ❑ infrastructure)?(6) c) Displace existing housing,especially affordable ❑ ❑ ❑ housing?(7) III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture?(6) ❑ ❑ ❑ b) Seismic ground shaking?(6) c) Seismic ground failure,including liquefaction? (6) ❑ ❑ ❑ -14- 43 Potentia➢y Sign nicest Potentiality Unless Less San Significant Mitigation SI=d&ad No Impact/ d) Seiche,tsunami,or volcanic hazard?(7) impact Ioeorpo.rted Impact No Na..baa.ct ❑ ❑ ❑ e) Landslides or mudflows?(4,6) f) Erosion,changes in topography or unstable soil conditions from excavation,grading,or fill?(6) ❑ ❑ ❑ g) Subsidence of land?(6) ❑ ❑ ❑ h) Expansive soils?(6) ❑ ❑ Cl i) Unique geologic or physical features?(4,6) 1V. WATER-Would the proposal result in: a) Changes in absorption rates,drainage patterns,or the rate and amount of surface runoff?(6) ❑ ❑ ❑ b) Exposure of people or property to water related hazards such as flooding?(6) ❑ ❑ ❑ El c) Discharge into surface waters or other alteration of surface water quality (e.g., temperature, dissolved oxygen or turbidity)?(6) d) Changes in the amount of surface water in any water body?(6) ❑ ❑ ❑ e) Changes in currents,or the course or direction of ❑ water movements?(6) - ❑ CI Li f) Changes 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 Elgroundwater recharge capability?(6) CI ID si g) Altered direction or rate of flow of groundwater? ❑ ❑ ❑ (6) 0 ❑ ❑ h) Impacts to groundwater quality?(6) i) Substantial reduction in the amount of CIgroundwater otherwise available for public water CI supplies?(6) -15- Potentially Significant V. AIR QUALITY.Would the proposal: POD Unless Less than Significant Mitigation Significant No Impact/ Impact a) Violate any air quality standard or contribute to �`mrpO1ateal I"'0aei No New Impact an existing or projected air quality violation?(6) ❑ 0 ❑ ea b) Expose sensitive receptors to pollutants?(6) ❑ 0 0 gig c) Alter air movements,moisture,or temperature,or cause any change in climate?(6) ❑ ❑ 0 go d) Create objectionable odors? 0 0 al ❑ VI. TRANSPORTATION/CIRCULATION. Would the proposal result in.- a) Increased vehicular trips or traffic congestion?(3) ❑ ❑ ❑ II b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses(e.g.,farm equipment)? 0 to ra ❑ c) Inadequate emergency access or access to nearby 0 0 la ❑ uses? d) Insufficient parking capacity onsite or offsite? 0 to la ❑ e) Hazards or barriers for pedestrians or bicyclists? • (6) 0 ❑ 0 lif • f) Conflicts with adopted policies supporting _ alternative transportation (e.g., bus turnouts,_ bicycle racks)?(6) 0 0 0 rgi g) Rail,waterborne or air traffic impacts?(7) ❑ 0 0 • LW VIE BIOLOGICAL RESOURCES. Would the proposal result in impacts to: • a) Endangered,threatened or rare species or their 0 0 0 fa habitats(including but not limited to plants,fish, insects,animals,and birds)?(6) b) Locally designated species (e.g., heritage ❑ 0 ❑ la trees)?(5) c) Locally designated natural communities(e.g.,oak 0 ❑ ❑ eg forest,coastal habitat,etc.)?(4,6) d) Wetland habitat(e.g.,marsh,riparian,and vernal 0 0 0 la pool)?(6) e) Wildlife dispersal or migration corridors?(6) 0 0 0 ta —16— Z/C Paaoaa➢y Signiaont VIIL ENERGY AND MINERAL RESOURCES. Pommy links, Lou than Would the proposal: Significant ?SCLidion Sieni8ud No Impact/ Impact Inco,ponded Impact No New Impact a) Conflict with adopted energy conservation ❑ plan?(7) D 0 b) Use nonrenewable resources in a wasteful and ❑ ❑ inefficient manner7(2,6) ❑ pa c) Result in the loss of availability of a known mineral resource that would be of future value to 0 ❑ the region and the residents of the State?(7) ❑ la IX.HAZARDS.Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances(including,but not limited ❑ to ❑ to,oil,pesticides,chemicals,or radiation)? 0 b) Possible interference with an emergency response ❑ ❑ plan or emergency evacuation plan?(7) a is c) The creation of any health hazard or potential a ® ❑ health hazard? ❑ d) Exposure of people to existing sources of ® ❑ 0 potential health hazards? a e) Increased fire hazard in areas with flammable a ❑ brush,grass,or trees?(6) - a ge X. NOISE Would the proposal result in: a) Increases in existing noise levels?(3,6) ❑ ❑ ❑ b) Exposure of people to severe noise levels?(3,6) a a ❑ ta XL PUBLIC SERVICES.Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a ❑ a) Fire protection?(2,6) a a a ca b) Police protection?(2,6) ntoc) Schools? (2,6) a 0 lig d) Maintenance of public facilities,including roads? a a (2,6) ❑ a e) Other government services?(2,6) ❑ -17- 110 Potentially Stgmi6eam Potentially Unless Less dun XIL UTIIdTIES AND SERVICE SYSTEMS. SttnL& Mitigation Significant No Impact/ Impact Incamossmrd Impact No New Impact Would the proposal result in a need for new systems or supplies,or substantial alterations to the following: a) Power or natural gas?(6) a ❑ a b) Communication systems?(6) ❑ a ❑ c) Local or regional water treatment or distribution a a ❑ systems?(6) d) Sewer or septic tanks?(2,6) a a ❑ gig e) Storm water drainage?(6) a ❑ a f) Solid waste disposal?(6) a a ❑ gip g) Local or regional water supplies?(6) ❑ a a XIII. AES1MLI'ICS.Would the proposal: a) Affect a scenic vista or scenic highway?(6) a a a b) Have a demonstrable negative aesthetic effect? a a a eg (6) c) Create light or glare? ❑ ❑ ® a XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources?(6) in a a b) Disturb archaeological resources?(6) a a a c) Have the potential to cause a physical change ❑ ❑ ❑ la which would affect unique ethnic cultural values? (4,6) d) Restrict existing religious or sacred uses within a a a st the potential impact area?(7) XV. RECREATION.Would the proposal: a) Increase the demand for neighborhood or ❑ a a ea regional parks or other recreational facilities?(6) b) Affect existing recreational opportunities?(6) a ❑ ❑ -18- 41 Poirsttlaily si=d6o I • Potentially Unless Less than Significant Mitigsttoa Significant No Impact/ Impact haomomed hopact No New Impact 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 pre-history? 0 ❑ ❑ b) Does the project have the 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? ❑ ❑ ❑ -19- CHECKLIST RESPONSES AND ENVIRONMENTAL ANALYSIS The following section provides responses to those questions in the previous section.Each subsection is annotated with the number,name and letter corresponding to the checklist form.Sources used to complete the IS include the City of Dublin General Plan,Eastern Dublin Specific Plan and EIR, the proponents application, and the technical reports listed on page 3 of this study. Please note that a majority of the potential impacts discussed within this Initial Study (checked as"no new impact")were analyzed in the Eastern Dublin GPA/SPA Final EIR (incorporated by reference) and mitigation measures adopted.The issues which were previously analyzed are noted below and mitigation measures and/or policy numbers are noted (derived from the City's matrix). It should be noted that for the purposes of this analysis,impacts to the adopted Specific Plan itself(i.e. conflicts with goals and policies),as well as what potential impacts the proposed amendments could have on the environment should the future development occur,were considered and analyzed. L LAND USE AND PLANNING Existing Setting Please refer to the Eastern Dublin GPA/SPA Final EIR for a description of the existing land use and planning setting. Potential Impacts and Mitigation Measures Significance Criteria:According to CEQA Guidelines Appendix G,a project may have a significant impact on existing land uses if it would:1)disrupt or divide the physical arrangement of an established community; 2) conflict with established recreational, educational,religious,or scientific uses in an area;3)convert prime agricultural land to non-agricultural land or impair the productivity of prime agricultural land;or 4)conflict with adopted environmental plans and goals of the community where it is located. Impact Pro*ctapproval may result in conflicts with the City's General Plan designations or zoning for the sik. This impact is considered less than significant -20- Ltd' The proposed Specific Plan Amendment and General Plan Amendment incorporate minor adjustments to the arrangement of land uses within the project area,and combine two previously adopted land uses into a single use category to allow for greater flexibility(combines the current Campus Office and Industrial Park designations into a new Industrial/Office designation to accommodate the mix and intensity of uses being proposed for the development).The policies outlined in the Eastern Dublin Specific Plan and the City's General Plan and which are designed to guide use and development of the area,generally support the proposed land use amendments as proposed.Presuming adoption of the proposed amendments,any impacts that may arise are anticipated to be less than significant. No mitigation is required. Impact Project approval may result in conflicts with applicable p environmental plans or policies adopted by agencies with jurisdiction over the project This impact is considered less than significant The proposed Specific Plan Amendment and General Plan Amendment,as noted above, include adjustments to land uses previously approved.No areas previously planned for open space in the adopted Eastern Dublin Specific Plan nor the City's General Plan are proposed for development, and similarly, no lands previously contemplated for development are proposed for open space.The magnitude and intensity of development that could occur if the amendments are adopted as proposed are relatively similar to those shown under the adopted Specific Plan.As such,any impacts that may arise are anticipated to be less than significant No mitigation is required. Impact Project approval may result in incompatibilities with existing land uses in the vicinity (both on- and off-site). This impact was addressed in the prior k'IR.No new impacts are anticipated from the proposed project Please note that although this impact was addressed in the prior EIR, updated information regarding surrounding land uses and their potential incompatibility has been included below. Off-site land uses Off-site land use impacts for the proposed project are similar to those analyzed for the adopted plan,including the proximity of Camp Parks to the west and the Santa Rita Rehabilitation Center (jail) and Alameda County Sheriffs Firing Range and Training Center and California Highway Patrol office located to the north -21- Potential impacts associated with off-site land uses include noise generated by Camp Parks and the Sheriffs training center(please refer to section X.Noise,for a complete discussion)and security concerns with the Rehabilitation Center.Some future residents in the northeast portion of the Specific Plan area(as well as future business in along the northern and western Specific Plan boundaries) may perceive the proximity of the Rehabilitation Center and it's release program as a potential land use conflict. This potential conflict is more of a social and marketing concern rather than an actual land use conflict,and is not considered an environmental impact per se.At present,there are no physical barriers(other than roadways)separating the specific plan area from these off-site uses. No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. On-site land uses Potential incompatibilities for the proposed project are similar to those analyzed for the adopted plan.The focus is on the proximity of residential to non-residential uses and can be manifested in many ways including:noise,odor,light and glare,and visual impacts. The proposed land uses represent a similar mix as that 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 No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. Mitigation Measures: Implementation of the following mitigation measures will reduce potential impacts associated with off-site land use incompatibilities to a level of insignificance. Mitigation Measure 03.01/01.0 from the Eastern Dublin GPA/SPA Final EIR is applicable. No mitigation is required for potential on-site land use incompatibilities. Impact Project approval may affect agricultural resources or operations (e.g., impacts to soils or farmlands, or impacts from incompatible land uses). This impact was addressed in the prior ELK and identified as less than significant No new impacts are anticipated from this proposed project As indicated in the prior EIR,loss of agricultural land (dry fanning occurs on-site)is considered an insignificant impact due to the fact that underlying lands are not -22- considered "prime". No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. ii POPULATION AND HOUSING Existing Setting Development of the Specific Plan area is in the very early stages, with only one couare feet) and a 277 mixed-unit residen development approved.A 422,800 sqercial development (800,000 uare foot business center currently proposed d in the planning process. Potential Impacts and Mitigation Measures Significance Criteria: CEQA Guidelines Appendix G indicates that a project would have a significant effect on the environment it if will induce substantial growth or concentration of population or displace a large number of people.Typically,an increase in population or housing is not considered an environmental impact in and of itself,but rather the secondary impacts(such as traffic generation and demand on public services) are those considered potentially significant From the information provided in Tables A and B,it is calculated that buildout of the Santa Rita Property would result in a daytime population of approximately 16,257 employees under the adopted scenario and 16,403 under the proposed scenario. A residential population of approximately 6,267 is anticipated under the adopted scenario and 6,395 for the proposed scenario.(All calculations were based on generation factors given in Table 3.2-5 of the draft EIR for the Eastern Dublin General Plan Amendment and Specific Plan,Part I,page 3.2-7,except for the new Industrial/Office designation, for which an average of Industrial Park and Campus Office was used).This represents an increase of less than 1%for employees and 2%for residents for proposed populations versus adopted. approval result in a cumulative exceedence of official regional Impact Probe apP ✓or local population projections. This is considered a less than significant impact. As indicated above,buildout of the Santa Rita property under proposed land uses would result in a negligible increase of employee populations and a very small increase in residential populations over buildout under the adopted scenario. The Santa Rita property encompasses a portion of the Easter Dublin Specific Plan area, a majority of which still remains undeveloped. Although the proposed plan represents an increase over adopted uses,because so much remains to be developed and because the increases are so small,it is anticipated that they can be off-set during the remaining planning and 3. buildout of the Specific Plan area. -23- No mitigation is required. Impact Project approval may induce substantial growth in an area either directhj or indirectly(e.g.,though projects in an undeveloped area or extension of major infrastructure).This impact was addressed in the prior EIR.No new impacts are anticipated from this proposed project Adoption of the Eastern Dublin Specific Plan signified the City's intent to introduce substantial growth in an area that previously supported minimal development Growth- inducing impacts associated with the adopted Specific Plan were analyzed in the prior EIR. The proposed amendments represent minor changes to the plan, with similar growth-inducing impacts anticipated.No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. III GEOLOGIC PROBLEMS Existing Setting Please refer to the Eastern Dublin GPA/SPA Final EIR(incorporated by reference)for the existing geologic setting for the project site. Potential Impacts and Mitigation Measures Significance Criteria:CEQA Guidelines Appendix G indicates that a project may have significant impacts on the environment if it interferes substantially with groundwater recharge,causes substantial flooding,erosion or siltation,or exposes people or structures to major geologic hazards. Impact Project approval may result in exposure of future on-site residents to potential impacts involving faultrupture.This impact was addressed in the prior EIR and was determined to be less than significant No new impacts are anticipated from this proposed project No la-town 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. No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. No mitigation measures required. Impact Project approval may result in exposure of future on-site residents to potential seismic ground shaking and/or seism ic ground failure,including liquefaction.This impact was addressed in the prior LiE. No new impacts are anticipated from this proposed project -24- Please refer to the Eastern Dublin GPA/SPA Final EIR for a discussion of this potential impact No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. Mitigation Measures:According to the prior EIR,implementation of mitigation measure 03.06/01.0 will reduce but cannot completely eliminate hazards associated with groundshaldng.Implementation of the remaining mitigation measures listed will reduce secondary effects of earthquake groundshaking to a level of insignificance. Mitigationmeasures 03.06/01.0,03.06/04.0,03.06/07.0,03.06/09.0,and 03.06/11.0 from the Eastern Dublin GPA/SPA Final EIR are applicable. Impact Project approval may result in erosion,changes in topography,or unstable soil conditions from future excavation,grading, or filL This impact was addressed in the prior ElK. No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce this impact to a level of insignificance. Mitigation measures 03.06/27.0-28.0 from the Eastern Dublin GPA/SPA Final EIR are applicable. Impact Future development on-site may result in expansive soils and subsidence of land.This impact was addressed in the prior EIR No new impacts are anticipated from this proposed project Expansive soils and bedrock are present on the project site and have the potential to cause damage to foundations,slabs and pavements.Expansive soils and rock tend to shrink upon drying and swell upon wetting.This process can cause distress to overlying structures and infrastructure.No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce this impact to a level of insignificance. Mitigation measures 03.06/14.0-16.0 from the Eastern Dublin GPA/SPA Final EIR are applicable. IV. WATER Existing Setting Please refer to the Eastern Dublin GPA/SPA Final EIR(incorporated by reference)for the existing water setting for the project site. Potential Impacts and Mitigation Measures Significance Criteria: CEQA Guidelines Appendix G indicates a project may have a significant effect on the environment if it substantially degrades water quality, contaminates a public water supply,or substantially degrades or depletes ground water resources. Impact Development of the project site may result in changes in absorption rates, drainage patterns, or the rate and amount of surface water. This impact was addressed in the prior EIR No new impacts are anticipated f,on:this proposed project 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.No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce this impact to a level of insignificance. Action Programs 11.210,9X,and Mitigation Measure 03.05/46.0 from the Eastern Dublin GPA/SPA Final EIR are applicable. Impact Development of the project site may result in the exposure of people or property to water related hazards such as flooding. This impact was addressed in the prior EIK No new impacts are anticipated from this proposed project As development occurs in the area,more impervious surfaces will be created due to paved streets and building development This will increase runoff to Tassajara Creek. Improvement to creek channels in the project area will be required by Zone 7.Basically, Zone 7 requires that the hydraulic capacity of the channel be sufficient to carry the 100- year design flow with one-foot of freeboard at the ultimate upstream development Already flooding occurs along Tassajara Creek during conditions that are less severe than 100-year flood due to an undersized culvert Thus with development,it is inevitable -26- �h that significant channel improvements will be required along Tassajara Creek.It should be noted that more creek channel acreage is being proposed than what is shown for the adopted plan, which is considered a benefit of the proposed plan. No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce this impact to a level of insignificance. Action Programs 11.210,9W,9X and Mitigation Measures 03.05/44.0,03.05/45.0, 03.05/47.0, 03.05/48.0 from the Eastern Dublin GPA/SPA Final EIR are applicable. It should be noted that the applicant has submitted a Master Storm Drainage Plan which has been conditionally approved by the City of Dublin Public Works Department Impact Development of the project site may result in discharge into surface waters or other alteration of surface water quality.This impact was addressed in the prior WC No new impacts are anticipated front this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce this impact to a level of insignificance. MitigationMeasures 03.05/49.0,03.05/51.0,03.05/53.0,03.05/51.0,and 03.05/55.0 from the Eastern Dublin GPA/SPA Final ItiR are applicable. Impact Development of the project site may result in changes in the amount of surface water in any water body or changes in currents,or the course or direction of water movement This impact was addressed in the prior EIR and determined to be less than signif rcant No new impacts are anticipated jrora this proposed project Due to the fact that future on-site development will be required to adhere to requirements of Zone 7 and the City's NPDES permit no significant impacts to Tassajara Creek are anticipated with regard to increased surface water or changes in currents or the course or direction of the creek.No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. No mitigation measures are required. -27- Impact Development of the project site may result in changes in the quantity of groundwalers,altered direction or rate of flow of groundwater or impacts in water qunlirj or a substantial reduction in the amount of groundwater otherwise available for public water supplies.This impact was addressed in the prior EIR. No new impacts are anticipated from this proposed Proliect 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce this impact to a level of insignificance. Mitigation measures 03.06/12.0 and 03.06/26.0 from the Eastern Dublin GPA/SPA Final EIR are applicable. V. AIR QUALITY Existing Setting Please refer to the Eastern Dublin GPA/SPA Final EIR(incorporated by reference)for the existing air quality setting for the project site. Potential Impacts and Mitigation Measures Significance Criteria: CEQA Guidelines Appendix G indicates that a project will normally have a significant effect on the environment if it violates any ambient air quality standard, contributes substantially to an existing or projected air quality violation, or exposes sensitive receptors to substantial pollutant concentrations. Impact Development of the project site may result in construction-related air quality impacts including short-term violation of adopted standards or contribution to an existing or projected air quality violation,and result in exposure of sensitive receptors to pollutants. This impact was addressed in the prior LIR. No new impacts are anticipated from this proposed picL 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 Final EIR are expected to occur. Mitigation Measures:Implementation of proposed mitigation measures will reduce the impact of dust emissions as related to PM-10 to a level of insignificance. The Eastern -28- Dublin GPA/SPA Final EIR indicates that impacts related to construction equipment and vehicle emissions will remain potentially significant even after implementation of proposed mitigation measures. Mitigation measures 03.11/01.0, 03.11/020, 03.11/03.0, 03.11/04.0 from the Eastern Dublin GPA/SPA Final EIR are applicable. Impact Development of the project site will result in traffic-related air quality impacts.This impact was addressed in the prior LIR.No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures: Implementation of the following mitigation measures will not achieve the 98%reduction in project-related traffic needed to reduce emissions below the ozone precursor significance threshold.The Eastern Dublin GPA/SPA Final EIR indicates that residual air quality impacts will remain significant Mitigation Measures 03.11/06-11 from the Eastern Dublin GPA/SPA Final EIR are applicable. Impact Development of the project site will result in air quality impacts related to stationary source emissions. This impact was addressed in the prior EIR. No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures: Implementation of the following 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 Mitigation measures 03.11/120 and 03.11/13.0 from the Eastern Dublin GPA/SPA Final EIR are applicable. Impact Development of the project area may result in the creation of objectionable odors. This is considered a less than significant impact Some commercial/industrial uses, such as fast-food restaurants and certain types of manufacturing,can create odors that may be deemed objectionable to the local populace. -29- 5� The likelihood of impacts increases when residential and non-residential uses are proposed in close proximity, as with the proposed project However, through Site Development Review and Conditional Use Permits,standard conditions of approval such as installation of appropriate ventilation and/or scrubbers,it is anticipated that buildout of the project site would result in a less than significant impact No mitigation is required. VI. TRANSPORTATION/CIRCULATION TJKM Transportation Consultants (under contract to the applicant) prepared a Traffic Study which is included in its'entirety in Appendix B.Portions of this study have been summarized below. Introduction The Eastern Dublin Specific Plan was completed in 1992 to serve as a planning framework for future growth and development of the Eastern Dublin area. The plan provides a comprehensive land use program as well as recommended infrastructure needs to support the future growth. There is a need to update the Specific Plan to reflect current refinements to the land use plan and the transportation network.Currently the County of Alameda is proposing a new update to the Specific Plan. There are no new developments or higher density proposed in the updated plan.The changes are all relatively minor;they affect only the local area trip distribution and routing with no regional impact The major change in the transportation network involves revising the alignment of Hacienda Drive north of Central Parkway(also referred to as the Transit Spine)so that it heads straight north to intersect Gleason Drive at a right angle.In the existing Specific Plan, Hacienda Drive is routed at a diagonal and intersects Gleason Drive at a point west of the new location. The new alignment provides a better connection between Hacienda Drive and Gleason Drive and allows Gleason Drive to serve as an alternative route to Dublin Boulevard.In addition,Arnold Drive is added to the network west of Hacienda Drive going from Gleason Drive to the BART station area south of Dublin Boulevard. The traffic study was done using the Tri-Valley Model with the 2010 expected land use scenario. A number of enhancements to the model were implemented and are described in Appendix A of TJKM's report Two future horizons were analyzed in this study for each of the three scenarios:Year 2010 and build-out of the Dublin area. The analysis has shown that the new roadway network improves traffic flow in Eastern Dublin by lowering traffic volumes on Central Parkway and, to a lesser extent, on -30- ��l Dublin Boulevard and Tassajara Drive.This is due to the fact that the Hacienda/Gleason Drive arterial link is much more attractive in the refined plan due to the removal of the Hacienda diagonal. For the same reason,there are improved operations at intersections along Tassajara Road. This results in better circulation in the area north of Dublin Boulevard and also provides some relief to the heavy traffic on Dublin Boulevard. Existing Setting Information and data regarding the existing project area conditions are shown in Traffic e Eastern Dublin GPA/SPA Final EIR (incorporated by reference) and TJKM Study,located in Appendix B. Potential Impacts and Mitigation Measures Significance Criteria:CEQA Guidelines Appendix G states that a project will normally have a significant effect on the environment if it will cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system. Imps Implementation of the proposed project may result in increased vehicular trips or traffic congestion.This impact was addressed in the prior EIR No new impacts are anticipated from this proposed project The projected average daily traffic volumes on the major roadways for the three scenarios are illustrated in Figure 5 and Figure 6 of TJKM's Traffic Study(see Appendix B),for 2010 and Dublin Build-Out,respectively. Due to the better connection linking Gleason Drive with Hacienda Drive without the back-tracking of the diagonal connection,the proposed plan attracted more traffic to Gleason Drive west of Tassajara Road and Hacienda Drive between Gleason Drive and Dublin Boulevard.Tassajara Road has less traffic because of the traffic diversion to Hacienda Drive.Dublin Boulevard has less traffic between Hacienda Drive and Tassajara Road because Gleason Drive has become a viable alternative for east-west traffic. The a.m.and p.m.peak hours intersection level of service results are included in Tables 4 and 5 of TJKM's Traffic Study (see Appendix B).The biggest improvement with the proposed plan is at the intersection of Tassajara Road and Gleason Drive, due to the decrease in southbound through traffic. At this location LOS E condition improves to LOS C Only one intersection is projected to operate at LOS E or worse during one or both peak hours during 2010 for the proposed plan.Three intersections are projected to operate at LOS E or worse during one or both peak hours during Dublin Build-Out for the proposed plan.However,traffic conditions at this intersection under the proposed plan are no worse than were already identified in the Eastern Dublin GPA/SPA Final EIR. -31- The proposed amendments will not have any site-specific impacts on the County's property nor the proposed Opus property.With project approval,no intersections result in a degradation that is considered unacceptable. Mitigation Measures: Implementation of the following 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. Mitigation measures 03.03/01,03.03/021,03.03/13,03.03/15,03.03/15.1-15.3 and 03.12/07 from the Eastern Dublin GPA/SPA Final EIR are applicable. Impact Future on-site developments may result in hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g.,farm equipment). This is considered a less than significant impact Considering the major existing/proposed roadways on-site,the proposed project actually represents an improvement in safety and design over the existing plan due to the removal of the Hacienda Drive "diagonal". All projects must go through a site development process prior to approval and are required to meet all City zoning standards. No mitigation measures are required. Impact Future on-site developments may result in inadequate emergency access or access to nearby uses.This is considered a less than significant impact All projects must go through a site development process prior to approval and are required to meet all City zoning standards. No mitigation measures are required. Impact Future on-site developments may have insufficient parking capacity on-or off-site. This is considered a less than significant impact 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 (Industrial/Office), future developments will be required to meet the City zoning standards for each use(i.e.,if 40%of the project is proposed for industrial uses and 60% for office,then 40%of the parking must meet the industrial standard and 60%the office standard). -32- lI l No mitigation measures are required. Impact Development of the project area may result in hazards or barriers for pedestrians or bicyclists.This impact was addressed in the prior LIR No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures: Implementation of the following mitigation measures will reduce this impact to a level of insignificance. Mitigation measure 03.03/16.1 from the Eastern Dublin GPA/SPA Final EIR would apply. Impact Future on-site developments may result in conflicts with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks). This impact was addressed in the prior EIR. No new impacts are anticipated from this proposed project Pleas 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 Final EIR are expected to occur. Mitigation Measures: Implementation of the following mitigation measures will reduce this impact to a level of insignificance. Action Program 5B from the Eastern Dublin Specific Plan would apply. VII BIOLOGICAL RESOURCES Existing Setting Please refer to the Eastern Dublin GPA/SPA Final EIR for a discussion of the biological resources existing conditions. Potential Impacts and Mitigation Measures Significance Criteria: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. -33- �d Impact Development of the project site may impact endangered,threatened or rare species or their habitats(including but not limited to plants,fish,insects, animals,and birds).This impact was addressed in the prior EIR.No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. It should be noted that although the prior EIR did not identify endangered species on the County's property, the Eastern Dublin GPA/SPA Final EIR requires certain investigations and protocols prior to issuance of a building permit Mitigation Measures: Implementation of the following mitigation measures will reduce this impact to a level of insignificance. Mitigation measure 03.07/28.0 would apply. Impact Future development on the County property (other than the Opus site) may result in impacts to on-site wetland habitats(e.g.,marsh,riparian,and vernal pool).This impact was addressed in the prior EIR No new impacts are anticipated from this proposed project Please refer to the Eastern Dublin GPA/SPA Final EIR for a discussion of this impact Wetlands were not identified for the Opus project site. No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. Mitigation Measures: Implementation of the following mitigation measures will reduce this impact to a level of insignificance. - Mitigation measures 03.07/06-09, 03.07/11,and 03.07/17 are applicable. Impact Development of the project site may result in impacts to wildlife dispersal or migration corridors. This impact was addressed in the prior ELK and deemed to be less than significant No new impacts are anticipated front this proposed project 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 Final EIR are expected to occur. No mitigation is required. -34- (23 VIII. ENERGY AND MINERAL RESOURCES Existing Setting Although partially developed in the past with urban uses, these are no longer in existence. Other portions of the site currently have dry farmland rotation crops. No mineral resources are known to exist on the project site. Potential Impacts and Mitigation Measures Significance Criteria: CEQA Guidelines Appendix G states that a project will normally have a significant effect on the environment if it will use fuel,water or energy in a wasteful manner or encourage activities which result in the use of large amounts of fuel, water or energy. The proposed project represents an amendment to the adopted Eastern Dublin Specific Plan The project site is not subject to any adopted energy conservation plan.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. No mineral resources are known to exist on-site, therefore no impacts are anticipated. IX. HAZARDS Information for this section is provided by the Alameda County General Services Agency,from an interoffice memorandum dated May 13,1996.This memorandum can be found in Appendix D. Existinggttin The project site was formerly owned by the U.S. government as part of Camp Shoemaker,and contained a military hospital and numerous support buildings that were reportedly constructed in the 1930's-1940's.The military facility was doseddrr World War II, then reopened during the Korean War before shuttingdown y Following the closure,Alameda County first leased,then purchased the property from the military for use as a jail,which occupied former Navy buildings (]mown as Old Greystone) near I-580 until 1989 when the new jail facility was completed north of Broder Boulevard.Other buildings on the site have been used for warehousing County stores,and the County animal shelter was located just north of Dublin Boulevard until earlier this year.Portions of the property were also used intermittently for agricultural operations relating the jail, including a pig farm north of Gleason Drive and a greenhouse on the site currently planned for residential uses by Kaufman and Broad. -35- tD A number of studies have been conducted over the years to ascertain the location and nature of potential hazardous materials,including Underground Storage Tanks(USTs), buildings containing asbestos, or other environmental contaminants. A list of environmental reports in the County's files pertaining to the Santa Rita property is included in Appendix D. All known storage tanks located on the property south of Gleason Drive have been removed, and have received closure letters from the appropriate regulatory agencies.Asbestos removal from existing buildings is currently underway, with demolition of all existing structures scheduled to be completed by August,1996. Please refer to Appendix D for a more complete description of the USTs previously located on the project site. Potential Impacts and Mitigation Measures Significance Criteria:CEQA Guidelines Appendix G states that a project will normally have a significant effect on the environment if it will create a potential public health hazard or involve the use,production or disposal of materials which pose a hazard to people or animal or plant populations in the area affected,or interfere with emergency response plans or emergency evacuation plans. Due to the large size,history and complexity of the Santa Rita property,the applicant (County)has not pursued investigation and complete remediation of the entire property at once. The long (and largely undocumented)history of use for military and other activities leaves the potential for discovery of currently unknown underground tanks or other environmental concerns. The County has therefore recommended site-specific Phase I and II investigations be conducted as part of the purchase process of particular portions of the property.Some investigations performed to date have indicated higher than normal levels of DDT associated with planter beds in the old greenhouse on the site As a result the County is in the process of having the contaminated soils removed to an appropriate landfill. Impact Development of the piujectsiie may result in a risk of accidental explosion or release of hazardous substances (including, but not limited to o14 pesticides, chemirnlc,or radiation)and may result in the creation of inn/ health hazard or potential health hazard. This impact is considered less than significant It is not known at this time what future tenants may occupy lands currently designated for commercial and industrial uses.These tenants may store on-site or use in their daily operations any number of chemicals or compounds which could pose hazards in the event of an explosion or release or may result in the creation of a potential health hazard.This potential impact is compounded by the fact that the project area is planned for mixed uses,with future residents being located in proximity to the commercial and -36- industrial uses.Although future residents may keep potentially toxic substances on-site(paints, pesticides, etc.), due to the normally small quantities, this is not anticipated to create a substantial risk. 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. Impact Development of the project site may result in exposure of people to existing sources of potential health hazards. This impact is considered potentially significant unless mitigation is incorporated. As indicated above, past uses on the project site have resulted in various forms of contamination,many of which the full extent of contamination is not presently known.As the project area begins to develop, future residents and on-site workers may be exposed to contaminants a istmg on as-yet undeveloped properties. Due to the lack of complete hazardous information on the entire project site,this remains a potentially significant impact until such time as subsequent studies are performed and required remedial work performed. Alameda County has indicated that Phase I environmental site assessments are normally required at the time of sale of property.Any necessary remediation is required as a matter of law. Mitigation Measures: IX-1. Prior to issuance of building permits for site-specific developn'ients,site-specific Phase I(and if necessary Phase II)environmental site assessments shall be made available to the Community Development Director, with appropriate documentation that all recommended remediation actions have been completed. Impact Development of the project site may result in increased fire hazard in areas with flammable brush,grass,or trees.This impact was addressed in the prior EIR.No new impacts are anticipated from this proposed project Please refer to the Eastern Dublin GPA/SPA Final ER 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.No further mitigation is required. -37- X. NOISE Information for this section was derived from the Eastern Dublin GPA/SPA Final EIR, as well as from a report prepared by Charles M.Salter Associates,Inc.for the County. It should be noted that the latter report focused specifically on potential impacts associated with the off-site uses to the north and west of the project site,and to a lesser degree with noise generated by traffic on Gleason Drive.This report may be found in its entirety in Appendix C. Existing Setting The major constant noise source is traffic along Interstate 580.Other noise sources are traffic along Tassajara Road, occasional aircraft flyovers from Livermore Municipal Airport,and from training exercises at Camp Parks and the Sheriffs training center. Currently, lands south of Gleason Drive are zoned for residential and industrial uses (refer to Figure 2).There are several activities near the Santa Rita property that generate noise.The primary noise generator is the Alameda County Sheriffs training center north of Gleason Drive. Activities at the Sheriffs training center include small weapons training on firing ranges,emergency vehicle training and ordnance disposal.Camp Parks Reserve Forces Training Area (RFTA) to the west of Arnold Road is also a potential noise generator. Camp Parks has similar training activities, with the addition of helicopter flyovers and heavy artillery exercises. Potential Impacts and Mitigation Measures Significance Criteria:CEQA Guidelines Appendix G states that a project will normally have a significant effect on the environment if it will increase substantially the ambient noise levels for adjoining areas. - - The City of Dublin uses the CNEL descriptor to assess compatibility of various land uses with noise environments.A CNEL of 60 dB or less is considered"normally acceptable" for residential development The City also recognizes Title 2, Part 2 of the California Code of Regulations in implementing Measure G of the Noise Element Title 24 requires all multi-family residential dwellings,hotels,and motels exposed to a CNEL of 60 dB or greater to have an acoustical study that shows how an interior CNEL of 45 dB will be achieved in habitable rooms. The proposed Specific Plan amendment would replace some of the industrial zones lands adjacent to Gleason Drive with residential uses. This change will result in low density residential lands being moved approximately 500 to 700 feet to the north(based -38- on proposed site plans submitted at the time). This change places future residences closer to the County's training facility. Impact Development of the project site may result in increases in existing noise levels and may expose people to increased noise levels. This impact was addressed in the prior k1K. No new impacts are anticipated from this proposed proliect As the project site is basically undeveloped at this time,future development will result in increases of ambient noise over existing levels.The two major sources of noise that may impact future on-site residents are traffic-related noise from roadways and off-site noise generated by Camp Parks and the Sheriffs facility.Impacts may also result from the placement of residential and non-residential uses in proximity as proposed in the mixed-use land plan and from construction-related noise.These are discussed below: Traffic-generated noise.Proposed residential housing along Dublin Boulevard,Tassajara Road,and Gleason Road will be exposed to future noise levels in excess of 60 dB CNEL. Future 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(pg.322).According to the City's land use compatibility guidelines, these land uses would be in the "conditionally acceptable" range for this type of land use."Conditionally acceptable"means that an acoustical study should be initiated during project development to determine how interior noise levels will be controlled by the City and State goal of CNEL 45 dB. Off-site noise sources. Noise measurement of activities at Camp Parks were not made as part of the Charles M. Salter report Noise projections from Camp Parks were obtained from an Installation Compatible Use Zone (ICUZ)study which was done in 1988.Most of the weapons training activities at Camp Parks occur near Tassajara Road, far north of the project site.According to ICUZ,the noise from activities within Camp Parks site generates a CNEL of less than 65 dB on the project site. According to the ICUZ study,a CNEL of less than 65 dB is considered"acceptable." According to the Salter report, future noise levels (assumes use of firing ranges, emergency vehicle training,and ordnance disposal at the Sheriff's facility)would be 3 to 4 dB higher at the new proposed residentially zoned areas adjacent to Gleason Drive versus the adopted specific plan residential locations to the south. A 3 to 4 dB change in noise would be just noticeable but not considered a significant change in environmental noise since levels from the training center will be below a CNEL of 60 dB. Although noise levels will meet the City's standards,there is still potential for annoyance and complaints due to gunshot noise,particularly at night On-site noise compatibility.The presence of different land use types within the same development creates the possibility of noise impacts between adjoining uses,particularly when commercial and residential land uses abut -39 LYA - The Uniform Building Code does not specifically address the sound insulation requirement between business and residential uses. Impact and airborne sound insulation for such demising partitions should be designed on a case by case basis and may need to exceed those required between residences. Construction-related noise.Construction will occur over a number of years on the project site. Major noise associated with construction is 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. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Mitigation measures 03.10/01-07 are applicable. XL PUBLIC SERVICES Existing Setting Public Services agencies were contacted via a questionnaire for an update to existing conditions and potential impacts. With the exception of updated enrollment/capacity figures from the school districts,all other agencies either indicated that conditions had not changed from those analyzed in the previous EIR,or did not respond at all.Please refer to the Eastern Dublin GPA/SPA Final EIR for a description of the public services setting. Potential Impacts and Mitigation Measures Significance Criteria: CEQA Guidelines do not have a specified criteria for public services. Typically, if a proposed project results in an increased demand in services and/or personnel provided or anticipated to be provided for an area,this results in a potentially significant impact(especially if current services are at or near capacity). Impact Development of the prajectarea may result in an increased demand for fire protection services and exposure of developmentto wildlcnd fire hazards. This impact was addressed in the prior L1R. No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. -40- Mitigation measures 03.04/06 and 03.04/09 are applicable. Impact Development of the project area may result in an increased demand for police services. This impact was addressed in the prior UR. No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Mitigation measures 03.04/01-05 are applicable. Impact Development of the project area may result in increased demand on school facilities and personneL This impact was addressed in the prior EIR.No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Mitigation measures 03.04/13.1, 03.04/16-19,and 03.12/06 are applicable. Impact Development of the project area may result in increased demand on maintenance of public facilities,including roads,and other governmental services. This impact was addressed in the prior EIR.No new impacts are anticipated from this proposed ,Octpjr 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 Final EIR are expected to occur. Typically,these types of services are funded through a combination of property taxes, ascessment 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 demand. Mitigation Measures:Implementation of the following mitigation measure will reduce these impacts to a level of insignificance. -41- �� Mitigation measures 03.12/01 is applicable. XIL UTILITIES AND SERVICE SYSI EMS Existing Setting Utility and Services agencies were contacted via a questionnaire for an update to existing conditions and potential impacts.All agencies either indicated that conditions had not changed from those analyzed in the previous EIR,or did not respond at all.Please refer to the Eastern Dublin GPA/SPA Final EIR for a description of the utilities and services setting. Potential Impacts and Mitigation Measures Significance Criteria:CEQA Guidelines Appendix G states that a project will normally have a significant effect on the environment if it will encourage activities which result in the use of large amounts of fuel,water, or energy; use fuel,water, or energy in a wasteful manner; or extend a sewer trunk line with capacity to serve new development Impact Development of the project site may result in increased demand for electric,gas,and telephone services and require extension of lines. This impact was addressed in the prior LIR. No new impacts are anticipated f,om this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce the impact of increased demand to a level of insignificance. The Eastern Dublin GPA/SPA Final EIR indicates that service line extension is a significant growth-inducing impact and an unavoidable adverse impact which cannot be mitigated. Mitigation measures 03.04/41-46 are applicable. Impact: Development of the project site may result in impacts to lnrni or regional water treatment or distribution systems and local or regional water supplies. This impact was addressed in the prior ELK.No new impacts are anticipated from this proposed profct 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 Final EIR are expected to occur. -42- Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Action Program 9G, 9E, 9F, and mitigation measures 03.05/12-13, 03.05/20, 03.05/24-31, 03.05/33-34,03.05/37,03.05/38-39, and 03.12/08 are applicable. Impact Development of the project site may result in an increased demand for wastewater treatment and require expansion of facilities.This impact was addressed in the prior EIR. No new impacts are anticipated from this proposed project Please refer to the Eastern Dublin GPA/SPA Final EIR and Addendum(dated August 22, 1994) for a discussion of this impact No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. The following information is also included as an update to the information provided in the previous EIR and Addendum. DSRSD currently has an Area-wide Facility Agreement which states that 1,500 dwelling unit equivalents(d.u.e.)of sewer capacity have been allocated to the Alameda County's developable property within the specific plan area. A separate allocation of 100,000 gallons has been made for industrial and non-retail users within Alameda County's developable property in the specific plan area. Of this amount, it is calculated that approximately 363 d.u.e.'s will be allocated for the approved Homart project and 248.5 d.u.e.'s for the California Creekside project The proposed Opus development would utili7p approximately 182 d.u.e.'s.Therefore,between the two allocations,there is more than sufficient sewer capacity presently available to serve all approved development 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).DSRSD is expected to circulate a draft EIR for the reverse osmosis facilities in September 1996. Mitigation Measures:Implementation of the following mitigation measures will reduce thcr,c impacts to a level of insignificance. Cd -43- Action Programs 9R, 9S and mitigation measures 03.05/01-07, 03.05/07.1, 03.05/08, 09 and 11 are applicable. Impact Development of the project site may result in impacts to existing storm drainage facilities. This impact was addressed in the prior EIR. No new impacts are anticipated from this proposed project 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 Final E1R are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Mitigation measures identified for storm drainage impacts discussed under section IV.Water above are applicable. Impact Development of the project site may result in impacts to solid waste • disposal services. This impact was addressed in the prior EIR. No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Mitigation measures 03.4/37-40 are applicable. XIII AESTHETICS Existing Setting The project site is relatively flat, containing farmland, undeveloped areas, and abandoned/demolished building sites.Scenic features of the site include Tassajara Creek and views of the hillsides and vistas to the north and northeast Potential Impacts and Mitigation Measures Significance Criteria:CEQA Guidelines Appendix G states that a project will normally have a significant effect on the environment if it will have a substantial, demonstrable negative aesthetic effect -44- Impact Development of the project site may affecta scenic vista or scenic highway. This impact was addressed in the prior EIR. No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Mitigation measures 03.08/02-03,03.08/04.3, 03.08/08.1 are applicable. Impact Future development on-site may have a demonstrable negative aesthetic effect This impact was addressed in the prior LIR and determined to be less than significant No new impacts are anticipated from this proposed Project As identified in the Specific Plan EIR,development of the flatter portions of the project area(such as this project site)is regarded as a trade-off measure designed to preserve slopes, hillsides and ridgelines contained in the larger Specific Plan area. Although development of the project site will change the visual character,it is anticipated that through the City's design review process a demonstrable negative aesthetic effect will not occur.No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. 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. No mitigation is required. Impact Future development on-site will create light or glare.This is considered a less than significant impact Both residential and non-residential development on the project site will contribute to light (associated with street lamps and indoor office and home lighting) and glare (mostly noticeable from multi-storied buildings or homes)impacts that will be noticeable both on-and off-site. -45- (- At buildout,this would represent a significant increase over existing light and glare and change the visual urban/rural boundary as it now exists. As the proposed project represents an amendment to the adopted Specific Plan, and as it is assumed that all future projects will go through the City's site development process(where conditions on lighting and building materials are typically made), no significant impacts from development are anticipated. No mitigation is required. XIV. CULTURAL RESOURC'F.4 Existing Setting Information contained in the Specific Plan EIR indicate that no known prehistoric or historic archaeological sites are found on the project site. Potential Impacts and Mitigation Measures Significance Criteria:CEQA Guidelines Appendix G states that a project will normally have a significant effect on the environment if it will disrupt or adversely affect a prehistoric or historic archaeological site or a property of historic or cultural significance to a community or ethnic or social group;or a paleontological site except as a part of a scientific study. Impact Development of the project site may result in impacts to unidentified paleontological or archaeological resources.This impact was addressed in the prior EIR No new impacts are anticipated from this proposed project Please refer to the Eastern Dublin GPAJSPA Final EIR for a discussion of this impact No impacts not previously analyzed in the Eastern Dublin GPA/SPA Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Mitigation measures 03.09/01,02, 04,05,and 06 are applicable. XV. RECREATION Existing Setting Please refer to the Eastern Dublin GPA/SPA Final EIR for a description of recreation existing conditions. Please note that the Parks and Recreation Master Plan has been adopted. -46- Potential Impacts and Mitigation Measures Significance Criteria: CEQA Guidelines Appendix G indicates that a project would normally have a significant effect on the environment if it conflicted with established recreational uses of the area.For the purposes of this report,an increased demand for parks and recreation services,particularly if this increase has an effect on the quality or quantity of existing recreational opportunities would be considered a significant impact. A 56-acre City park is proposed within the project boundaries.The adopted Specific Plan indicates that this park would provide a major destination site to serve the diverse needs of the entire City,with facilities that maximize the recreational and leisure experience of all citi7ans.Open space and facilities will accommodate a range of activities including: active and passive recreation, formal sports, community events and social/cultural gatherings. Impact Development of the project site will increase the demand for neighborhood or regional parks or other recreational facilities and affect existing recreational opportunities.This impact was addressed in the prior FIRS No new impacts are anticipated from this proposed project 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 Final EIR are expected to occur. Mitigation Measures:Implementation of the following mitigation measures will reduce these impacts to a level of insignificance. Mitigation measures 03.04/27,29,31,32,34,and 36 are applicable. APPENDIX A PUBLIC NOTICE AND RESPONSES • .7Z �/ /I (Vi-70 /,. CITY OF DUBLIN ._..�\� PO.Box 2340,Dublin,California 94568 • City Offices,100 Civic Plaza,Dublin,California 94568 -_� ram'• • TO: Applicable Responsible,Trustee and Interested Agencies FROM: Jeri Ram,Associate Planner City of Dublin DATE: May 9,1996 RE: Proposed Eastern Dublin Specific Plan/General Plan Amendments The City of Dublin(Lead Agency)is in the process of preparing a Focused Initial Study and Mitigated Negative Declaration for the above-referenced proposed project. CEQA Section 1063(g)requires the Lead Agency to consult informally with all Responsible and Trustee Agencies to obtain recommendations as to whether an EIR or Negative Declaration should be prepared. The Alameda County Surplus Property Authority,owner of the Santa Rita property within the City of Dublin,is requesting an amendment to the City's Eastern Dublin Specific Plan and General Plan to reflect proposed modifications to the land use and circulation pattern for the Santa Rita property. The Eastern Dublin Specific Plan was adopted in 1994 and has a certified Program EIR (SCH No.91-103064). The site is bounded by Broder Boulevard on the north to 1-580 on the south,and from Camp Parks on the east to Tassajara Road on the east. Land use designations include a wide mix of residential densities,as well as retail,office,industrial and semi-public uses. The primary purpose of the proposed amendment(project)is to permit the development of the 25 acre Santa Rita Business Center being proposed by Opus Southwest,to be located on the northwest corner of the property. The Business Center proposal will require a Specific Plan amendment to(1)create a viable site for the project by realigning the proposed segment of Hacienda Drive near Gleason Road;and(2)to accommodate the intensity of use being proposed for the development by essentially combining the current Campus Office and Industrial Park designations into a new Industrial/Office designation. In addition,revisions are proposed to the land use map to facilitate more logical future development in relation to land uses and circulation. The approved and proposed Specific Plan Land Use Maps and land uses and intensities(in tabular format)are attached. We solicit your recommendation regarding preparation of the proposed Mitigated Negative Declaration and any comments you may have regarding this project Please forward your comments within ten(10)days of receipt to: Jeri Ram,Associate Planner City of Dublin P.O.Box 2340 Dublin,CA 94568 G:1PA960201arl1 Administration (510)833-6650 • City Council(510)833-6605• Finance (510)833-6640 • Building Inspection (510)833-6620 Code Enforcement (510)833-6620• Engineering (510)833-6630• Parks&Community Services (510)833-6645 Police (510)833-6670• Public Works (510)833-6630 • Planning (510)833-6610 • 1 pk4HTYrle[APWratlaw Dier&Wen la Cowry/Clip AbmY05ma Aimed,.co.. /� 399 Dlabma Dap., .065Plai i Cams ilnywni,CA 94944 Mab.3 Also.Canny Public Worts Dap_ P.O.Eon 47 ACPWA-Ralph lo8wsn•Rm 111 YmmMlm,CA 91599 Plank a Dapulmmt_AA610 Ma0a0I-Rm.136 Kn A.O Aatbg Ro4lonsl Mawr _Como Owlemal-15d Doseip-Rm.111 - Krdyn Boa(59.m laelvig saws Awn,OP Ammo Officer Alamo 6Mp)ird dBAPervifs Panel(P Cot Irvine mweal lm Amodio.apeman) AstYer/q 1221 Ott WNW,S 536 _._ 93 Temea hce Oatimid,CA 91612 San Moon CA 94513 AIM:KN DntrM. Abase&Camay Ammo?.Mot "3221 Oat Saw&Rim 145 Dublin U0Rd 5ab W D6eMk O idn4 CA 94412 7471 Latdale Alen COO*Aerator•Donald Krum Ablia.CA 94561 Vimo Aoo lab Aaw&Cry Plro Dept 5617 Cellos Ave. online San Rase Servkm DIM& 11v.Ruoe,CA 94350 7051 Dublin BIN. Ai:Bad Mahe Dwb0m,CA 94561 Raise Beebe,D0R113 O4Rmal Mayo Alemde Ca3ep brlro.ewW Bed*Deparbte.t _Drum Wo61,MEW Weir Dept. 1131 Huber Bey Ptvy.S.trm 234 Alaada CA 94501-6577 RAM Hay Resift&Parke WW1& Also&II Reynold; 2950 Cott Co Ostletd.4 C C me A 94405 Maude fanny Environmental Resat Dept Make VW,Cesar Bwae We MehriW Anew Ma;ammit,Pmb Planer(MM be warn,pint) 1131 Hm6or Bo.Pkq 34i 230 LAVW7AA Alameda,CA 945024577 623 W.Myrinl(]sal CM6 -�pgl Layman94517,1641 _AIood • Bore!D P.O.Box 23660 LAVTA Oatles4 CI 946724660 1362 Reim,Ct,Some 100 �' Aaa UnwornAS.la Auld& Unworn CA 94550 Gwrwwywoml ATMdentinatnr Livermore MOW DW. &Berns ✓ P.O.Bax23660 61739o.Pam Rd. 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Aft Ym KaeClt • c^pmridAeosraapm(3-90 1'ASAl ,0 q ` ' CITY OF PLEASANTON 8 y -/ m P.O.BOX 520 PLEASANTON,CALIFORNIA 94566-0802 a op r .. 4 Ate NN BD 4 May 29,1996 crrY OFFICES LI3 MALM STREET CITY COUNCIL Jeri Ram 480.8001 City of Dublin CITY MANAGER P.O.Box 2340 484-8008 CITY ATTORNEYDublin,CA 94568 484-8003 CITY CLERK RE: Proposed East Dublin Specific Plan/General Plan Amendments 4848235 FINANCE Dear Ms.Ram: 484-8033 PERSONNEL The City of Pleasanton has received the City of Dublin's notice regarding the preparation of a Focused Initial Study and intent to prepare a Mitigated Negative cm'OFFICES Declaration for the above-referenced project. The City has the following 200 OLD BBR\AL AVE. `E comments which should be addressed in the Initial Study: PLANNING 484-8M_3 1. Why is the"Transit Spine"to be eliminated in favor of an arterial street in ENGINEERING 454-8041 essentially the same location? The East Dublin Specific Plan emphasizes the BUILDING INSPECTION "Transit Spine is central to land use and circulation concept of eastern Dublin, 484-8015 which is to link land use with transit in an attempt to offer alternatives to the COMMUNITY SERVICES private auto for daily trips. The Spine is the focus of neighborhood commercial 484-819 activity in the Town Center and is within walking distance of all Town Center WATER-BILLING residents." Section 7.52. "The transit system for eastern Dublin will provide 484 8038Y service to all land use areas in the Specific Plan area. The Transit Spine service FIELD SERVICES will connect the Town Center,campus office areas,the higher density residential 3333 BUSCH RD. areas directly to regional transit opportunities at the eastern Dublin/Pleasanton SUPPORT SERVICES BART station." Section 5.3,page 55. See also section 5.2.4 and Amendment 484-8067 5.2F. "Encourage higher densities and mixed use developments near major transit PARKS 484-8056 lines and transit transfer points as a means of encouraging the use of public transit. SANITARY SEWER This type of transit-oriented development is especially encouraged along the transit 4848066 spine and near the Eastern Dublin BART station." STREET 484-8066 What are the implications on land use patterns,traffic circulation and trip W4ATER distribution by elimination of the Transit Spine? What effect will the elimination of this"central"feature of the land use and circulation pattern have on regional FIRE arterial streets,on freeways,on the Hacienda Drive intersections in Dublin and in s aRA15.ROAD AVE. Pleasanton,and on the I-580 interchanges? Several land use changes have been proposed. Please reevaluate the EIR traffic model and conclusions under these POLICE proposed changes. As a"central"feature,it is difficult to understand how the 4833 BERM"''AVE. elimination of this feature can occur throughnegative declaration.a mitigated P.O.sox von 4848127 R -Cl I VEld ri a J 119y5 DUEL ft6' NsRt:ir-. Page 2 May 29,1996 How will the deletion of this transportation feature affect promoting transit service and pedestrian circulation plan? Program 5C. 2. One of the requirements of the Fast Dublin Plan EIR was to prepare a Master Storm Drainage Plan prior to any development. Program 9T. The Plan is to include hydrologic studies of the entire related upstream watersheds which would include a major portion of the drainage area of East Dublin Specific Plan if any portion of the Alameda County property has been approved for development. Please provide the phase approaches and system modeling produced to date concerning this watershed,detailed analysis of effects of development on water quality of surface runoff,design level analysis of the impacts of proposed developments on the existing creek channels and watershed areas,and design features to minimize runoff flows. Has the hydraulic computer analysis been prepared to establish channel and pipe sizing,as stated on page A6-23 of the East Dublin Specific Plan? Has the City negotiated with Zone 7 the level of flood control improvements required to meet district standards and rights-of-way requirements and maintenance responsibilities,as required in Program 6I? Has the City developed a comprehensive stream corridor restoration program? Program 6E. 3. Another requirement of the East Dublin Plan was the construction of a Fire Station prior to any development. Section 8.3.1,Policy 8-5. How is this requirement being met in the amended Plan? 4. The City of Pleasanton is interested in the availability of affordable housing in the Valley. The City requests copies of the Inclusionary Housing Ordinance,the specific numeric goal for percentage of affordable units in eastern Dublin,the Density Bonus Ordinance,and the Rental Availability Ordinance. Section 4.4.2,Policy 4-8,and Program 4F and 4I. The City of Pleasanton also is concerned about only ten days response time accorded interested parties in your"Notice of Preparation." The City does not feel that ten days is an adequate amount of time to ascertain whether a proposed Mitigated Negative Declaration/Focused Initial Study is the most appropriate and thorough method to evaluate the potential impacts of the Proposed Specific Plan and General Plan amendments. If you have any questions or comments.please refer them to Mr.Dennis Beougher,the Assistant City Attorney. He is most familiar with the East Dublin Plan and can provide you with a much better understanding of the City's concerns with the Fast Dublin Plan and the proposed amendments. In the future,please include Mr.Beougher on your mailing list for projects proposed within the East Dublin Plan area. Thank you. Sincerely, Kathryn Watt Associate Planner (EDUBAMND.SAM) APPENDIX B TRANSPORTATION STUDY AND PROPOSED TEXT AMENDMENTS APPENDIX C NOISE STUDY AVAILABLE AT THE CITY OF DUBLIN PLANNING DEPARTMENT UPON REQUEST APPENDIX C NOISE STUDY PROPOSED EASTERN DUBLIN SPECIFIC PLAN TEXT AMENDMENTS 5.2.2: The major north-south streets will be Arnold Drive,Hacienda Drive. ... (beginning of second paragraph) Arnold Drive will facilitate access to Dublin Boulevard for residents and employees along the western boundary of the planning area. Arnold Drive is planned as a four lane road with extends from the northern City boundary to Dublin Boulevard. (new last paragraph for Section 5.2.2) Arnold Drive will be a north south road that will connect the BART station to Gleason. Arnold Drive will be limited access which will serve local as well as through traffic. 5.2.3: (end of second paragraph).. the freeway. Dublin Boulevard is also a major transit route which connects residential and employment users along Dublin Boulevard to BART. Gleason Road,located aApproximately a half mile north of and parallel to the Dublin Boulevard extension,will be widened to,a cmaller a four lane arterial road along its current alignment. GAPA96-020\AMEND1 73 APPENDIX C NOISE STUDY n AVAILABLE AT THE CITY OF DUBLIN PLANNING DEPARTMENT UPON REQUEST n APPENDIX D HAZARDS MEMORANDUM interoffice MEMORANDUM to: Stuart Cook, Surplus Property Authority from: Rod Freitag, General Services Agency V—r subject: Status of Santa Rita Remediation Projects date: May 13, 1996 Per your request, this memo is a summary of environmental investigation and remediation work conducted at the Santa Rita property in Dublin, as it relates to the County's proposed Specific Plan amendment for the property. Background The Santa Rita property was formerly owned by the U.S. government as part of Camp Shoemaker, and contained a military hospital and numerous support buildings that were reportedly constructed in the 1930's- 1940's. The military facility was closed after World War II, then reopened during the Korean conflict before shutting down permanently. Following the closure, Alameda County first leased, then purchased the property from the military for use as a jail, which occupied former Navy buildings (known as Old Greystone) near I-580 until 1989 when the new jail facility was completed north of Broder Boulevard. Other buildings on the site have been used for warehousing County stores, and the County animal shelter was located just north of • Dublin Boulevard until earlier this year. Portions of the property were also used intermittently for agricultural operations relating to the jail, including a pig farm north of Gleason Drive and a greenhouse on the site recently sold to Kaufman and Broad. Because of the long history of use of the property by the military and for different County functions, a number of studies have been conducted over the years at the behest of the County to ascertain the location and nature of potential hazardous materials, including Underground Storage Tanks (USTs), buildings containing asbestos, or other environmental contaminants. A list of environmental reports in GSA's files pertaining to the Santa Rita property is attached. Extensive work has been carried out to address known environmental concerns. All known storage tanks located on the property south of Gleason Drive have been removed, and we have received closure letters from the appropriate regulatory agencies. Asbestos removal from existing buildings is currently underway, with demolition of all existing structures south of Gleason scheduled to be completed by August, 1996. With the exception of one former UST site located north of the Specific Plan area, on the Sheriff's property, this will result in the completion of actions to address environmental concerns on the property. Of course, the historical use of the property as a military installation will require site-specific investigations as portions of the property are sold for development to ensure that additional, unknown, tanks or other hazardous materials are not present, or if present are remediated. Stuart Cook Page 2 May 13, 1996 Storage Tank Removal Most of our efforts to date have concentrated on the removal and remediation of underground storage tanks from the property. A total of 17 underground storage tanks were removed from the property between 1988 and 1992. Six of these tanks(#5,6,7,10, 18 and 19)were considered to require no further action by the Alameda County Department of Environmental Health(DOEH). Investigative and remedial actions for the remaining 10 tanks in the Specific Plan area have resulted in the DOEH issuing remedial action completion certification letters (#1,2,3,4,4A,4B,9,11, 11A,and 12). The former tank site#23,which is located north of Gleason Drive,outside of the Specific Plan area,has been submitted to the DOEH for closure. The tanks requiring investigation and remediation were located in four clusters,with each cluster containing 1-3 tanks. The approximate locations of these former tank clusters are indicated on the attached maps to show their locations relative to the adopted Specific Plan and proposed Specific Plan amendment land uses.Two of the former tank site clusters are located on the"phase II"portion of the Tri-Valley Crossings property. These tanks(#9,11,11A,and 12)were related to the former"Old Greystone"jail site. A"remedial action completion certification"was issued for these tanks by the Department of Environmental Health on July 7, 1995. The Specific Plan amendment will not modify the proposed land use for this area. Two other clusters of former tank sites are located along the old 4th Street alignment, approximately 1200 feet south of Gleason Drive. The western-most cluster,which contained tanks#1,2 and 3,was associated with an old boiler plant that was located west of the proposed Hacienda Drive alignment,between Gleason and the Transit Spine. This site is designated for Campus Office under the adopted Specific Plan and is proposed to be Industrial/Campus Office under the proposed amendment. The site received a remedial action completion certification on April 5,1996. • The other cluster,located at 4th and Madigan,contained tanks 4,4A and 4B. This site is designated for Low Density residential uses under both the adopted and proposed Specific Plan. The site also received a remedial action completion certification on April 5,1996. Building Removal and Site Clearance The property's history as a military facility and use for various County functions has resulted in a large number of structures in various levels of deterioration on the site. The majority of buildings are associated with the former military hospital complex located east of Tassajara Creek. Other structures were associated with the former County jail(Old Greystone),a group of warehouses adjacent to I-580 and Hacienda Drive,the old animal shelter,and a number of other miscellaneous buildings and foundations dating back to Camp Shoemaker. 0/\ Stuart Cook Page 3 May 13, 1996 The former jail facilities, located primarily on the Tri-Valley Crossing site, were demolished several years ago, subsequent to the removal and disposal of asbestos containing building materials. The County has is proceeding with a contract with a demolition company to remove asbestos-containing materials from the remaining structures south of Gleason, and then to demolish the buildings. Asbestos removal is nearing completion, and a number of buildings have been demolished, including the old animal shelter and the Madigan building. The demolition contract is scheduled to be completed by August, 1996. Site Specific Environmental Review Due to the large size, history and complexity of the Santa Rita property, the County has not pursued investigation and complete remediation of the entire property at once. The long (and largely undocumented) history of use for military and other activities leaves the potential for discovery of currently unknown underground tanks or other environmental concerns. The County has therefore recommended site-specific Phase I and II investigations be conducted as part of the purchase process of particular portions of the property. For instance, Kaufman and Broad conducted a site-specific investigation of the California Creekside site that indicated higher than normal levels of DDT associated with planter beds in the old greenhouse on the site. As a result, the County is in the process of having the contaminated soils removed to an appropriate landfill. Similar site-specific investigations of other portions of the property may result in the discovery of additional environmental concerns that will be addressed in an appropriate fashion. Attached are the existing and proposed Specific Plan land use maps with the approximate locations of tank clusters that have required remediation. Closure letters for all known underground tanks removed from the property south of Gleason are also attached, as well as a reference list of environmental reports in our files relating to the Santa Rita property. - _' : YII . �.� r .I,. �. , ♦\ , .. ,• ...... �,. , , � 1, \ . -.. , .., „{;f\ M.._.; ! I + j._. .... ! 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I r ,GC Y,11 _ "�,, G/I I NC ®rr rrr� rr �H IS= PROPOSED AMENDMENT :SPECIFIC PLAN LAND USE MAP T IT PROPERTY N ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY DUBLIN, CALIFORNIA yap— eoo —1 FEBRUnRY. 1996 U ALAMEDA COUNTY JAN 3 1 1995 HEALTH CARE SERVICES o► AGENCY 0= DAVID J.KEARS,Agency Director iir RAFAT A SHAHTD.Assistant Agency Director ALAMEDA COUNTY ENV. HEALTH DEPT. January 25, 1995 ENVIRONMENTAL PROTECTION DIVISION 1131 HARBOR BAY PKWY. , #259 ALAMEDA CA 94502-6577 Mr. Andy Garcia (510)567-6700 Alameda County General Services Agency Engineering & Environmental Management Dept. 1401 Lakeside Drive, llth Floor Oakland, CA 94612 RE: SANTA RITA REHABILITATION CENTER - MADIGAN BUILDING, UST #5 Dear Mr. Garcia: This office has reviewed the July 20, 1992 Environmental Science & Engineering, Inc. (ESE) report documenting the closure of a single underground storage tank (UST) at the noted Santa Rita subsite. The subject UST previously served the former Madigan Building. The referenced report documents that no noteworthy release of petroleum hydrocarbons has occurred. Consequently, no further environmental investigation is required at the subject Santa Rita subsite. Therefore, this department is satisfied that the subject UST has been closed in full compliance with the requirements of Title 23, California Code of Regulations. Please contact me at 510/567-6783 should you have any questions. Sincerely, • -.t• •. S. CHMM lfr Seni.r Ha - •zous Materials Specialist cc: Rafat A. Shahid, Agency Director Tom Peacock, ACDEH Rob Weston, ACDEH Jim Ferdinand, Alameda County Fire Department _ -7n•3 nrrennwnrr •nu vu I , ,..,, ..,, ...... ...... ... ,..... .... ... ..... ALAMEDA COUNTY FEB 2 3 10Qc Pa v°' HEALTH CARE SERVICES /, 4► h/�� �-7 AGENCY /t'� gr DAVID J.KEARS,Agency Director � RAFAT A.SHAHID,Assistant Agency Director'/ STID 4086 Alameda County CC4580 Environmental Protection Division 1131 Harbor Bay Parkway, Room 250 February 21, 1995 Alameda CA 94502-6577 Mr. Rod Freitag Alameda County General Services Agency Engineering & Environmental Management Dept. 1401 Lakeside Drive, 11th Floor Oakland, CA 94612 • • • • RE: SANTA RITA - OLD GRAYSTONE, USTs #6, 7, 10 • Dear Mr. Freitag: • This office has reviewed the December 11, 1990 Certified Environmental Consulting, Inc. (CEC) report documenting the • closure of four of the underground storage tanks (UST) associated • with the noted Santa Rita subsite, USTs #6, 7, 9, and 10. The • subject USTs previously served the former county rehabilitation • center. - The referenced report documents that no noteworthy releases of • petroleum hydrocarbons from USTs #6, 7, and 10 have occurred. • Consequently, no further environmental investigations are required for these UST sites. UST #9, the remaining tank of those referenced in the cited CEC report, is currently in the last stages of its post-closure investigation. This department is satisfied that USTs #6, 7, and 10 have been closed in full compliance with the requirements of Title 23, California Code of Regulations. Please contact me at 510/567-6783 should you have any questions. Sincerely, • 4... • tt . S , CHMM Senior Haz dous Materials Specialist cc: Rafat A. Shahid, Agency Director Tom Peacock, ACDEH • • Rob Weston, ACDEH • Jim Ferdinand, Alameda County Fire Department �3 . a EDA COUNTY ..'JUL I i 1995 ,AEALTH CARE SERVICES 4•4AGENCY DAVID J.KEARS,Agency Director RAFAT A.SHAHID,DIRECTOR July 7, 1995 DEPARTMENT OF ENVIRONMENTAL HEALTH State Water Resources Control Board Division of Clean Water Programs UST Local Oversight Program STID 4086 1131 Harbor Bay Parkway Alameda,CA 94502-6577 (510)567-6700 REMEDIAL ACTION COMPLETION CERTIFICATION • • Jim de Vos Alameda County General Services Agency _ Engineering & Environmental Management Department 1401 Lakeside Drive, llth Floor Oakland, CA 94612 RE: "OLD GRAYSTONE" - SANTA RITA REHABILITATION CENTER Dear Mr. de Vos: This letter confirms the completion of site investigation and remedial action for the underground storage tanks formerly located at the above-described location. Specifically, the subject tanks are: USTs 11, 12, and 12A (fueling complex); and, UST 9 (mess hall) . Enclosed are the Case Closure Summaries for the two tank locations at the referenced site for your records. Based upon the available information, including current land use, • • and with the provision that the information provided to this agency was accurate and representative of site conditions, no further action related to the underground storage tank release is required. This notice is issued pursuant to a regulation contained in Title 23, California Code of Regulations, Division 3, Chapter 16, Section 2721(e). If a change in land use is proposed, the owner ' must promptly notify this agency. • Please contact Scott Seery at (510) 567-6783 if you have any questions regarding this matter. Sincerely, c A IWI Rafat Shahid Director of Environmental Services cc: Jun Makishima, Acting Chief, Env. Protection Division Kevin Graves, RWQCB Mike Harper, SWRCB • Rod Freitag, GSA • 6N ALAMEDA COUNTY 9r-70 g7 HEALTH CARE SERVICES qi AGENCY 421, DAVID J.KEARS,Agency°hector RAFATA.SHAHID,DIRECTOR DEPARTMENT OF ENVIRONMENTAL HEALTH STID 5541 1131 Harbor Bay Parkway Alameda.CA 94502-6577 (510)567-6777 • September 25, 1995 Mr. Rod Freitag Alameda County General Services Agency Engineering & Environmental Management Dept. 1401 Lakeside Drive, 11th Floor Oakland, CA 94612 RE: SANTA RITA - FORMER MILITARY HOSPITAL SITE, USTs #18 & 19 Dear Mr. Freitag: • This office has reviewed the July 20, 1992 and June 26, 1995 Environmental Science & Engineering, Inc. initial and supplemental UST closure reports for the referenced Santa Rita subsite. The referenced reports document that no noteworthy releases of petroleum hydrocarbons from USTs #18 and 19 have occurred. Consequently, no further environmental investigations are required for these UST sites. This department is satisfied that USTs #18 and 19 have been closed in full compliance with the requirements of Title 23, California Code of Regulations. Please contact me at 510/567-6783 should you have any questions. -Sincerely, Sc • 7::" ', CHMM Senlo + az rcous Materials Specialist cc: Jun akishima, Acting Agency Director Tom eacock, ACDEH Rob Weston, ACDEH Jim Ferdinand, Alameda County Fire Department • 7n•l nc(:Onn,nrr •nt+ vu i r++n++ •++'+ n +n++' ++nn n, n. .nn .,..., .. � � r .nhEDA COUNTY HEALTH CARE SERVICES 0 AGENCY lir DAVID J.KEARS,Agency Director RAFAT A.SHAHID,DIRECTOR April 5, 1996 DEPARTMENT OF ENVIRONMENTAL HEALTH • STID 5541 1131 Harbor Bay Parkway Alameda,CA 94502-6577 REMEDIAL ACTION COMPLETION CERTIFICATION rOirrfiTitl Jim de Vos . Alameda County General Services Agency `" APR 1 7 1996 Engineering & Environmental Management Department 1401 Lakeside Drive, llth Floor .. L`.;J 1 Y OF A AMEDA-GSA Oakland, CA 94612 Engt°'.`acing A Environmental Nianagament RE: "CENTRAL PARCEL" - SANTA RITA REHABILITATION CENTER Dear Mr. de Vos: This letter confirms the completion of site investigation and remedial action for the underground storage tanks formerly • located at the above-described location. Specifically, the subject tanks are: USTs 1, 2, and 3 ("old boiler plant"); and, USTs 4, 4A, and 4B ("4th and Madigan site") . Enclosed are the Case Closure Summaries for the two tank locations at the referenced site for your records. • Based upon the available information, including current land use, and with the provision that the information provided to this • agency was accurate and representative of site conditions, no further action related to the underground storage tank release is required. This notice is issued pursuant to a regulation contained in Title 23, California Code of Regulations, Division 3, Chapter 16, Section 2721(e) . If a change in land use is proposed, the owner must promptly notify this agency. • Please contact Scott Seery at (510) 567-6783 if you have any questions regarding this matter. Sincerely, Jun Makishima Acting Director of Environmental Services enclosures cc: Gordon Coleman, Acting Chief, Env. Protection Division Kevin Graves, RWQCB Mike Harper, SWRCB Rod Freitag, GSA Of 4( I "`p General Services Agency �� � %lFOPo o- Darlene A.Smith,Director May 13,1996 TO: Pat Cashman,Surplus Property Authority FROM: Jim de Vos,E&EM-General Services Agency SUBJECT: UPDATED LISTING OF SANTA RITA REPOR S Following is a listing of the"Environmental Reports"in our files: • Gregg&Associates,Inc.;Underground Storage Tank Management Plan;June 1988. • Gregg&Associates,Inc.;Underground Tank Removal and Site Remediation Report,Santa Rita Rehabilitation Center at Old Boiler Plant,Tanks 2942-1,2&3;May 1988. • ESE;Report of Stockpiled Soil Sampling,UST 1,2 and 3 Site,Santa Rita Correctional Facility, Dublin,California;December 7,1993. • ESE;Report of Stockpiled Soil Spreading and Disposal,UST 1,2,3 Site,Santa Rita Correctional Facility,Dublin,California;June 20,1994. • ESE;Site Assessment Report,Alameda County UST I,2,3 Site,Santa Rita Correctional Facility,Dublin,California;December 21,1994. • ESE;Quarterly Monitoring Report,Alameda County UST 1,2,3 Site,Santa Rita Correctional Facility,Dublin,California;January 30,1995. • ESE;Quarterly Monitoring Report,Alameda County UST 1,2,3 Site,Santa Rita Correctional Facility,Dublin,California;March 13,1995. • ESE;Quarterly Monitoring Report,Alameda County UST I,2,3 Site,Santa Rita Correctional Facility,Dublin,California;June 19,1995. • ESE;Report of Additional Site Assessment,UST 1,2,3 Site,Santa Rita Correctional Facility, Dublin,California;February 1996. • ESE;Closure Report for Underground Storage Tank(UST)numbers 2942-4,2942-4A and 2942- 43,Santa Rita Jail,Dublin,California;July 20,1992. Engineering&Environmental Management Department 1401 Lakeside Drive,11th Floor,Oakland,California 94612 Telephone(510)208-9525-FAX(510)208-9530 •J _ .._.._ ...._ ... _ Pat Cashman Page 2 5/13/96 • ESE;Report of Stockpiled Soil Sampling,4th and Madigan Site,Santa Rita Correctional Facility,Dublin,California;November 22,1993. • Versar,Inc.;Contaminant Modeling Using Sesoil for the 4th and Madigan Site,Santa Rita Correctional Facility,Alameda County,California;December 28,1993. • ESE;Spreading of Stockpiled Soil,4th and Madigan Site,Santa Rita Correctional Facility, Dublin,California;June 26,1995. • Versar,Inc.;Subsurface Investigation Report,4th Street and Madigan Avenue on the Santa Rita Property,Alameda County,California;October 23,1995. • ESE;Soil Sampling,4th and Madigan Site,Santa Rita Correctional Facility,Dublin,California; February 7,1996. • ESE;Closure Report for Underground Storage Tank(UST)number 2942-5,Santa Rita Jail, Dublin California;July 20,1992. • Certified Environmental Consulting,Inc.;Santa Rita Tank Removals-USTs 2942-6,7,9&10; December 11,1990. • Versar,Inc.;Installation of One Monitoring Well and Performance of the First of Four Quarters of Groundwater Monitoring,Santa Rita Property,Former Underground Storage Tank#9 Site; July,1994. • • Versar,Inc.;Second Quarter Groundwater Monitoring Report for the Former Underground Storage Tank#9,Santa Rita Property,Santa Rita,California;November 29,1994. • Versar,Inc.;Third Quarter Groundwater Monitoring Report for the Former Underground Storage Tank#9,Santa Rita Property,Santa Rita,California;February 27,1995. • Versar,Inc.;Fourth Quarter Groundwater Monitoring Report for the Former Underground Storage Tank#9,Santa Rita Property,Dublin,California;March 30,1995. • Versar,Inc.. Groundwater Monitoring Abandonment Report for Former Underground Storage Tank#9 at the Santa Rita Property,Santa Rita,California;June 30,1995. • ESE;Closure Report for Underground Storage Tank(UST)Numbers 2942-11,2942-12 and 2942-12A,Santa Rita Jail,Dublin,California;July 20,1992. Pat Cashman Page 3 5/13/96 • ESE;Vehicle Fueling Area,Old Graystonc,Santa Rita Correctional Facility,Dublin,California; January 7,1993. • Report on Soil and Ground Water Investigation at Old Graystone Fueling Facility,Santa Rita Correctional Facility,Dublin,California;January 15,1993. • ESE;Corrective Action Report for Old Graystone Fueling Area,Santa Rita Correctional Facility, Dublin,Alameda County,California;March 1993. • ESE;Report of Stockpiled Soil Confirmation Sampling,Old Graystone Fueling Area,Santa Rita Correctional Facility,Dublin,California;August 9,1993. • Versar,Inc-;Final Contaminant Modeling using Sesoil for Old Graystone Fueling Area,Santa Rita Correctional Facility,Alameda County,California;January 6,1994. • ESE;Site Assessment Report,Old Graystone Fueling Area,Santa Rita Correctional Facility, Dublin,California;February 21,1994. • ESE;Quarterly Monitoring Report,First Quarter 1994,Old Graystone Fueling Area,Santa Rita Correctional Facility,Dublin,California;February 25,1994. • ESE;Quarterly Monitoring Report,Second Quarter 1994,Old Graystone Fueling Area,Santa Rita Correctional Facility,Dublin,California;July 12,1994. • ESE;Quarterly Monitoring Report,Third Quarter 1994,Old Graystonc Fueling Area,Santa Rita Correctional Facility,Dublin,California;July 12,1994. • ESE;Report of Limited Cleanup at Four Sites,Santa Rita Correctional Facility,Dublin, California;March 3,1995. • ESE;Report of Site Activities,Old Graystone Fueling Area,Santa Rita Correctional Facility, Dublin,California;June 15,1995. • ESE;Closure Report for Underground Storage Tank(UST)numbers 2942-18 and 2942-19; Santa Rita Jail,Dublin California;July 20,1992. • ESE;Additional Clarification Concerning Activities Performed at the UST 18&19 Site,Santa Rita Correctional Facility,Dublin,California;June 26,1995. • ESE;Report of Stockpiled Soil Sampling,UST 18&19 Site,Santa Rita Correctional Facility, Dublin,California;July 11,1995. -f� Pat Cashman Page 4 5/13/96 • • Versar,Inc.;Disposal of Stockpiled Soil,Santa Rita Correctional Facility Site,Dublin, California;September 12,1995. • ESE;Report of Site Activities,UST 18&19 Site,Santa Rita Correctional Facility,Dublin, California;December 4,1995. • Enviropur West;Non-PCB Containing Transformer Oil Spill Cleanup;November 1994. • • Versar,Inc.;Asbestos Survey and Engineering Cost Estimate for the County of Alameda,Santa Rita Property,Dublin,California;December 10,1993. • • Versar,Inc.;Phase I Environmental Site Assessment,County of Alameda,Santa Rita Property; January 11,1994. • ESE;Report of Limited Excavation and Disposal,Northwest of Former Boiler Room,UST 18& 19 Site,Santa Rita Correctional Facility,Dublin,California;November 29,.1995. • Versar,Inc.;Project Oversight for Hazardous Waste Removal Services,County of Alameda, Former Santa Rita Hospital Facility;November 17,1995. • cc: -Candace Fitzgerald,GSA-Real Property Rod Freitag,GSA-E&EM JdV:mtfg:lcrspndc\jdv\spa60513.doc In APPENDIX E MITIGATION MONITORING MATRIX EASTERN DUBLIN SPECIFIC PLAN AMENDMENT MATRIX ZT MIT ACT• T� WHAT XS TRR AC ZON OR MSh$URE STAFZS> k' G. ACTION TA(EN COM LEr8r3 NO MEAS. Pt20G S ii,5;:Nqg'.....,.4T6AHiS':ESegsntga21iEUgEZuzgq,Ag25NRNWWRPWRNEIBOBilWEFREgINOVA;CaShElgIEIEEIEMixmkNMIFPNWERRlugINummiVEXEggwEo mono imomm giupluninimigggiminimmtgaimmimiammanigiomegmaimm ammo; 2 8C CM Encourage the school district(s)to use best efforts to qualify for and PREZ BLDP See letter to Livermore&Dublin school districts from Rich X obtain state funding assistance for the construction of new schools. ANNE Ambrose dated 11/30/94 and response from Dublin school district dated 12/15/94. 3 4K PL Develop housing and employment monitoring programs. TMAP CONT X The City will set up a monitoring program. Future planning SDR permit conditions will require employees to provide a. Track residential growth in terms of unit type and price categories. employment information. b. 'Track employment generating uses in terms of number,type,and salary level of employees in the planning area. 7 5B PW Require review and approval of the following as a condition of project REZO FI/O X Condition for developers to consult with LAVTA and provide approval for applicable projects in eastern Dublin: TMAP bus turnouts will be required. SDR a)Public transit route and phasing plan,to be prepared in consultation with LA VTA. b)Bus turnouts and transit shelters,in consultation with LAVTA. c)Pedestrian paths between transit stops and building entrances. 8 9W PW Require the developer to obtain proper approvals for storm drainage. SDR F1/O X Condition to provide storm drainage system approved by Department of Public Works will be required. 9 4P RE Work with the East Bay Regional Parks District to provide staging areas TMAP FMAP X This will be implemented during TMAP project review and in the Specific Plan area. will be a condition of project approval. 10 5A PW Submit detailed development plans that include the standards for arterial TMAP FMAP This will be an application submittal requirement for the Ongoing streets,collector streets,residential streets,and industrial roads. SDR BLDP REZO,TMAP&SDR applications. 18 9R I'W Require developers to obtain proper approvals for wastewater service. TMAP FMAP X Write condition consistent with chart on P. 136 of Specific SDR BLDP Plan. 19 9G PW Require the developer to obtain proper approval for water service. TMAP FMAP X Write condition consistent with chart on P. 135 of Specific SUR BLDP Plan. 20 9E PL DSRSI)Standards. Require that design and construction of all water and TMAP FMAP X Condition that infrastructure conforms to policies will be recycled water system facility improvements be in accordance with SDR GRAD required. DSRSD policies,standards,and master plans. 25 7B PL Require development applicants to submit,at a minimum,the following PREZ SDR X Some of these requirements are part of the application Ongoing materials for review: Existing Condition Map(s),Design Concepts,Site REZO requirements for Planned Developments.Final building Plans(Preliminary&Final),Building Design,and Special Concerns. design plans will be required later by condition. 28 11.02 Pl. Require more specific Planned Development(PD)plans:Designs, PREZ TMAP X This will be required as REZ,TM&SDR application Ongoing .07 sequencing,mitigation measures,etc. REZO SDR submittal requirements. 29 11.2. PW Require infrastructure sequencing program as part of Public Improvement PREZ TMAP X Development agreements will contain any necessary 10 Plans to allow orderly development throughout Specific Plan area. Road, ANNE SDR sequencing program information and requirement will be a sewer,water,drainage and other utilities shall be prioritized and in place REZO condition of TMAP and SDR project approval. prior to specific levels of development. • IT MST ACT. I WHAT S8': TB ACTIQN OFZ M r#SORFw. Sx'A 4' E�ti);: :tr AG:xxQN T.?1KFN CG1Mk'YF«'TEE3' NO MEPS PROD 13 F2 ;0 fgr.INE 1.03N D 7 :f) 30 413 4J Pl. Revise zoning regulations to meet Eastern Dublin plans and policies. PREZ TMAP X This will be accomplished through PREZ/REZ approval. Ongoing 41. ANNE SDR a.Revise zoning regulations to permit residential uses in Campus Office REZO designated areas when development is consistent with Specific Plan and does not result in adverse environmental impacts or service impacts. b.Develop Commercial Mixed Use zoning that accommodates a mix of retail office,service,and residential uses in the Neighborhood and General Commercial designated areas of eastern Dublin. _ 35 4A Pl. Require applicants to demonstrate that proposed developments are in PREZ TMAP X This will be required as part of the application submittal Ongoing conformance with the Eastern Dublin Specific Plan policies and Land ANNE SDR requirements for all planning permit requests. Use program. REZO 36 SD PW Establish a bicycle circulation system to help serve the need for PREZ TMAP X PD District REZ Plan will show bike lanes within the project Ongoing nonmotorized transportation and recreation in Dublin. ANNE SDR area in accordance with the Specific Plan REZO 37 5C PW Require applicants to submit a detailed pedestrian circulation plan. The PREZ TMAP X PD District Plan will show details for pedestrian circulation Ongoing plan shall include the following components: Tassajara Creek Trail, ANNE SDR throughout the project area including local trailheads and Staging Area and Trailheads and sidewalks. REZO sidewalks 38 5E PL Revise the City's existing zoning ordinance as needed to allow flexible PREZ TMAP X This will be achieved through PD District REZ. Ongoing 5F parking standards in Eastern Dublin. ANNE SDR REZO 39 9S Pl. Require the siting of wastewater system infrastructure to be consistent PREZ TMAP X Write condition of approval. with the Resource Management Policies of the Specific Plan. ANNE SDR REZO 40 9F Pl. Require the siting of water system infrastructure to be consistent with the PREZ TMAP X Condition that infrastructure conforms to policies will be Resource Management Policies of the Specific Plan. ANNE SDR required. REZO 42 9X PL Require the siting of storm drainage infrastructure be consistent with the PREZ TMAP X Storm drainage infrastructure shall be designed in conjunction Resource Management policies of the Specific Plan. ANNE SDR with City standards and will be consistent with these policies. REZO 2 IT MIT ACT G ;WHAT 78 TUB ACx vON ©A MtaASX7RIK START ANC) >?. A.: TIQN PAtcE CLIMPJZTED.'' NO MEAS DROG E ;: 1. ;6 NO. NO A O N 44 03.01/01.0 CM Resolve potential land use conflicts between activities at Camp Parks and CONT CONT X The City is doing all items on a continuous basis. Ongoing proposed uses in the Project area. a.Establish a liaison committee between the City and the Army. b.Establish a schedule for periodic meetings to discuss and provide updates on planning and development efforts within the Project site and in Camp Parks. c.Provide the base commander with a copy of new development applications adjacent to Camp Parks for review and comment. 45 03.03/01.0 PW Caltrans in cooperation with local jurisdictions could construct auxiliary TMAP BLDP X The Tri-Valley Transportation Council is studying this issue. lanes on 1-580 between Tassajara Road and Fallon Road to provide a total SDR Payment of an adopted regional traffic fee will cover a portion of 10 lanes in that section,consistent with the Caltrans Route Concept of these improvement costs and will be made a condition of Report for 1-580. project approval. 47 03.03/02.I PW Assist in the funding of improvements to regional transportation system. TMAP BLDP X Refer to item#45 _SDR 48 03.03/03.0 PW Assist in funding the construction of auxiliary lanes on 1580 between TMAP BLDP X Refer to item#45 Tassajara and Airway Boulevards. SDR 49 03.03/04.0 PW Establish funding for construction of future 1580/1680 Interchange TMAP BLDP X Refer to Item#45 improvements. SDR 50 03.03/05.0 PW Establish funding for construction of auxiliary lanes on 1-580 east of TMAP BLDP X Refer to item#45 Airway Blvd. SDR 51 03.03/06.0 PW Ensure the funding and construction of improvements to the Dougherty TMAP BLDP X Payment of City of Dublin's T.I.F.Program fees will cover Road/Dublin Blvd.intersection as needed. SUR CONT portion of these improvement costs and will be made a condition of project approval. 52 03.03/07.0 PW Provide improvements that will prevent congestion on the eastbound TMAP BLDP X Refer to item#51 offramps from 1580 at Hacienda Drive. SDR 03.03/08.0 PW Fund and implement improvements necessary to ensure the efficient TMAP BLDP X Refer to item#51 53 operation of the intersection of Tassajara Road with the 1580 westbound SDR ramps. 54 03.03/09.0 PW Fund and implement improvements necessary to ensure adequate service TMAP BLDP X Refer to item#51 levels on Santa Rita Road and 1580 eastbound ramps. SUR 57 03.03/12.0 PW Fund and implement improvements necessary to ensure unimpeded TMAP BLDP X Refer to Item#51. movement of trucks to and from the quarries on El Charro Road south of SDR 1-580. , 3 iT MIT. ACT; L WRAT 1$ '.EB .ACTION OR MEASVR STAR' ENp' :' k' C At > WN TAKEN COM'LtBTk.D No ;M>;AS �RO[3 8 P R 0 NO Na it A O N A 58 03.03/13.0 PW Cumulative impacts on Dublin Boulevard. The City of Dublin shall CONT BLDP X TVTC studies are continuing with the City of Dublin's Ongoing continue to participate in regional studies of future transportation TMAP CONT participation. requirements,improvement alternatives and funding programs,such as SDR the current study by the Tri-Valley Transportation Council. Buildout of development outside of Eastern Dublin beyond 2010 levels would require the construction of grade-separated interchanges on Dublin Boulevard and/or establishment of alternative routes to redistribute traffic flow. The project shall participate in the implementation and funding of regional transportation improvement programs as determined by these regional studies. 59 03.03/14.0 PW Reserve sufficient right of way along Tassajara Road to accommodate TMAP FMAP X Right-of-way requirements to be incorporated into Ongoing cumulative development of projects north of the Project area. SDR BLDP development plans. City needs to pursue reimbursements for right-of-way dedications not covered under City of Dublin TIF Program fee. 60 03.03/15.0 PW Extend transit service within 1/4 mile of 95%of the Project area PREZ CONT X When applicable,the City will need to meet and coordinate Ongoing population. 1995 with LA VTA. Also,see letter from LAVTA to Sr.Plnr (Carol Cirelli)dated 8-23-94. 61 03.03/15.1 PW Provide transit service,at a minimum frequency of one bus every 30 REZO CONT X Refer to Item#60. Ongoing minutes during peak hours,to employment centers with 100 or more SDR employees. 62 03.03/15.2 PL Provide funding in support of expansion of transit service to the Project TMAP FMAP X Transit service to Eastern Dublin will be covered under area. SDR proposed TVTC regional traffic fee. 63 03.03/15.3 PW Coordinate provision of feeder bus service to the planned BART stations PREZ CONT X The City needs to coordinate and meet with LAVTA. Also, Ongoing from the Project area. 1994 refer to item#60. 65 03.03/16.1 PW Provide for safe pedestrian/bicycle crossings of major arterial streets. TMAP FMAP X Traffic signals shall be required at major arterial intersections SUR BLDP to provide for safe pedestrian/bicycle crossings. 66 03.04/01.0 PO Provide additional personnel,facilities,and procedures to PD service PREZ CONT X A fiscal analysis regarding required municipal services has Ongoing standards. been prepared and its recommendations will be implemented as conditions of ANNEX/PREZ/REZ project approval. 67 03.04/02.0 8D PO Provide the PD Dept.information needed to adequately plan for PREZ CONT X Planning has already assisted the Police Department with this Ongoing expansion of services. Coordinate with the City Planning Department ANNE information for the Homart and 1,538 acre annexation regarding the timing of annexation and proposed development,so that the projects. However,this measure must be implemented on a Department can adequately plan for the necessary expansion of services continuous basis. to the area. 68 03.04/03.0 PO Provide for PD Dept.input into the design of proposed development. TMAP FMAP X Police Dept.will be reviewing all E.Dublin projects. Ongoing SDR BLDP 69 03.04/04.0 PO Prepare a budget strategy to hire the required additional personnel and CONT CONT X See Item#66 above. Ongoing implement necessary changes in the"beat"system. `, I IT MIT : ACT. I WFIAT S TF[T AC XON, ©R MEAS STARx ' [wklp >?< G }1t JXt7N `PAiK$21 CAI11PJak`t'ED NO NO A O i N • 70 03.04/05.0 8E PO Ensure PD Dept.review of proposed development for safety issues. TMAP BLDP X The Police Dept.will review all E.Dublin projects. Ongoing Incorporate into the requirements of project approval PD Dept. SDR recommendations on project design that affect traffic safety and crime prevention. 71 03.04/06.0 FR Provide for the construction of new fire facilities coincident with new TMAP FI/O X Condition for provision of fire service to the project will be service demand in eastern Dublin. SDR required. 74 03.04/09.0 811 FR Ensure DRFA input on project design relating to access,water pressure, TMAP SDR X Part of project review process. Condition assuring Ongoing fire safety and prevention. SDR FMAP compliance with DRFA requirements will be required on all projects 75 03.04/10.0 FR Ensure that a mechanism is in place to provide long term maintenance for TMAP FMAP Wild Fir eManagement Plan Completed. These issues are X safe fire conditions along the urban/open space interface. SDR BLDR addressed in the Plan 77 03.04/12.0 FR Prepare a wildfire management plan for the Project area in order to PREZ BLDP Plan completed X reduce the risk of impact related to wild land fire ANNE 79 03.04/13.1 PL Reserve school sites within the Project area as designated in the Specific TMAP FMAP X Studies are being conducted to determine what schools are Plan and General Plan Amendment(Please note: This mitigation SDR BLDP needed to service the project area. Developers will enter into measure has been renumbered as 3.4/ 13.1 versus 3.4/13.0 because it is a school funding agreement with the affected School District. identically numbered as the mitigation measure regarding Sites for Fire Facilities for GPA Increment). 82 03.04/16.0 8A PL Work with the Dublin Unified School District and the Livermore Joint 1995 FI/O X A condition of approval of PA 94-030 is that developer shall Ongoing Unified School District to resolve the jurisdictional issue regarding which REZO enter into a school mitigation agreement with the affected district(s)should serve the eastern Dublin planning area. school district to establish the method and manner of financing and/or constructing school facilities necessary to a.Determine the service district arrangement that best serves the needs serve students generated by project. This condition will be of planning area students and minimizes the fiscal burden of the service applied to other.Dublin PREZ and REZ projects. providers. 83 03.04/17.0 PL, Ensure that adequate school facilities are available prior to development REZO CONT X Agreement described in#82 will ensure that the proper school Ongoing in the project area to the extent permitted by law. facilities are available for students generated by the project. Also,see letter from DUSD dated 12-15-94. 84 03.04/18.0 8B PL Ensure that the development of new school facilities is provided for TMAP FMAP X Agreement described in#82 will ensure this. Ongoing through the dedication of school sites and/or payment of development SDR BLDP fees by developers,or by any other mean permitted by law. 85 03.04/19.0 8F CM Establish appropriate funding mechanisms,such as Mello Roos PREZ BLDP Agreement described in#82 will require one or more of these Ongoing Community Facilities District,development impact fees,or a general ANNE funding mechanisms that are in place. obligation bond measure,to fund new school development in eastern Dublin. 86 03.04/20.0 RE Expand park area throughout the Primary and Extended Planning Areas CONT CONT This City will implement this measure on a continuous basis Ongoing to serve new development. and the Public Facilities fee will fund new park development. Also,see memo to Associate Planner from Parks and Community Services Director dated 11-29-94. �._ 5 IT MxT ACT L wiles xB TTd$ AcTloN of ME4SCTRE SxA) ' >NNt A>» 1c3N TFsKNN 1»ok1lrLItrEA. Na MEAN Pubis ; & b NO NO •A o p «7 b 87 03.04/21.0 RE Maintain and improve outdoor facilities in conformance with the CONT CONT Refer to item 1186 Ongoing recommendations of the City's Park and Recreation Master Plan 1992. 88 03.04/22.0 RE Provide active parks and facilities which are adequate to meet citywide CONT CONT Public facilities impact fee will cover the cost of community ongoing needs for open space,cultural,and sports facilities,as well as the local park development,and see#86 above. needs of the Eastern Extended Planning Area. _ 89 ' 03.04/23.0 RE Acquire and improve parklands in conformance with the priorities and CONT CONT Refer to item 1186 Ongoing phasing recommended in the City's Park and Recreation Master Plan. 90 03.04/24.0 Pl. Require land dedication and improvements for the 25 parks s designated TMAP FMAP Land for a neighborhood park will be dedicated as part of all Ongoing in the General Plan Amendment(GPA)and collect in lieu fees per City E.Dublin projects. Refer to item#86. standard. 91 03.0,1/25.0 PL Provide an adequate ratio of developed parklands to population. TMAP FMAP Accomplished in the GPA and Specific Plan. Ongoing 92 03.04/26.0 PL Designate sites for 17 parks in the Specific Plan area and 8 additional TMAP FMAP Accomplished in the GPA and Specific Plan. Additional Ongoing sites in the General Plan Amendment Extension to ensure maintenance of verification of actual park site requirements will be required the City's parks provision standard. when project densities are known. 94 03.04/28.0 PL, Ensure the provision of open space,access and areas for public TMAP FMAP Specific plan includes policies which ensure the provision of Ongoing recreation. open space,access and areas for public recreation with the project area.PREZ,REZ and TMAP must be consistent with Specific Plan open space policies. 96 03.04/30.0 4M RE Develop a Parks Implementation Plan for eastern Dublin that identifies TMAP FMAP Plan being prepared Ongoing the following: preferred phasing of land dedication and improvements, 1995 facilities priorities and their location,and the design and construction of parks. 99 03.04/33.0 PL Establish a comprehensive,integrated trail network that permits safe and TMAP FMAP Established in the Specific Plan and Parks and Recreation Ongoing convenient pedestrian and bicycle access. SDR BLDP Master Plan. 101 03.04/35.0 PL Provide convenient pedestrian connections between developed areas and TMAP FMAP Policies of Specific Plan accomplish this. Ongoing designated open space areas and trails. SUR BLDP • U �1 . 6 IT MIT ACT; �,,.. FTFIAT S TTd� ACC 1 QN AR M>~ StJR?" STIt ]' Np l� ;: AOxxCiN T311{ N gMHTa T'A :`:. NO M>h5 Y�1 OC3 ii !o 103 03.04/37.0 8K CM Prepare a Solid Waste Management Plan for Eastern Dublin,meeting the 1995 BLDP X 1. Done. See new Integrated Waste Management Agreement X requirements of the adopted City SRRE,which includes: with Waste Management Alameda County dated 1/96. 1. A requirement for the City to compost all organic wastes resulting 2.Done. See new Integrated Waste Management Agreement from the ongoing maintenance of public parks and open space. with Waste Management Alameda County dated 1/96. 2. extension of Dublin's curbside recycling program for recyclable 3. Will require as condition of SDR approval. materials. 4.Will require as condition of SDR approval. 3. Specific areas designated for the collection of recyclable materials in multi-family and commercial areas,with coordination as needed for pick-up. 4. Support for re-use of composted materials in landscaped areas of all new development. 104 03.04/38.0 CM Revise waste generation projections of Dublin's SRRE/HHWE as needed 1995/ BLDP Completed X to reflect the population and commercial land use projections of the 1996 adopted Project. 105 03.04/39.0 CM Ensure that the Solid Waste Management Plan for Eastern Dublin 1995/I BLDP Completed X addresses and incorporates the goals,objectives,and programs of 996 Dublin's SRRE and liiiWE. 106 03.04/40.0 CM Ensure that adequate landfill capacity is available to accommodate TMAP FMAP Done. See new Intregated Waste Management Agreement project waste. SDR BLDP with Waste Management Alameda County. 107 03.04/41.0 8L PL Have project applicants provide documentation that electric,gas,and REZO FMAP X Documentation will be required as a condition of project telephone service can be provided to all new development. TMAP BLDP approval. 108 03.04/42.0 PW Require all utilities be located below grade where feasible and designed BLDP FI/O X Write condition.City should also begin contacting major to City standards. utilities regarding their master plans for the project area. 109 03.04/43.0 PW Work with PG&E to plan the undergrounding of all new electric lines and SDR FMAP X Staff needs to begin meetings with PG&E regarding provision to route infrastructure away front sensitive habitat and open space lands BLDP of utilities and their location in relation to this mitigation to mitigate the effects of utilities expansion. measure. Condition for placing electric lines underground will be required. 110 03.04/44.0 PL Require project applicants to submit a utilities service report to the City FMAP BLDP X Need condition. prior to Public Improvement Plan approval. III 03.04/45.0 PL Require the installation of a demonstration project(s)of cost effective TMAP FI/O X Require project to use energy conservation techniques as energy conservation techniques. SDR identified in building code. Also,encourage other energy saving techniques. 112 03.04/46.0 PL Require developers to demonstrate the incorporation of energy TMAP BLDP Part of City's Building Code. X conservation measures into the design,construction,and operation of SDR proposed development. 118 03.05/01.0 9Q PW Require that all development within the Specific Plan be connected to TMAP FMAP X A condition that the project be connected to public sewer public sewers. Exceptions to this requirement,in particular septic tank SDR BLDP system will be required. Also,see letter to Dublin Planning systems,will only be allowed on a case by case basis upon receipt of Director from DSRSD dated 11-3-94. written approval front Alameda County Environmental I lealth Dept.and DSRSD. 0 .7 T MST T#c' • S, WHAT. �S Tf[ ACTJ AN G1Ft M>r#S S'SARIS 1♦ND ,:! 1' AC QN TAK>aN OMPIa)«T!w} , ; Nth MEAS PRbt `J> NO NO A ,i N 119 03.05/02.0 9J PW Have DSRSD update its wastewater collection system master plan PREZ TMAP X DSRSD has prepared the Eastern Dublin Facilities Plan,Final computer model to reflect the adopted Specific Plan/GPA. Projects must ANNE SDR Report,dated December, 1993,(Dodson and Associates)to pay for design level wastewater collection system master plan computer REZO provide the updated computer simulations and master plan model.(ARIII,P.819) analyses for wastewater collection and potable and recycled water systems. The Plan is being updated to include the entire General Plan Amendment Area. Applicant shall install required facilities as a condition of approval. Also,see letter to Dublin Ping.Dir.from DSRSD dated 11-3-94. 120 03.05/03.0 9P PW Discourage the use of onsite package plants and septic systems within the CONT TMAP X This is a DSRSD requirement. Also,projects will be required Project area in accordance with policies of the San Francisco Bay SDR by condition to hook into public utilities and Regional Water Quality Control Board. water/wastewater systems.Also,see letter to DSRSD from Dublin PIng.Dir.dated 5-4-95. 121 03.05/04.0 9N PW Wastewater. Require a"will serve"letter from DSRSD prior to permit TMAP FMAP X Condition regarding provision of will serve letter for approval for grading. SDR GRAD wastewater will be required. 122 03.05/05.0 90 PW Require design and construction of all wastewater systems to be in BLDP FI/0 X Standard condition regarding approval by DSRSD of accordance with DSRSD service policies,procedures,design and wastewater systems will be required. construction standards and master plans. 123 03.05/06.0 PW Ensure that the planned wastewater collection system has been sized to TMAP FMAP DSRSD is currently revising its Eastern Dublin Facilities Plan accommodate only the development within the Eastern Dublin General SUR to include the entire Eastern Dublin General Plan Amendment Plan and Specific Plan area. Area. The Plan will provide pipeline sizing only to accommodate development within the General Plan area. Also,see letter to Planning Director from DSRSD dated 11-3- 94. 124 03.05/07.0 9M PW Require project applicants to prepare detailed wastewater capacity TMAP FMAP X DSRSD is conducting downstream capacity studies at the investigations,including means to minimize wastewater flows,to SDR present time. Project condition for utilization of water supplement the information in the Specific Plan. efficient fixtures will be required. 125 03.05/07.1 PW TWA. Require a"will serve"letter from DSRSD prior to permit approval TMAP FMAP X Provide condition regarding provision of will serve letters for for grading. SDR GRAD wastewater service. 126 03.05/08.0 PW Ensure that wastewater treatment and disposal facilities are available to PREZ TMAP X DSRSD is pursuing additional disposal capacity in EBDA meet the needs of future development in eastern Dublin. ANNE SDR System and RO wastewater disposal alternatives currently. REZO Provide support and coordination with DSRSD. 127 03.05/09.0 PW Ensure that proposed development is consistent with wastewater TMAP FMAP X A will serve letter will be required to ensure this. treatment plant expansion as set forth in DSRSD's master plan. SDR BLDP Additionally,DSRSD is a reviewing agency on the project. No expansion of the DSRSD wastewater treatment plant is necessary to accommodate this project(per letter to The City of Dublin from DSRSD dated November 3, 1994). ST r MZT AC f. :WHAT x8 THE ACC QN`OR ME S iRE ST. i 11 C ACTIQN ']'AREN CAM&1,,RTED • NO. • Q N B J 2? 129 03.05/11.0 91 CM Support I.AV WMA and DSRSD in their current efforts to implement a CONT TMAP DSRSD has recently adopted a resolution in support of the X new wastewater export pipeline system. SDR current LAVWMA counter proposal to EBDA and is pursuing an RO alternative to an EBDA agreement. Also,see letter to LAVWMA and DSRSD from Dublin City Manager supporting efforts to implement a new Wastewater export pipeline. 130 03.05/12.0 PW Require recycled water use or landscape irrigation in accordance with TMAP CONT X Condition re:use of recycled water in landscaping plan and DSRSD's Recycled Water Policy per AR III pg.821. SDR provision of infrastructure in improvement plans will be required. 131 03.05/13.0 9K PW Require development within this project to fund a recycled water PREZ TMAP X DSRSD has already prepared the Eastern Dublin Facilities distribution system computer model to reflect the adopted Specific Plan/ ANNE SDR Plan,Final Report,dated December, 1993,(Dodson and GPA.(ARIII,P.821) REZO Associates)to provide the updated computer simulations and master plan analyses for wastewater collection and potable and recycled water systems. Plan is being updated to include the entire General Plan Amendment Area. Applicant shall install required facilities as a condition of approval.Also,see letters to Dublin Planning Director from DSRSD dated 11-3- 94. 132 03.05/14.0 91, PW Support the efforts of the Tri Valley Water Recycling Task Force Study PREZ CONT X Condition re:use of recycled water in project will be required. X through Zone 7,encouraging wastewater recycling and reuse for ANNE Zone 7 has increased water connection fees to implement landscape irrigation. REZO securing of new water resources including recycling projects. DSRSD is pursuing RO project. Also,see letter sent to Jim Dixon,Zone 7 from Lee Thomson dated 2-2-96 133 03.05/15.0 PW Encourage LAVWMA to continue its program of offpeak pumping of PREZ CONT The City wrote a letter to LAVWMA on 10/3/94 confirming a X wastewater to balance electric demands in the PG&E system ANNE phone call confirming this policy and encouraging them to Ongoing REZO continue it. 134 03.05/16.0 PW Ensure that the recycled water treatment system is planned,designed and PREZ CONT See letter to DSRSD 5/4/95 asking for status of mitigation X constructed for energy efficiency in operation). ANNE measures and letter sent to Rbt.Beebe,DSRSD from Lee REZO Thomson dated 2/2/96 135 03.05/17.0 l'W Avoid potential failure in the operation of the pumps in the TWA TBD TBD Reference TWA DE1R(see page 3.5-10 of Eastern Dublin X wastewater collection system. DEIR). DSRSD stated in a letter to The City of Dublin dated November 3, 1994,that the District is not at this time proposing a TWA wastewater export project involving pumping and export of raw wastewater and thus wastewater storage basins are not anticipated for this project. The entire wastewater collection system needed for this project will be a gravity system flowing to the existing District pump station facilities located south of 1-580. 136 03.05/18.0 PW Ensure that pump station design minimizes potential for impacts related TBD TBD Refer to item 11135 - X to noise and odors. 9 TT MST ACT.: S Wa'r XS>xB ACISQN. OR MEASLI SCAR1 t 1.NI7 �' G, AC gN TAKEN GgMk'TkT A PIO t AS PfeOG g 1t O 137 03.05/19.0 PW Ensure that wastewater storage basins are designed to control odors and TBD TBD Refer to item#135 X minimize the risk of failure in the event of an earthquake. 138 03.05/20.0 PW Require that construction of the recycled water distribution system be in TBD TBD X DSRSD is lead agency as regards recycling and is proceeding accordance with all applicable State and local regulations. in accordance with state and local regulations. The City will condition compliance with their regulations. 140 03.05/22.0 PW Require the proposed recycled water pump stations meet to meet all TBD TBD DSRSD stated in a letter to The City of Dublin dated X applicable standards of DSRSD. AR Ill pg.823. November 3, 1994,that as the owner and operator of all on Ongoing and offsite recycled water facilities needed for this project,the District will ensure that all such facilities shall meet all applicable standards. 141 03.05/23.0 PW Ensure that recycled water projects meet any applicable salt mitigation TBD TBD Recycled water projects must comply with RWQCB permit Ongoing requirements of Zone 7. which addresses salt management plan requirements. All projects are routed to Zone 7 for their review as part of the normal process. 142 03.05/24.0 PW Expand DSRSD service boundaries to encompass the entire eastern PREZ TMAP Project area in has been annexed to DSRSD. X Dublin Specific Plan/GPA area. ANNE SDR REZO 143 03.05/25.0 PW Encourage all development in the Project area to connect to the DSRSD TMAP FMAP X Individual wells will be discouraged on a project by project Ongoing water system. SDR BLDP basis. 144 03.05/26.0 9A PW Require water conservation measures to be designed into individual TMAP FMAP X Condition regarding water conservation measures will be Ongoing projects. SDR BLDP required. 145 03.05/27.0 PW Require a recycled water distribution system be incorporated into TMAP FMAP X Condition regarding connection to DSRSD system will be Ongoing individual projects. SDR BLDP required. 146 03.05/28.0 9B PW Ensure that Zone 7 has water supply needed to meet requirements of the TMAP FMAP X All projects are routed to Zone 7 for their review as part of the Ongoing Project. SDR BLDP normal process. Individual projects will be conditioned that a will serve letter be supplied. 147 03.05/29.0 9D PW Zone 7 and DSRSD should construct two additional turnouts from the TMAP CONT City continues to work with DSRSD and Zone 7 to determine Ongoing Zone 7 Cross Valley Pipeline to serve the Eastern Dublin area. SDR when turnouts should be constructed. 148 03.05/30.0 PW Provide for increased water source reliability,the Project water system CONT CONT X Eastern Dublin Facilities Plan by DSRSD is in accordance Ongoing should be interconnected with existing adjoining systems. with this mitigation measure. DSRSD will construct facilities recommended by their Eastern Dublin Facilities Plan. This will be implemented on a project by project basis. 10 T M1T : X#GT fgAT x& pliwm: ON: p: M>~X# ygg s71A17 'glfg NO M>;`AS PROt^a i?i': i NO NO A;< fi. • D 149 03.05/31.0 PW Provide a backup source of water supply to its Zone 7 source. DSRSD TBD TBD DSRSD stated in a letter to The City of Dublin dated X will reimburse City of Pleasanton for construction and operation of new November 3, 1994,that it acknowledges that the backup groundwater wells south of the Project area water supply source is desirable for ultimate build-out of the Specific Plan area. The District has recently signed a new water supply contract with Zone 7 which specifies the Zone will provide all water requested for the Specific Plan Area within the constraints of its ability to do so. The District does not currently anticipate obtaining any water supply from the City of Pleasanton's well project referenced in the Mitigation Measure. The District anticipates providing significant amounts of recycled water to landscaping improvements to this and future projects in the area. 151 03.05/33.0 PW Require DSRSD construction of two new chlorination/fluoridation TBD TBD Stations will be constructed when Zone 7 turnouts are Ongoing stations at the two proposed Zone 7 turnouts to eastern Dublin to meet required. Refer to item#I47. increased demand resulting from the project. 152 03.05/34.0 PW Provide an adequate water supply system and related improvements and TMAP GRAD X Require will serve letter. DSRSD is currently completing an Ongoing storage facilities for all new development in the Project area. SDR BLDP engineering analysis of water distribution and storage altematives to adequately supply the proposed project while providing facilities which can be incorporated successfully into the ultimate system required to accommodate build-out of the Specific Plan area. 154 03.05/36.0 PW Consolidate the Camp Parks and Alameda County water systems and CONT CONT Service agreements between DSRSD and Alameda County X turnouts with the DSRSD system. provide for the coordination of existing county systems. 155 03.05/37.0 PW Require that design and construction of all water system facility TMAP FMAP X Write condition regarding approval by DSRSD regarding Ongoing improvements be in accordance with DSRSD standards. SDR BLDP water system. 156 03.05/38.0 914 PW Water. Require a"will serve"letter from DSRSD prior to permit TMAP FMAP X Conditions regarding provision of will serve letters for Ongoing approval for grading. SDR GRAD potable water will be required. 157 03.05/39.0 PW Reduce the growth inducing potential of water system expansion,the ' PREZ TMAP X DSRSD is currently revising its Eastern Dublin Facilities Plan Ongoing water distribution system will be sized to accommodate only the ANNE SDR to include the entire General Plan Amendment Area. The estimated water demands from approved land uses within the Eastern REZO plan will provide the updated computer simulations and Dublin Specific Plan and General Plan Amendment. master plan analyses for wastewater collection and potable and recycled water systems. The plan provides for pipeline sizing only to accommodate development within the General Plan Amendment area.Applicant shall install required facilities as a condition of approval. (Per Letter to The City of Dublin from DSRSD dated November 3, 1994) I 1 ST MST ACT.: P. WfLAT S;TH1� AC'1;ION OIt MEASURrN „ START. Eft £� G; AO XtJN TAKEN CO1~Ik'YalwTEia NO t*A. Pt OG k NO, NO A 0� D T7 159 03.05/41.0 PW Require all reservoir construction to meet all the applicable standards of TMAP FMAP DSRSD stated in a letter to The City of Dublin dated X DSRSD,to meet current seismic building standards,and to provide SDR BLDP November 3, 1994,that in accordance with the Policy on Ongoing adequate site drainage. Major Infrastructure adopted by the District,all facilities are to be designed and built by the District and thus will adhere to t all District standards. 160 03.05/42.0 PW Require the proposed new water pump stations to meet all the applicable TMAP FMAP In accordance with the District's Policy on major X standards of DSRSD and include emergency power generators at each SDR BLDP infrastructure all pump stations are to be designed and built by Ongoing pump station. the District and thus will adhere to all District Standards which address factors such as emergency power and noise attenuation 161 03.05/43.0 PW Include design provisions to pump stations to reduce sound levels from TMAP FMAP In accordance with the District's Policy on Major X operating pump motors and emergency generators. SDR BLDP Infrastructure all pump stations are to be designed and built Ongoing by the District and thus will adhere to all District Standards which address factors such as emergency power and noise - attenuation 162 03.05/44.0 PW Provide drainage facilities that will minimize any increased potential for TMAP FMAP X To be accomplished with Master Drainage Plans for X erosion or flooding. SDR BLDP individual developments. Also as Condition of Approval. Ongoing 164 03.05/46.0 9T PW Require the preparation of a Master Drainage Plan for each development. TMAP FMAP X Developers will prepare a Master Drainage Plan for their SDR BLDP project area if applicable. 165 03.05/47.0 9U PW Require Project area development to provide facilities to alleviate TMAP FMAP X Conditions to comply with Zone 7 requests and pay required Ongoing potential downstream flooding due to Project area development. SDR BLDP fees 166 03.05/48.0 PW Require the construction of the backbone drainage facilities to be TMAP FMAP X Need condition. Ongoing consistent with the Storm Drainage Master Plan. SDR BLDP 167 03.05/49.0 PW Plan facilities and management practices that protect and enhance water TMAP FMAP X Zone 7,DSRSD&City Public Works will monitor this Ongoing quality. SDR BLDP requirement through project review.Project will adhere to applicable City ordinances/policies regarding water quality. Compliance with general NPDES construction permit as managed by the RWQCB will be required. 168 03.05/50.0 PW Protect groundwater resources with Zone 7's support for an ongoing TMAP FMAP See letter sent to Jim Dixon,Zone 7 from Lee Thopmson X groundwater recharge program for the Central Basin. SDR BLDP dated 2-2-96. 169 03.05/51.0 PW Water Quality Investigation. Require a specific water quality TMAP FMAP X To be required as a condition. Ongoing investigation be submitted with each development application to SDR BLDP demonstrate existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and detention facilities. 170 03.05/52.0 PW Develop community based programs to educate local residents and TMAP CONT Staff already conducts these programs. X businesses on methods to reduce nonpoint sources of pollution,and SDR Ongoing coordinate such programs with current Alameda County programs. J ,12 IT: MIT ACT ?w WHAT XS; TFii AGTXON.OR MEASyR)w STARZ END lz AC XON TAKEN 40MP1,igrg.D NO MEAS. PROD $ • Si. N0. NO A O N D. `7 b I71 03.05/53.0 PW Require all development to meet the requirement of the City of Dublin's TMAP BLDP X Will be required of each project by condition. Ongoing "Best Management Practices"to mitigate storm water pollution. SDR 172 03.05/54.0 PW Require all development to meet the water quality requirements of the TMAP BLDP X Will be required of each project by condition City of Dublin's NPDES permit. SDR 173 03.05/55.0 PW Require all development to meet the water quality requirements of the TMAP BLDP X Will be required of each project by condition Alameda County Urban Runoff Clean Water Program. SDR 174 03.06/01.0 BL Require the use of modern seismic design in construction of development TMAP FMAP X Required by City Building Code X projects,and build in accordance with Uniform Building code and SDR BLDP Ongoing applicable county and city code requirements. 179 03.06/06.0 PW Design roads,structural foundations,and underground utilities to TMAP FMAP X Items 176- 180 are completed through condition for 175. Ongoing accommodate estimated settlement without failure,especially across SDR BLDP transitions between fills and cuts,and to remove or reconstruct potentially unstable stock pond embankments in development areas. I80 03.06/07.0 PW Require all development projects in the Project area to perform design TMAP FMAP X Items 176- 180 are completed through condition for 175. Ongoing level geotechnical investigations prior to issuing any permits. SDR BLDP 181 03.06/08.0 CM Provide for the development of earthquake preparedness plans and the 1995 FMAP Completed per City Manager. X dissemination of appropriate emergency measures to all Project residents BLDP and employees. 182 03.06/09.0 PW Reduce alteration to existing landforms through the preparation of TMAP FMAP X Grading plans are required as submittals on SDR applications. Ongoing grading plans that adapt improvements to natural landforms and SDR BLDP As part of staff review this will be implemented. implementation of such techniques as partial pads and retaining structures. 184 03.06/11.0 PW Prepare detailed design level geotechnical investigations on development TMAP FMAP X See Item 175 Ongoing sites within the Project area,to locate and characterize groundwater SDR BLDP conditions and formulate design criteria and measures to mitigate adverse conditions. 185 03.06/12.0 PW Construct subdrain systems,drainage pipe and permeable materials to TMAP FMAP X See Item 175 Ongoing reduce groundwater impacts. SDR BLDP 187 03.06/14.0 PW Prepare design level geotechnical investigations for development projects TMAP FMAP X See Item 175 Ongoing in the Project area to characterize site specific soils and bedrock SDR BLDP conditions,and to formulate appropriate design criteria. 188 03.06/15.0 PW Implement measures to control moisture in the ground to reduce the TMAP BLDP X See Item 175 Ongoing potential for impact resulting from expansive soils and rock. SDR 189 03.06/16.0 BL Reduce the potential effects of expansive soil and rock through TMAP FMAP X See Item 175 Ongoing appropriate foundation and pavement design. SDR BLDP 192 03.06/19.0 PW Implement measures such as removing,reconstructing,or repairing TMAP FMAP X See Item 175 Ongoing unstable areas,or structural engineering,when unstable areas cannot be SDR BLDP avoided. • 13 • �T 1 MSI A X. WSiAT TS fiFiB:;ACP1 ON: t3A M>r SCJR« •ST.M.f ' E 17 1�.. A �SAN PAI�Fl3: CC 1>,�Tr >wD. NO MEAS PROD $ ! A': b A ' 17 194 03.06/21.0 PW Require grading plan and mitigation measure compliance with the TMAP FMAP Accomplished by standard City requirements. X minimum requirements of the Uniform Building Code and applicable SDR BLDP County and City code requirements. 199 03.06/26.0 PW Require that development projects prepare plans for the periodic TMAP FMAP X Maintenance of public storm drain system will be by City Ongoing inspection and maintenance of subsurface drainage features,and the SDR BLDP Public Works Department and maintenance of open space removal and disposal of materials deposited in surface drains and catch stream channels will be by a public entity. Condition will be basins. required for medium density areas where private storm drain is expected to include maintenance provisions in CC&Rs. 200 03.06/27.0 PW Require that grading activities be timed to avoid the rainy season as much FMAP BLDP X This is a standard request of City's Grading Ordinance and Ongoing as possible,and that interim control measures be implemented to control SDR NPDES. runoff and reduce erosion potential. 201 03.06/28.0 PW Reduce longterm erosion and sedimentation impacts through appropriate TMAP FMAP X Will be reviewed as part of project grading plans and as Ongoing design,construction,and continued maintenance of surface and SDR BLDP required by Urban Runoff Program. subsurface drainage. 205 03.07/04.0 PI, Require the City of Dublin to develop and implement grazing ANNE REZO City is prepared a grazing management plan. X management plans to protect riparian and wetland areas,increase plant TMAP diversity,and encourage the recovery of native plants. 206 03.07/05.0 PI. Ensure that all areas of disturbance be revegetated as quickly as possible SDR BLDP X This is a standard request of City's Grading Ordinance and Ongoing to prevent erosion. FMAP NPDES. 207 03.07/06.0 PI, Require the preservation of natural stream corridors,ponds,springs, PREZ FMAP X This will be reviewed on a project by project basis and Ongoing seeps,and wetland areas wherever possible. ANNE BLDP conditioned accordingly. REZO 208 03.07/07.0 PL Require the incorporation of riparian and wetland areas into project open SDR BLDP X This will be evaluated as part of application submittals and Ongoing space areas,and ensure that loss of riparian or wetland habitat be FMAP review. If necessary,conditions will be required. mitigated per Dept.of Fish&Game/Corps of Engineers. 209 03.07/08.0 PL Require all stream corridors be revegetated with native plant species to SDR BLDP X Condition in the event of alteration to existing channels to Ongoing enhance their natural appearance and improve habitat values. FMAP ensure compliance as part of grading plan. 210 03.07/09.0 PW Ensure storm runoff is carried in natural stream channels whenever TMAP FMAP X Condition in the event of alteration to existing channels to Ongoing possible,rather than replacing with underground drainage systems(Mit. SDR BLDP ensure compliance as part of grading plan. Measure 3.7/9.0).ARII P.584-see for additional language re maintenance. 211 03.07/10.0 PL Establish a stream corridor system that provides multipurpose open space TMAP FMAP Part of Stream Corridor Plan. X corridors capable of accommodating wildlife and pedestrian circulation. SDR BLDP 212 03.07/11.0 6E PL Require all project applicants submit multiparameter wetlands delineation TMAP FMAP X Army Corps of Engineers has accepted the to the COE for verification and jurisdictional establishment,and submit SDR BLDP wetland/jurisdictional areas for Tassajara Creek. A condition plans for proposed alteration to any watercourse to the DEG for their for project to obtain permits required by law will be required. review and approval. 14 • • IT MIT A4T.i S, WFIAt X# 'TFdF AGIXQH f3lt 1Nk.1AS[JRF START' >aNtt t' G ACxK�7N TA1iN CQMT� 21w>t N4. ND A 1 A N 216 03.07/15.0 6K PL Establish and maintain a liaison between the City of Dublin and resource 1994 CONT Liaison will be maintained through the CEQA process and the X management agencies(i.e.California Dept.of Fish&Game,U.S.Fish& implementation of other biological and stream corridor Ongoing Wildlife Service,U.S.Army Corp of Engineers)for the purpose of mitigation measures. Letter sent by Larry Tong on 12/7/95. monitoring compliance with Specific Plan policies. 217 03.07/16.0 PL Require sensitive habitat areas be avoided and protected wherever TMAP FMAP X Possible areas where sensitive species may exist have been Ongoing feasible. SDR BLDP identified in the Specific Plan. A preconstruction survey will be required for all projects and protection will be incorporated if found per policies of Specific Plan and EIR. 218 03.07/17.0 PW Require construction near drainages take place during the dry season. TMAP FMAP X Request of City's Grading Ordinance and DFG. Ongoing SDR BLDP 219 03.07/I 8.0 PL Require all development in the Project area comply with the Eastern TMAP FMAP X Kit fox protection plan described in Appendix E of the DEIR Ongoing Dublin San Joaquin Kit Fox Protection Plan. SDR BLDP will be followed. 220 03.07/18.1 PL Provide for the cooperation between the City of Dublin and other 1994 CONT Kit fox protection plan described in Appendix E of the DEIR X appropriate agencies in the preparation of a Kit Fox Habitat Management will be followed.City sent letters to appropriate agencies Ongoing Plan. dated 12/7/95(from Larry Tong)and 12/13/95(from Jeri Ram). 221 03.07/19.0 6N PW Restrict the use of rodenticides and herbicides within the Project area in TMAP CONT X Condition regarding use of rodenticides and herbicides within Ongoing order to reduce potential impacts to wildlife. SDR project area will be required. 222 03.07/20.0 1'1, Tri-colored Blackbird. Require developers conduct a preconstruction TMAP FMAP X Condition regarding preconstruction survey will be required. Ongoing survey within 60 days prior to habitat modification to verify the presence SDR BLDP of sensitive species. 223 03.07/21.0 PL Ensure the protection and enhancement of sensitive species habitat areas. TMAP FMAP X Condition re preconstruction survey and protection if Ongoing SDR BLDP sensitive species identified will be required. 224 03.07/22.0 PL Require the maintenance of a buffer around breeding sites of the FMAP FI/O X Possible areas where sensitive species may exist have been Ongoing redlegged frog,California tiger salamander,and the Western pond turtle BLDP identified in the Specific Plan. A preconstruction survey will before commencing construction. be required for all projects and protection will be incorporated if found per policies of Specific Plan and EIR. 225 03.07/23.0 PL Ensure that a natural open space zone(Golden Eagle Protection Zone)is TMAP FMAP X Specific Plan implements this requirement. Any proposed Ongoing maintained around the golden eagle nest located in the northeast corner of SDR BLDP change to the plan will be evaluated with this in mind. the planning area. 226 03.07/24.0 PL Require an additional temporal buffer be established within 250 feet of BLDP F1/O X Condition requiring compliance with temporal buffer will be ongoing the Golden Eagle Protection Zone during the golden eagle reproductive required as appropriate. period,prior to construction. 227 03.07/25.0 PL Require that the Project maintain substantial rural residential/agricultural TMAP FMAP X Provided for in Specific Plan. Ongoing acreage to provide suitable forage for the golden eagles. SDR BLDP 228 03.07/26.0 6M PW Require the placement of all transmission lines underground whenever TMAP FMAP X Write condition. City should also begin contacting major feasible,to avoid the potential for raptor electrocutions. SDR BLDP utilities regarding their master plans for the project area. 15 IT MxT ACT, L WHAT IS THS ACTION OI MEAS.LTRE START EN[i: ! ACTION TAKEN COMBLSRTED PROG $NO Mi A9 • NO, • NO• ! A O N D 229 03.07/27.0 PW Require a minimum buffer(at least 300 feet)be maintained around BLDP FI/O X Standard condition regarding preconstruction survey will be Ongoing nesting sites of the burrowing owl and breeding sites(either known or required. those identified in preconstruction surveys)of the American badger during the breeding season to avoid direct loss of individuals. 230 03.07/28.0 6L PL Special Status lnvertevrates, Require developers conduct a 'i'MAP FMAP X Standard condition regarding preconstruction survey will be Ongoing preconstruction survey within 60 days prior to habitat modification to SUR BLDP required. verify the presence of sensitive species. 231 03.08/01.0 PI. Establish a visually distinctive community which preserves the character PREZ FMAP Specific Plan open space areas and the project have been Ongoing of the natural landscape by protecting key visual elements and ANNE BLDP designed with this mitigation measure in mind. It is sensitive maintaining views from major travel corridors and public spaces. REZO to creeks and other open space areas and does not block vistas from scenic corridors 232 03.08/02.0 PL Ensure implementation of the Specific Plan/General Plan land use plan, PREZ FMAP Specific Plan open space areas and the project have been Ongoing which was developed to retain predominant natural features and a sense ANNE BLDP designed with this mitigation measure in mind. It is sensitive of openness. REZO to creeks and other open space areas and does not block vistas from scenic corridors. 233 03.08/03.0 6S PL Establish technique(s)for implementing the long term preservation of PREZ FMAP Specific Plan open space areas and the project have been Ongoing visually significant portions of hillsides and other important visual ANNE BLDP designed with this mitigation measure in mind. It is sensitive resources. REZO to creeks and other open space areas and does not block vistas from scenic corridors. City is preparing a Scenic Corridor Study. 236 03.08/04.2 Pl. Avoid extensive areas of flat development. PREZ FMAP X This will be shown in project grading plans. The SDR and Ongoing ANNE BLDP TMAP submittals will contain this information. If not REZO satisfactory,conditions may be required. 237 03.08/04.3 PL Encourage building design to conform to natural land forms as much as PREZ SDR X This will be shown in project grading plans. The SDR and Ongoing possible. ANNE TMAP submittals will contain this information. If not REZO satisfactory,conditions may be required. 244 03.08/07.0 PL Preserve views of designated open space areas. PREZ FMAP X This will be evaluated as part of application submittal. Ongoing ANNE BLDP TM/SDR. Also,the scenic corridor study will review this REZO issue. 245 03.08/07.1 PI, Provide for the preparation of a visual survey of the Project area to PREZ TMAP Survey is being prepared for the designated scenic corridors Ongoing identify and map viewsheds of scenic vistas. ANNE SDR within the Specific Plan area. REZO 246 03.08/08.0 6Q PL Provide for the designation of scenic corridors,and the adoption of scenic PREZ ANNE City has approved scenic corridor policy X corridor policies and review procedures for projects within a scenic ANNE corridor viewshed. a. Adopt Tassajara Road,1-580,and Fallon Road as designated scenic corridors. --, 16 IT : MIT `: +CT I. W M' I5 ',B ACTION.;; OR N ASUR2 START ENLI ' C ACTION TAKEN t»AN1P7i2T?ND NQ MSAS': . PROS E R 0 N0. NO A :I O N 13 :< RUNgiW I7 247 03.08/08.1 6R PI, Require projects with potential impacts on scenic corridors to submit a PREZ SDR City has approved a scenic corridor policy X detailed visual analysis with development project applications. ANNE FMAP REZO 248 03.09/01.0 Pl., Require mechanical and/or hand subsurface testing on all locations of TMAP FMAP X The standard condition regarding discovery will be included. Ongoing prehistoric resources to determine the presence or absence of midden SDR BLDP deposits. 249 03.09/02.0 PL Require all locations containing either midden components or TMAP FMAP X Refer to item I/248 Ongoing concentrations of cultural materials located on the surface be recorded on SDR BLDP State of California site survey forms. 251 03.09/04.0 PI, Require a qualified archaeologist develop a protection program for TMAP FMAP X Refer to item 11248 Ongoing "significant"resources whose condition will be altered by the proposed SDR BLDP development. 252 03.09/05.0 PW Require grading and construction cease in the event that historic or BLDP FI/O X Standard condition will be required. Ongoing prehistoric remains are discovered during such activities. 253 03.09/06.0 6P PI. Require as part of the development application process that steps he taken TMAP FMAP X Specific Plan and EIR contain this information. Staff will Ongoing to ensure that cultural resources are not impacted. SDR I3LDP require this information as part of development application where appropriate. a.Determine whether the subject site is identified as having prehistoric or historic resources potentially located on it based on the first stage cultural resource survey of the area. b.Determine the level of archaeological or historical significance in the second level of detailed research and field reconnaissance for sites with potential resources. c.Develop a mitigation plan consistent with policies in the Specific Plan and current CEQA Guidelines concerning cultural resources for sites containing significant resources. 260 03.10/01.0 PI. Require acoustical studies for all residential development projects within TMAP FMAP X Acoustical study submitted with land use and development Ongoing the future CNEL 60 contour to show how interior noise levels will be SDR BLDP plan will be required.Acoustical studies will accompany PD reduced to 45 dB. documents and specific recommendations will be incorporated into plans. 261 03.10/02.0 PL Require that all development projects in the Project area provide noise TMAP FMAP X Condition requiring noise barriers or berms will be required Ongoing barriers or berms near existing residences to control noise in outdoor use SDR BLDP based on items 260 and 266. spaces. 262 03.10/03.0 PW Require acoustical studies prior to future residential development in the TMAP FMAP X An acoustical study for project area will be submitted with the Ongoing Foothill Residential,Tassajara Village Center,County Center,and SDR BLDP PD documents. Hacienda Gateway subareas to determine whether future noise impacts from Camp Parks and the county jail will be within acceptable limits. 17 IT MIT AOT WHAT IB TH>� ACxIQN OR MHAS START: : P P C ACxION T11 cPN f CqM 17«T>w>� NO MEAS. PROD 2t . O NO. NO A p N D . . t7 263 03.10/04.0 PL Require development projects in the Project area to submit a Construction TMAP FMAP X Condition requiring Construction Noise Management Ongoing Noise Management Program that identifies measures proposed to SDR BLDP Program will be required. minimize construction noise impacts on existing residents. 264 03.10/05.0 PL Require applicants to minimize construction noise impacts. BLDP FI/O X Condition requiring Construction Noise Management Ongoing Program will be required. a.Request that all construction operations comply with local noise standards and be limited to normal daytime hours,and stationary equipment he adequately muffled and located away from sensitive receptors. 266 03.10/07.0 PL Provide for the establishment of a noise mitigation monitoring fee to pay PREZ TMAP X City has approved fee. Payment will be required Ongoing for on and offsite noise mitigations,including but not limited to,noise ANNE SDR barriers,earthen berms,or retrofitting structures with sound rated REZO windows. This mitigation measure appears in the cumulative impacts section of the DEIR. 267 03.11/01.0 PW Require development projects to implement dust control measures to FMAP FI/O This is required by the City's Grading Ordinance. Ongoing reduce project dust deposition to acceptable levels. GRAD BLDP 268 03.11/02.0 PW Minimize construction interference with regional non-project traffic FMAP FI/O X Condition regarding construction traffic routes will be Ongoing movement. GRAD required. BLDP 269 03.11/03.0 PL Require emissions control from onsite equipment through a routine FMAP Fl/O X Condition regarding construction equipment at the site will be Ongoing mandatory program of low emissions tune-ups. GRAD required. BLDP 270 03.11/04.0 PL Require preparation of a construction impact reduction plan that SDR FI/O X Condition regarding preparation of plan will be required. Ongoing incorporates all proposed air quality mitigation strategies. 271 03.1 1/05.0 PW Encourage cooperation to integrate air quality planning efforts on a 1994 CONT The City participates in all regional and subregional efforts Ongoing regional basis. that have an influence on air quality. This condition is also X implemented through Transportation Systems Management program and business efforts. 272 03.11/06.0 PL Maintain consistency among specific development plans and regional TMAP FMAP Project as proposed is consistent with Tri-Valley Ongoing transportation and growth management plans. SDR BLDP Transportation Plan. 273 03.11/07.0 PW Implement transportation demand management techniques to reduce TMAP FMAP City has transferred its obligation and findings for this Ongoing mobile source emissions. SDR BLDP program to BAAQMI)which is enforcing these requests. 274 03.11/08.0 PW Optimize the existing transportation system to reduce congestion and CONT CONT The City has adopted a Trip Reduction Ordinance which will Ongoing shift travel to nonpeak travel periods. implement this mitigation measure. BAAQMD administers the Ordinance. This measure is also implemented through the Transportation Systems Management program. �9 18 IT $10T r>.1TI7 it : :>r""': n y NQ MEAS. PROG $ 4444610 Qf r NQ N0+' 44m, f 275 03.11/09.0 PW Coordinate levels of growth with roadway transportation facilities TMAP FMAP X Project traffic studies will be required to address these issues. Ongoing improvements to accommodate travel demand without inducing demand SDR BLDP A Traffic Impact Fee has been approved by the City to fund by providing excess system capacity. construction of transportation improvements as they are needed. A condition that applicant pay traffic fee will be required. 276 03.11/10.0 PL Encourage mixed use development that provides housing,jobs,goods PREZ TMAP The E.Dublin Specific Plan and(;PA provides for this. X and services in close proximity. ANNE SDR REZO 277 03.1 1/1 1.0 PI. Require linkage between growth of housing and job opportunities PREZ CONT The Specific Plan provides for this. Additionally,several X consistent with a positive subregional contribution to jobs/housing ratio ANNE policies of the City reiniirrce the linkage. balances. REZO 278 03.11/12.0 Pl. Minimize stationary source emissions associated with project PREZ TMAP X City reviews for this on a project basis. May require Ongoing development wherever feasible. ANNE SDR conditions. REZO 279 03.11/13.0 PI. Incorporate solid waste recycling in all development planning. PREZ CONT X Livermore Dublin Disposal is included in project review. Ongoing ANNE City reviews for this on a project basis. REZO 280 03.12/01.0 11.3. Pl. Prepare development agreements with detailed financing plans prior to PREZ TMAP X A development agreement will be prepared that will address Ongoing specific levels of development approval to identify necessary capital REZO SDR issues specific to each project. improvements,including public facilities,streets and utilities,and assure their timely financing. 285 03.12/06.0 CM Coordinate City and School District efforts to fund necessary school PREZ TMAP X Condition of prezoning requires developer to enter into a Ongoing facilities and collect payable fees. ANNE SDR school impact mitigation agreement.See letter front Dublin REZO School District dated 12-15-94,relating to lack of funding _ and mitigation agreement with school district. 286 03.12/07.0 PW Coordinate City and Caltrans efforts to fund necessary freeway PREZ TMAP X City is participating in applicable TVTC programs. A ' Ongoing improvements and collect developers'share of costs. ANNE SDR condition will be required fur developers to participate when REZO fee is developed. 287 03.12/08.0 CM Coordinate City and DSRSD efforts to fund utilities services and collect PREZ TMAP X See DSRSD comments letter dated 9/21/91. DSRSD fee Ongoing developer's share of costs. ANNE SDR structure is currently being developed. REZO 288 IX-1 from P1. Prior to issuance of building permits for site-specific developments, site- BP • X EDSP specific Phase I (and if necessary Phase II)environmental site assessments Amend- shall be made available to the Community Development Director, with ment appropriate documentation that all recommended remediation actions have been completed. 19 APPENDIX F EXECUTIVE SUMMARY FROM EASTERN DUBLIN GPA/SPA DRAFT EIR sr.m Debby SP/CPA IIH Sammy CHAPTER 1:INTRODUCTION 1.1 LEGAL BASIS FOR THE EIR This EIR was prepared in conformance with the objectives of CEQA to inform the public and public agency decision-makers of the potential environmental effects of the Easter?!Dublin General Plan Amendment and Specific Plan(the"Project')and to identify means of reducing or eliminating these potential impacts. 1.2 EIR REQUIREMENT The City of Dublin,acting as the Lead Agency,conducted an Initial Study in September 1988 on the potential environmental effects of the Project and determined that the Project would have a significant effect on the environment A subsequent Initial Study and Notice of Preparation were prepared in October 1991 in response to minor revisions to the Project description. This EIR was authorized to ass-es the environmental impacts identified in the two Initial Studies and to identify appropriate mitigation measures. State Clearinghouse Number th State The Eastern Dublin General Plan Amendment and Specific Plan Research EIR has been and recorded rdedn t tie State of California Governor's Office of Planninggiven Project Clearinghouse Number(SCH#)91103064. All correpondence and comments regarding should include this number for reference and identification purposes. 13 PROGRAM EIR Because this EIR assesses the impacts of a series of actions that can be characterized as one appropriately "project",it was determined to be most approptely a"program 1.4 EIR SCOPE The environmental and related issues ("scope")of the EIR were identified by the City of Dublin through its Initial Studies,responses to the Notices of Preparation("NOP"),and public comments.The hilt addresses environmental impacts and related planning concerns in the following areas:land use; population,housing and employment traffic and circulation;community services and facilities public utilities soils, geology, hydrology and seismicity, biological resources; visual resources; cultural resources noise;air quality.and ficral considerations. 1.5 ORGANIZATION OF THE EIR into a Summary,six chapters.and a technical Appendix. Chapter 3:Setting. This Impacts is organized �c and Mitigation Measures,is divided into twelve sections,each of which analyzes specific topical environmental concerns. Chapter'No Project' Analysis ive�ussesChap a range er 5: CEQA-na of alternatives to the Project, including the required Considerations contains the mandatory discussion of different types of impacts,including cumulative impacts,and Chapter 6:References provides lists of EIR preparers and sources consulted for this report. 1.6 REVIEW AND APPROVAL PROCESS For the Project to be implemented, this EIR must be certified following a public comme t the d response period. The City of Dublin will make Findings on any significant impacts identifedSM-2 010 S®arr py�t Dab i SP/GPA KIE EIR after which it can certify the Final EIR. The City may also need to make a Statement of Overriding Considerations and will have to approve a Mitigation Monitoring Program in accordance with CEQA requirements. 1.7 FUTURE ENVIRONMENTAL ANALYSIS Future activities under the Project not assessed for does not preclude the need for fimpacts may arther analysis quire dditiof environmental assessment. Prepartion of this environmental impacts. CHAPTER 2:PROJECT DESCRIPTION 2.1 PROJECT LOCATION Terms Used to Designate the Project Site The EIR clarifies the terms used to designate discrete areas of the Project site. Regional Location The Project site is located approximately 35 miles east of the City of San Francisco in the Tri-Valley, a subregion of the San Francisco Bay Region. Boundaries of the Project Site The Project consists of a General Plan Amendment(GPA)for a 6,920-acre study area and a Specific Plan(SP)for 3,328 acres within the larger study area.The'Project site refers to the entire GPA area which is bounded by I-580 to the south,the Alameda County/Contra Costa County line to the north, Parks Reserve Forces Training Center to the west,and the ridgeline between Doolan Road and Collier Canyon Road to the east The southern,western and northern boundaries of the Specific Plan area coincide with those of the GPA. The eastern boundary of the Specific Plan area follows a stepped alignment east of Croak Road(refer to Figure 2-B.) 2.2 PROJECT SITE FEATURES The Project site consists of a valley plain and rolling foothills. Flatter po associatedions vegetation and cultivated;the hillsides are generally grasslands. Riparian corridors support stands o isolated trees are scattered throughout the site. Rural residences are found on Tassajara Road and Doolan Road. The County property in the southwestern corner is urbanized. Ownership The Project site consists of 49 parcels. Five landowners own more than fifty percent of the site. Alameda County owns approximately 600 acres in the southwestern portion. Ownership is shown on Figure 2-D. 23 PROJECT COMPONENTS The Project consists of an amendment to the City of Dublin General neraPlan)for a (Eastern2 neDublinGen ral the Plan Amendment)and a specific plan(Eastern Dublin Specific(Project Implementation)st withintid to General Plan Amendment area. A number of procedural steps( implement the Project are also part of the Project. SM-3 of � D3 Errata Dab m SP/CPA Eta Sy 2.4 PROJECT CONCEPT The Project calls for the development of a mixed-use community in eastern Dublin that will be a vital,self-sustaining urban environment with a strong sense of identity and community. Housing and employment-generating uses will be balanced to provide residents with the opportunity to live near work. Higher density housing has been located adjacent to commercial centers and transportation corridors to encourage walking,transit-use,street activity and"neighboring." Significant portions of the Project site have been designated for new parks and open space uses to provide enhanced outdoor recreational opportunities. Additionally,the Project sets aside principal ridgelands and riparian corridors to preserve the natural features that give the area its unique visual quality and constitute important habitat for animal and plant species. 2.5 STATEMENT OF PROJECT OBJECTIVES In making its decision to approve or deny approval to the Project,the City of Dublin will consider how the Project fulfills the following stated objectives: • To ensure responsible and environmentally-sensitve development in Eastern Dublin. • To respond to community needs for housing,employment and leisure opportunities. • To protect visually-sensitive ridgelands and biologically-sensitive habitat • To encourage higher density housing in more level portions of the site and discourage major alterations to distinctive hill forms. • To encourage development patterns that support transit use and facilitate safe and efficient traffic flow. • To maintain a jobs/housing balance in the area as a means of reducing traffic congestion and air pollution. 2.6 PROJECT CHARACTERISTICS Land Use Development Plans Eastern Dublin General Plan Amendment The General Plan Amendment area encompasses 6,920 acres and constitutes the entire area referred to as the'Project site'in the EIR. Approximately one-half of the Project site(3,327.8 acres)is designated as the Specific Plan area. That portion of the Project site that lies outside the Specific Plan area is referred to in the EIR as the General Plan Amendment Increment area(3,592 acres.) Most (3290.8 acres 91 percent)of the GPA Increment area is devoted to Residential land use with a full 62 percent(2262.9 acres) in Rural Residential use. A small portion(6.8 acres)is designated as Neighborhood Commercial and 58 acres are reserved for Industrial Park use along the I-580 corridor. The GPA Increment area adds 2.75 schools and 7.8 parks to these land uses under the Specific Plan. Eastern Dublin Specific Plan The Specific Plan provides a more-detailed land use concept for the 3,327.8 western portion of the General Plan Amendment area Residential uses (1,702.6 acres) will occupy more than half the Specific Plan area with Medium-Density and Single Family housing predominating.Residential areas SM-4 012 s®.n ply Dublin sY/CPA ffiH are envisioned as compact'villages'with neighborhood-serving commercial and retail uses(69.7 acres) located along pedestrian-oriented streets. ,Y fg 76- At buildout,the Specific Plan is projected to provide-1-2;458 new housing units(70%of the Project)pa., -3 and Dublin's population will increase by 27,794 new residents. The Specific Plan includes 10.928 million square feet of new commercial space and will provide an estimated 28,288 new jobs. All employment-generating land uses are located along major arterials with convenient transit access. Seventeen new parks and 412.4 acres of Open Space will be provided by the Specific Plan' The Specific Plan includes a proposal for a 563-acre City Park near the Project site's center('Town Center'). Policies Eastern Dublin General Plan Amendment The General Plan Amendment includes text amendments as well as a new land use map for the Eastern Dublin planning Area(See Figure 2-E). The text amends the following elements of the City of Dublin General Plan. Land nt Proposed policy amendments support the development of a mixed-use community in the Eastern Extended Planning Area including commercial and employment-generating and uses. -a t? n Snace:Specifies the need for more parks in Dublin's Primary and Extended Planning Areas and recommends conformance with the City of Dublin Park and Recreation Master Plan of 1992. Adds policies for acquistion and maintenance of parks and trails. 'oois Public T ifs and Utilities Policies underscore the need to provide adequate schools in Eastern Dublin and recommend a revision in the jurisdictional boundaries of the Dublin Unified School District. +Scenic Hi¢hwa'eE Recommends extensive improvements to the City's roadways and circulation system with an emphasis on connections between Dublin and the Eastern Extended Planning Area and transit use. oncervation:Policies describing the suitablity of the Eastern Extended Planning Area for agricultural use would be amended to indicate its value as an area of locally-important farmlands. Historic resource policies would be amended to recognize the potential for historic sites. Eastern Dublin Specific Plan The Eastern Dublin Specific Plan is organized into twelve chapters which define the planning concept for the Specific Plan area and the goals,policies and action programs designed to implement this concept. The seven policy chapters are:Land Use;Traffic and Circulation;Resource Management; Community Design; Community Services and Facilities Sewer, Water and Storm Drainage; and Financing. SM-5 013 �a� SeItocrt Dv6rm SP/GPA EB Sommer CHAPTER 3: ENVIRONMENTAL SETTING,IMPACTS AND MITIGATION MEASURES This chapter forms the"core of the environmental analysis of the EIR. Pursuant to CEQA,existing environmental conditions("the Setting')are described from a regional and local perspective. The potential effects("Impact.{)of the Project on the Setting are analyzed and actions designed to reduce or eliminate ("Mitigation Measures')are identified. Often, the Mitigation Measures are policies included in the Eastern Dublin General Plan Amendment or Eastern Dublin Specific Plan. In this case, the Project is considered"self-mitigating" In cases where no applicable Mitigation Measure has been included in either document,the EIR proposes an appropriate action. Chapter 3 is divided into twelve sections, each of which conforms to the Setting, Impacts and Mitigation Measures format. For organizational and reference purposes,Impacts are stated in bold type as IM 3.3/X with the prefix IM preceding a number(ie.3.3)and a letter indicating the section and alphatetical order in which the impact is given in the text. Mitigation Measures are stated in italics as MM 3.3/#with the prefix MM preceding a number for the section in which the measure is found and a letter indicating the numerical order in which the measure is given. SM-6 014 &WA 3mZEINZ7 WA Dublin gY/GYA SR SECTION 3.1:LAND USE This section discusses land use impacts and land use planning concerns of the Project. The section also addresses planning issues related to jurisdictional boundaries and discusses the consistency of the Project with relevant land use plans and policies. IMPACTS AND MITIGATION MEASURES:PROJECT SITE IM 3.1/A Substantial Alteration to Existing Land Use rural to urban uses is identified as an important The alteration of existing land uses from primarily t imn'dct pursuant to CEQA. planning concern of the Project but an ' No mitigation is required. IM 3.1/B On-Site Project Land Use Conflicts The land use plans for both the Specific Plan area and General Plan Amendment Area avoid abrupt transitions between potentially incompatible land uses and provide adequate buffer and open space areas. This is an vacant imnact. No mitigation is required. IMPACTS AND MITIGATION MEASURES:AGRICULTURE IM 3.1/C Discontinuation of Agricultural Uses t This impact is identified as ingignifi=due talue of non➢percentge soil on of Withe lliamson rojectsAc.contracts that have been non-renewed and the limited No mitigation is required. IM 3.1/D Loss of Farmlands of Local Importance Because the farmlands on the Project site are not classified as"prime,their loss is judged to be incigAlf iCaIlt. No mitigation is required. IM 3.1/E Indirect Impacts Resulting from the Non-Renewal of Williamson Act Contracts Non-renewal is not an environmental impact,as defined by CEQA. No mitigation is required- sM-� 015 Eudora Dubte SP/GPA%f& Sommary IMPACTS AND MITIGATION MEASURES;TRI-VALLEY NON-URBAN LANDS IM 3.1/F Conversion of Non-Urban Lands Areas of the Project site that adjoin non-urban lands have been designated for Open Space and Rural Residential land uses to reduce growth pressures on these lands. This is an insignificant impact. No mitigation is required. IMPACTS AND MITIGATION MEASURES;AJACENT LANDS IM 3.1/G Potential Conflicts with Land Uses to the West This is a potentially significant impact due to the possibility that the U.S. Army will increase its training activities at the Parks Reserve Forces Training Area("Camp Parks'),located due west of the Project site. MM 3.1/1.0 calls for the City of Dublin to coordinate its planning activities with the Army to achieve compatibility with adjacent land uses. Implementation of MM 3.1/1.0 will reduce this impact to a level of insignificance. IM 3.1/H Potential Conflicts with Land Uses to the South Project site land uses are compatible with existing and projected land uses to the south. This is an insignificant impact. No mitigation is required. IM 3.1/I Potential Conflicts with Land Uses to the East Project site land uses are compatible with existing and projected land uses to the east. This is an insignificant impact- No mitigation is required. IM 3.1/J Potential Conflicts with Land Uses to the North The presence of the new Santa Rita Rehabilitation Center to the north of the County Property is seen as more of a marketing concern than an environmental impact. This impact is, therefore, insignificant. No mitigation is required. JURISDICTIONAL BOUNDARIES The Project site is affected by a number of jurisdictional,planning and service district boundaries including;city and county limits,spheres-of-influence,planning areas and special service districts. SPHERE-OF-INFLUENCE The Project entails an expansion of the City of Dublin sphere-of-influence to eventually encompass the entire Project site,including the Doolan Canyon Road area_ This portion of the Project site lies outside the current City of Dublin sphere-of-influence and is also the subject of a City of Livermore sM-g 016 s® gears DublinDublinSP/CPA SIR .rygears general plan amendment study. The Alameda County Local Agency Formation Commission has indicated that it will consider the requests of both Dublin and Livermore to annex the Doolan Canyon Road area in May 1993. PLANNING AREAS The Project site constitutes a platmning area. A portion of this planning area boundary overlaps with the planning area boundary established for the North Livermore General Plan Amendment area. OTHER SPECIAL DISTRICTS Dougherty A number of special districts are current or future providers to the Project site including Regional Fire Authority,Dublin Unified School District;Livermore Valley Joint Unified School District East Bay Regional Park District;Dublin San Ramon Services District and Livermore Area Recreation and Park District Service issues related to these districts are discussed in the applicable section of Chapter 3. CONSISTENCY WITH RELEVANT LAND USE PLANS AND POLICIES This subsection discussees the consistency of the Project with City of Dublin plans and policies such as the General Plan and Zoning Ordinance. Also discussed are the applicable plans and policies of other counties,cities and agencies. Table 3.1-4 provides a detailed matrix of the Project's consistency with the City of Dublin General Plan. SECTION 3.2_ POPULATION,HOUSING&EMPLOYMENT ect at the regionalThis section provides the demographic,housing and employment context of the Proj ri Valley)and local(City of Dublin)level. This section does not analyze (Bay Area),t i terms which are addressed in the relevant these projections in terms of potential environmental impacts environmental sections of Chapter 3. SECTION 33:TRAFFIC AND CIRCULATION Traffic and circulation conditions are evaluated under four analysis scenarios Existing 1992 traffic volumes,peak hour intersection operations, Conditions;Year 2010 Without Project;Year 2010 With Project,and Cumulative Buildout With Project. Impacts are discussed in terms of changes in daily transit operations,and bicycle and pedestrian impacts. VOLUMES(YEAR 2010 WITHOUT IMPACTS AND MITIGATION MEASURES-DAILY TRAFFIC PROJECT) IM 33/A I-580 Freeway,Tassajjara-Fallon volumes to exceed level of service E on is Year 2010 growth without the Project would cause freeway iQnificant cum iar;ve imtract I-580 between Tassajara Road and Fallon Road. This ,— -- Implementation of MM 33/1.0 to construct auxiliary lanes would provide LOS D operations and reduce the impact to a level of,nIaoncance. SM-9 01 7 Brion D th SP/GPA SIR Sir IMPACTS AND MITIGATION MEASURES: DAILY TRAFFIC VOLUMES(YEAR 2010 WITH PROJECT) IM 3.3/B I-580 Freeway,I-680-Hacienda Year 2010 growth with the Project would cause I-580 between I-680 and Hacienda Drive to exceed level of service E. This is a significant impact. This impact is also a significant cumulative impact as discussed in Chapter 5. MMs 33/2.0-33/2.1 propose participation in TSM programs and sharing of costs for regional mitigation measures. Implementation would reduce the impact, but the impact would remain significant. IM 3.3/C I-580 Freeway,Tassajara-Fallon Airway Year 2010 growth with the Project would cause freeway volumes to exceed level of service E on I-580 between Tassajara Road and Airway Boulevard. This is a significant impact. This impact is also a significant cumulative impact as discussed in Chapter 5. MM 3.3/3.0 calls for the construction of auxiliary lanes. Implementation of this mitigation measure would reduce the impact to a level of insignificance but LOS on the Tassajara-Fallon Road segment would remain potentially significant IM 3.3/D I-680 Freeway,North of I-580 Year 2010 growth with the Project would cause freeway volumes to exceed level of service E on I-680 north of the I-580 interchange. This is a significant impact. This impact is also a signifi *+t ,m„lativ imps *as discussed in Chapter 5. • MM 33/4.0 calls for contributions to planned improvements. Implementation of this mitigation measure would reduce the impact to a level of insignificance. IMPACTS AND MITIGATION MEASURES: DAILY TRAFFIC VOLUMES (CUMULATIVE BUILDOUT WITH PROJECT) Dl 33/E Cumulative Freeway Impacts • Cumulative Buildout with the Project would cause additional freeway sections to exceed level of service E compared to Year 2010 With Project,including I-580 west of I-680(from E to F),and I-580 east of Airway Boulevard(from E to F). This is a significant cumulative impact. Implementation of MM 33/5.0 would reduce the impact,but the impact would remain significant and an unavoidable advers imrra_ct IMPACTS AND MITIGATION MEASURES:PEAK HOUR INTERSECTION OPERATION(YEAR 2010 WITH PROJECT) IM 3.3/F Dougherty Road&Dublin Boulevard Year 2010 development with the Project would cause level of service F o of Dougherty Road with Dublin Boulevard. This is a significant imnaaDeratwns at the intersection SM-10 18 a.1.m p�SP/GPA;O sa�r MM 3.3/6.0 calls for the consturction of additonal lanes on approaches to the intersection. Implementation of this mitigation measure will reduce the impact to a level of insignificance. IM 3.3/G Hacienda Drive&I-580 Eastbound Ramps Year 2010 development with the Project would cause levelis of service vi f�operations pe n . oonsat the intersection of Hacienda Drive with the I-580 eastbound ramps. This MM 33/7.0 calls for restriping. Implementation of this mitigation measure will reduce the impact to a level of insignificance. IM 3.3/H Tassajara Road&1-580 Westbound Ramps Year 2010 development with the Project would cause level iof service F s a sign fi op ratitr ns at the intersection of Tassajara Road with the I-580 westbound ramps. This MM 3.3/8.0 calls for the widening of I-580. Implementation of this mitigation measure will reduce the impact to a level of insignificance. IM 3.3/I Santa Rita Road&I-580 Eastbound Ramps Year 2010 development with the Project would cause levelofse v ice ifi F operations d the i to section of Santa Rita Road with the I-580 eastbound ramps. This L a s illan unidabie adverse impact. MM 33/9.0 calls for widening of freeway. Implementation of this mitigation measure wi reduce the impact but will introduce out-of-direction travel for certain drivers, thereby resultingpotentially significant impact. IM 3.3/J Airway Boulevard&Dublin Boulevard Year 2010 development with the Project would cause level of service E operations at th£ te?s�c1 of Airway Boulevard with Dublin Boulevard/North Canyons Parkway. MM 33/10.0 calls for improvements to provied LOS C. Implementation of this mitigation measure will reduce the impact to a level of insignificance. IM 33/K Airway Boulevard&I-580 Westbound Ramps Year 2010 development with the Project would cause level looLfsse vice FFt�perations at the intersection of Airway Boulevard with the I-580 westbound ramps. MM 33/11.0 calls for widening the Airway Boulevard overcroseing. Implementation of this mitigation measure would reduce the impact to a level of insignificance. IM 3.3/L El Charm Road Project traffic could introduce stops and delays for loaded trucks from the quarries on El Charro Road south of I-580. This is a- tentially significant impact. Implementation of MM 33/12.0 rallc for coordination with Caltrans to modify the I-580 interchange. This would reduce the impact to a level of insignificance. IMPACTS AND MITIGATION MEASURES: PEAK HOUR INTERSECTION OPERATIONS SM-11 019 Swims Dakar.$P/GPA t R s ozoreary (CUMULATIVE BUILDOUT WITH PROJECT) IM 3.3/M Cumulative Impacts on Dublin Boulevard Cumulative buildout with the Project would cause level of service F operations at the intersection of Hacienda Drive with Dublin Boulevard and level of service E operations at the intersection of Tassajara Road with Dublin Boulevard. This is a Significant cumulative impact and an unavoidable adverse impact. Implementation of MM 33/13.0 calling for grade-separated interchanges would reduce the impact, but the impact would remain significant_ IM 3.3/N Cumulative Impacts on Tassajara Road Cumulative Buildour with the Project would cause level of service F operations at the intersections of Tassajara Road with Fallon Road,Gleason Road and the Transit Spine. These impacts would be caused primarily by traffic from the Tassajara connection to Dougherty Valley,and full buildout of the Tassajara Valley. This is a significant cumulative impact and an unavoidable adverse impact. Implementation of MM 3.3/14.0 requiring the widening of Tassajara Road to six lanes would not be compatible with planned land uses,resulting in a potentially significant impact. IMPACTS AND MITIGATION MEASURES_TRANSIT IM 3.3/0 Transit Service Extensions The Project would introduce significant development in an area not currently served by public transit, creating the need for substantial expansion of existing transit systems. This is a significant impact. MMs 33/15.0-33/163 calls for coordinating improvements to transit service with LAVTA and BART. Implementation of these mitigation measures will reduce the impacts on transit to a level of insignificance. IMPACTS AND MITIGATIONS MEASURES:PEDESTRIANS AND BICYCLES IM 3.3/P Street Crossings Pedestrians and bicycles would cross major streets in eastern Dublin with high projected traffic volumes,such as Dublin Boulevard,Tassajara Road and Fallon Road,introducing potential safety hazards for pedestrians and bicyclists. This is a potentially significant impact. MMs 3.3/16.0-3.3/16.1 call for the provision of Class I paths. Implementation of these mitigation measures will reduce the impact to a level of insignificance. SM-12 020 Snrmanr py�p Dublin SP/GPA KIR SECTION 3.4:COMMUNITY SERVICES AND FACILITIES IMPACTS AND MITIGATION MEASURES:POLICE SERVICES IM 3.4/A Demand for Increased Police Services The Project will increase demand for police protection and services from.the Dublin Police Department This is a ti llv significant impact on existing police As mitigation to a level of insignificance adequate budgeting for increased police services will be required. IM 3.4/B Police Services Accessibility The hilly topography of most of the Project site may present sonic accessibility and crime-prevention problems and result in potentially significant —24--ls• Design standards which take safety and crime prevention into account will mitigate this impact to a level of insignificance. IMPACTS AND MITIGATION MEASURES:FIRE PROTECTION SERVICES IM 3.4/C Demand for Increased Fire Services Buildout of the Project will substantially expand the DRFA service area and increase demand for new fire stations and firefighting personneL This is a significa�aM of the Project. IM 3.4/D Fire Response to Outlying Areas Based on DRFA's preliminary locations for new fire stations,the northemost pdoz tioinslt in ofthe nPA This increment area would be outside the District's standard response area. signify tcant�m-Via. TM 3.4/E Exposure to Wildfire Hazards Settlement of population and construction of new communities in proximity to high fire hazard open space areas would pose an increasing wildfire hazard to people and property if open space areas are not maintained for fire safety. This is a significant imoact of the Project This is also a significant cumulative impact as further discussed in Chapter 5.0. The potential significant impacts relative to fire services,response time and wildfire exposure will nsjgnjficancc by measures calling for adequate fire personnel staffing, be mitigated a level of+ standards for development that take fire urban interface lands management practices,and design safety into account. IMPACTS AND MITIGATION MEASURES SCHOOLS IM 3.4/F Demand for New Classroom Space Buildout of the Project will increase the demand for new classroom space and school facilities. This is a significant impact. SM-13 n 21 Umbra Dabtm aP/CPA Hk Summary The Project provides 9 new elementary schools,2 new junior high schools and 1 new high school. This impact is reduced to insignificant. IM 3.4/G Demand for Junior High Schools Project buildout could result in potentially significant impacts on junior high school classroom capacity. Projected need is for 2.7 junior high schools and the Project provides 2 new junior high schools. This impact is mitigated to insignificant by proposing that junior high schools be designed to accomodate the project number of junior high school students. IM 3.4/H Overcrowding of schools Another potential impact of the Project is the potential for overcrowding at existing schools if insufficient new classroom space is provided. Mitigation Measures 3.4/13.0, 14.0 and 15.0 are applicable to the entire Project site and when implemented,would reduce overcrowding and school space impacts to a level of insignificance. IM 3.4/I Impact on School Financing District Jurisdiction Development of eastern Dublin under existing jurisdictional boundaries would result in the area being served by two different school districts and would adversely affect financing of schools. This is considered a potentially significant impact This issue will require resolution by the Dublin Unified School District and the Livermore Valley Joint Unified School District to reduce impacts to a level of insignificance. IM 3.4/J Financial Burden on School Districts The cost of providing new school facilities could adversely impact local school districts by creating an,unwieldy financial burden. This is a potentially significant impact. Mitigation will be provided by fees and appropriate funding mechanisms to reduce this impact to insignificant. IMPACTS AND MITIGATIONS:PARK FACILITIES IM 3.4/K Demand for Park Facilities Without the addition of new parks and facilities,the increased demand for new park and recreation facilities resulting from buildout of the Project would create potentially significant impacts and significant cumulative impacts discussed in Section 5.1. Mitigation measures calling for adequate funding,phasing and implemention of the City of Dublin Park and Recreation Master Plan 1992 will reduce this impact to insignificant. IMPACTS AND MITIGATIONS PARK FINANCING IM 3.4/L Park Facilities Fiscal Impact Acquisition and improvement of new park and recreation facilities may place a financial strain on existing City of Dublin revenue sources. This is a potentially significant impact. SM-14 n 2 2 snam=ry gram DuDublinat SP/GPA s In-lieu fees and the provision of parklands at the time of development reduce the impact on City financial resources to a level of insignificance. IMPACTS AND MITIGATIONS:PUBLIC ACCESS AND TRAIL SYSTEM IM 3.4/M Impact on Regional Trail System crate provision of trail easements may Development of residential and commercial areas without adeq � pv�+�*++ficant impact. prevent implementation of a regional trail system. This is a The Specific Plan supports establishment of a trail system with regional connections. This impact is mitigated to a level of insignificance. IM 3.4/N Impact on Open Space Connections Urban development in eastern Dublin may eliminate recreational opportunities if not adequately designed and implemented. This is a potentially significant impact. A continous open space network will be provided on the Project site. This impact is reduced to insignificant. IMPACTS AND MITIGATIONS:SOLID WASTE IM 3.4/0 Increased Solid Waste Production Increased population and commercial land use will cause a proportional increase in the total projected amount of solid waste and household hazardous waste generated by the City of Dublin. This is a potentially significant impact of the Project. IM 3.4/P Impact on Solid Waste Disposal Facilities The disposal of the projected increment of solid waste and household hazardous waste generated by the Project may accelerate the closing schedule for Aitamont landfill unless additional capacity is developed or alternate disposal sites are identified. This is a tentiallv significant impact of the Project. It is also** entially significant u mu a''ve impact Solid waste generation and solid waste disposal capacity impacts are reduced to a level of insignificance by implementation of the City's recycling and solid waste programs. IMPACTS AND MITIGATIONS:EXTENSION OF UTILITY LINES IM 3.4/Q Demand for Utility Extensions Development of the Project site will significantly increase demand for gas,electric 3bli sand to ephhone services.This is considered a significant growth-induc..g impact and an Extension of utility lines are ner.<=+ry if the Project is to approved and built. There is no mitigation to this impact. IM 3.4/R Utility Extension Visual and Biological Impacts Expansion of electrical,gas and telephone lines could result in potentially significant impacts to visual and biological resources if not appropriately sited. SM-15 n23 Ertaea Duhto SP/CPA SIR sir Undergrounding of utilities would reduce impacts to a level of jnsignificance. IM 3.4/S Consumption of Non-Renewable Natural Resources Natural gas and electrical service would increase consumption of non-renewable natural resources. This impact is considered a significant impact of the Project and an unavoidable impact. Despite energy-conserving design standards,the Project will still cause the consumption of non- renewable resources and therefore the residual impact of the Project is considered at unavoidable adverse impact. IMPACTS AND MITIGATION MEASURES:POSTAL AND LIBRARY SERVICES IM 3.4/T Demand for Increased Postal Service The Project will increase the demand for postal service. This is a potentially significant impact. Mitigation is provided to a level of insignificance by policies which call for a new post office in eastern Dublin. IM 3.4/U Demand for Increased Library Service Without additional library facilities and staff,the increase in population resulting from the project would create significant impacts on existing library service and facilities. The Project supports adequate library service in eastern Dublin,including a new library. This impact is reduced to insignificant. SECTION 3.5:SEWER,WATER AND STORM DRAINAGE IMPACTS AND MITIGATION MEASURES: SERVICE PROVISION IM 3S/A Indirect Impacts Resulting from the Lack of a Wastewater Service Provider to the Project Site The Project assumes annexation of the Project site to the DSRSD which will provide wastewater service. No indirect impacts resulting the lack of a wastewater service provider are identified. No mitigation is required. IMPACTS AND MITIGATION MEASURES: WASTEWATER COLLECTION IM 3.5B Lack of a Wastewater Collection System Estimated wastewater flow for the Specific Plan area is 4.2 MGD-ADWF(See Table 3.5-1)and the estimated wastewater flow for the General Plan amendment area is 5.6 MGD(see Table 3.5-2). This will be a significant impac* • The Project provides measures for wastewater collection to this impact to insignificant. IM 33/C Extension of a Sewer Trunk Line with Capacity to Serve New Developments. SM-16 n 7 4 • sir Bartem Dublin SP/CPA BY Construction of a wastewater collection system could result in the development of other projects that would connect to the Project's collection system. This is a potentially significant impact- This impact is also a potentially significant growth-inducing impact as discussed in Chapter 5. The proposed wastewater system has been sized only for the Project site. This reduces impacts to a level of insignificance. IMPACTS AND MITIGATION MEASURES: WASTEWATER TREATMENT IM 3./D Current Limited Treatment Plant Capacity. There is a limited available treatment capacity at the DSRSD Wastewater Treatment Plant. Available export capacity limits wastewater treatment plant expansion. This is a significant impact. A Design Level Water Investigation will be required to reduce this impact to a level of insignificance. IM 3./E Future Lack of Wastewater Treatment Plant Capacity Development of the Specific Plan and the Project will require an increase in wastewater treatment plant capacity to adequately treat the additional wastewater flows to meet discharge standards. This is a significant impact. As mitigation,it can be shown that DSRD has the funds available to design and construct wastewater treatment plant expansions once export capacity is available which will reduce this impact to insignificant. IM 3.5/F Increase in Energy Usage Through Increased Wastewater Treatment. Development of the Project will result in increased wastewater flows(as shown in Tables 3.5-1 and 3.5-2) and will require increased energy use for treatment of wastewater. This is a potentially significant impact This impact is also a potentially significant irreversible change as discussed in Chapter 5. Despite energy-conserving measures,energy use will increase and this impact will remain potentially significant IMPACTS AND MITIGATION MEASURES: WASTEWATER DISPOSAL IM 3.5/G Lack of Wastewater Current Disposal Capacity. The increase in wastewater flows through the development of the Specific Plan and the Project will require an increase in wastewater disposal. Additional wastewater disposal can be achieved through developing additional export capacity and/or recycled water projects. Implementation of these mitigation measures will reduce this impact to insignificant. IM 3.5/H Increase in Energy Usage Through Increased Wastewater Disposal Development of the Project will result in increased wastewater flows(as shown in Tables 35-1 and 3.5-2) and will require increased energy use for disposal of wastewater. Energy for wastewater disposal will be required for 1)pumping of raw wastewater to CCCSD for treatment under the TWA 1 SM-17 025 I�7 Emma Dub4 SP/GPA XII/ Sy proposed project and/or 2)operation of an advanced treatment and distribution system for recycled water. This is potentially significant impact. This impact is also a potentially significant irreversible change as discussed in Chapter 5. Despite mitigation,energy consumption will still increase and the impact will still be potentially significant. IM 3S/I Potential Failure of Export Disposal System. A failure in the operation of the proposed TWA wastewater pump stations would have serious impacts on the overall operation of the wastewater collection system for the Tri-Valley subregion as well as the eastern Dublin Project. This is a potentially significant impact. Engineering redundancy will reduce the impact to a level of insignificance IM 3S/J Pump Station Noise and Odors. The proposed TWA wastewater pump stations could generate noise during their operation and could potentially produce odors. This is potentially significant impact. Local noise standards and odor control equipment will reduce the impact to a level of insignificance. IM 3.5/R Storage Basin Odors and Potential Failure. The proposed TWA Emergency Wastewater Storage Basins could potentially emit odors and/or the basins could have structural failure due to landslides,earthquakes or undermining of the reservoir from inadequate drainage. This is potentially significant impact. Basins will be covered to reduce the impact to a level of insignificance. IM 3S/L Recycled Water System Operation. The proposed recycled water system must be constructed and operated properly in order to prevent any potential contamination of or cross-connection with potable water supply systems. This is a potentially sin ifi nt impact. Distribution system will meet all applicable standards to reduce the impact to a level of insignificance. IM 3S/M Recycled Water Storage Failure. Loss of storage through damage from landslide, earthquakes, and undermining of the reservoir through inadequate drainage. This is a potentially significant impact. Reservoir construction standards will reduce the impact to a level of insignificance. IM 3.5/N Loss of Recycled Water System Pressure. Loss of pressures in the proposed recycled water distribution systems could result in the system being unable to meet peak irrigation demand. This is a*»tenii211Y— vnifila t imr t. Emergency power generation backup will reduce the impact to insignificance. IM 3.5/0 Secondary Impacts from Recycled Watersystem Operation 6 SM-1S 026 13( soansnrr �a..i Dublin SP/GPA t� Failure to identify and implement required improvement may increase alinity in the groundwater basin. This is a potentially significant impact. Reycled water projects shall incorporate salt mitigation measures to reduce this impact is a level of insignificance. IMPACTS AND MITIGATION MEASURES:SERVICE PROVISION IM 35/P Overdraft of Local Groundwater Resources. This is a potentially significant impact- Coordination with DSRSD will reduce this impact to a level of insignificance. IMPACTS AND MITIGATION MEASURES: WATER SUPPLY IM 3.5/Q Increase in Demand for Water. Estimated average day water demands for the Specific Plan Area is 5.8 MGD(see Table 3.5-4)and the estimated average water demand for the General Plan Amendment Area is 7.7 MGD (see Table 3.5-5). Measures to reduce this impact to a level of insignificance include water conservation, water recycling,and new capital facilities improvements for Zone 7,including groundwater wells. • IMPACTS AND MITIGATION MEASURES: WATER TREATMENT IM 3.5/R Additional Treatment Plant Capacity. The increase in water demands through development of the Specific Plan and the Project will require an expansion of existing water treatment facilities in order to deliver safe and potable water. This is a significant impact Two new chlorination/fluoridation stations and other Zone 7 improvements will reduce this impact to the level of insignificance. IMPACTS AND MITIGATION MEASURES: WATER DISTRIBUTION IM 3.5/S Lack of a Water Distribution System. A water distribution system is need for the Project site. This is a significant impact. A Water System Master Plan will reflect the Project and reduce the impact to a level of insignificance. IM 35/T Inducement of Substantial Growth and Concentration of Population. The proposed water distribution system has been sized to potentially accommodate the Dougherty Valley Development to the north. This is a significant impact. This impact is also a potentially significant growth-inducing impact as discncsM in Chapter 5_ This impact will remain significant despite mitigation. IM 35/U Increase in Energy Usage Through Operation of the Water Distribution System. v SM-19 027 &mina Datia SP/GPA E R gar Development of the Project will result in increased water demands requiring a water distribution system which will require additional energy,primarily for pumping of a water to the system and to storage. This is a potentially significant impact. This impact is also a potentially significant irreversible chance as discussed in Chapter 5. Energy-conserving technology will partially reduce this impact;however,energy consumption will still increase and the impact will still be potentially significant. IM 35/V Potential Water Storage Reservoir Failure. Loss of storage in proposed water distribution reservoirs from landslides, earthquakes, and/or undermining of the reservoir through inadequate drainage would impact the ability of the water supply system to maintain water pressures and to meet fire flows. This is a potentially significant ice• Reservoir construction takes safety hazards into account and will reduce the impact to a level of insignificance. IM 35/W Potential Loss of System Pressure. Loss of pressure in the proposed water distribution systems could result in contamination of the distribution system and would not allow adequate flows and pressures that are essential for fire flow conditions. This is a potentially significant impact. All applicable pressure standards will be required to reduce the impact to a level of insignificance IM 3.5/X Potential Pump Station Noise. Proposed water system pump stations would generate noise during their operation that could impact the surrounding community. This is a potentially significant impact. Design of pump stations will reduce this impact to insignificant. IMPACTS AND MITIGATION MEASURES: STORM DRAINAGE IMPROVEMENTS IM 35/Y Potential Flooding. Development of the Project will result in an increase in runoff to creeks and will result in an increased potential for flooding. This is a potentially significant impact Flood control measures and a Storm Drainage Master Plan will reduce the impact to a level of insignificance. IM 35/Z Reduced Groundwater Recharge. The Project is located in area of minimal groundwater recharge. This is a potentially significant • impact_ The City will support groundwater recharge programs to reduce the impact to a level of • insignificance. IM 35/AA Non-Point Sources of Pollution. r n SM-20 028 j qo &id=aubian JY/sac goe�l Development of the Project could result in a deterioration of the quality of stormwater due to an increase in non-point sources of pollution including I)urban runoff;2)non-stormwater discharges to storm drains;3)subsurface drainage;and 4)construction site runoff(erosion and sedimentation). This is a gtotegilialligairigaatillpa4l- This impact is also a ti 11 ignificant cumulative impact as duce in Chapter 5.0. The requirement to conduct a Water Quality Investigation will reduce the impact to a level of '*+significance SECTION 3.6:SOILS,GEOLOGY AND SEISMICITY IMPACTS AND MITIGATION MEASURES:SEISMICITY IM 3.6/A Fault Ground Rupture The exposure of peopl e or structures to hazards from fault ground rupture is jp Igni ifi_cant No mitigation is required. IM 3.6/B . Earthquake Ground Shaking:Primary Effects The primary effects remain pQtu^r;ativ significant. IM 3.6/C Earthquake Ground Shaking:Secondary Effects Seismically-induced landsliding,differential compaction and/or settlement are considered pore nijaB signif 01. Design and engineering standards will reduce these impacts to 'ncigniflcant. IMPACTS AND MITIGATION MEASURES:TOPOGRAPHY AND LANDFORMS IM 3.6/D Substantial Alteration to Project Site Landforms Permanent change to the Project site's existing topography is considered a potentially si if Impact. Grading standards that minimize cut-and-fill will reduce this impact to;^significant IM 3.6/E Elimination of Future Use of Project Site Aggregate Resources This impact is considered+rsignificant. No mitigation is required. IMPACTS AND MITIGATION MEASURES: DRAINAGE IM 3.6/F Groundwater Impacts Shallow groundwater conditions may create geotechnical hazards which are polea` U�t. IM 3.6/G Groundwater Impacts Associated with Irrigation SM-21 029 Erg Da65a SP/GPA MIX This is considered potentially significant. Characterization of groundwater conditions and construction of subdrains,among other recommended improvements,will reduce IM 3.6/F and IM 3.6/G to insignificant. IMPACTS AND MITIGATION MEASURES:GEOLOGY Al 3.6/H Shrinking and Swelling of Expansive Soils and Bedrock Geotechnical hazards are potentially significant. Design and moisture-control measures will reduce this impact to insignificant. IMPACTS AND MITIGATION MEASURES:SLOPE STABILITY IM 3.6/I Natural Slope Stability Geotechnical hazards are potentially significant. Engineering for site-specific conditions can reduce this impact to insignificant. IM 3.6/J Cut-and-Fill Slope Stability Potentially-unstable cut-and-fill slopes may present safety hazards which are potentially significant. Grading plans and periodic monitoring will reduce this impact to insignificant. IMPACTS AND MITIGATION MEASURES:EROSION AND SEDIMENTATION IM 3.6/K Erosion and Sedimentation:Construction-Related Modification of the ground surface and vegetative cover may create potentially significant impacts. Measures adopted during construction can reduce this impact to insignificant. IM 3.6/L. Erosion and Sedimentation:Long-Term Long-term impacts are potentially significant Appropriate design and construction that takes subsurface drainage into account should reduce this impact to insignificant. SECTION 3.7:BIOLOGICAL RESOURCES IMPACTS AND MITIGATION MEASURES:HABITAT IM 3.7/A Direct Habitat Loss The Project will result in the loss,degradation,or disturbance of as much as 3,700 acres of existing vegetation. This substantial reduction of habitat and range is a potentially significant impact of the Project SM-22 030 s®rr EasternDuban sY/GPA This impact is also a potentially significant cumulative impact and a sigaicallltiarZgai-1211--C-halat as discussed in Chapter 5. Vegetation management will reduce this impact to a level of in<ignificance. IM 3.7/B Indirect Impacts of Vegetation Removal Construction activities on the Project site may cause dust deposition from construction al teration of increased soil erosion and sedimentation, increased potential for slope failures, surface and subsurface drainage patterns. These are p�tenrially significant. Revegetation measures reduce these impacts to a level of ins.ig fs—Ce• • IMPACTS AND MITIGATION MEASURES RARE OR ENDANGERED PLANTS No rare and endangered plants were documented in the GPA area;therefore,impacts to rare plant species are not anticipated and no mitigation measures are required. IMPACTS AND MITIGATION MEASURES:BOTANICALLY SENSITIVE HABITATS IM 3.7/C Loss or Degradation of Botanically Sensitive Habitat The following impacts could occur to Northern Riparian Forest,Arroyo Willow Riparian Woodland, and Freshwater Marsh: Direct loss and degradation from grading,road construction, and culvert crossings. Indirect impacts could result from increased sedimentation or spoil deposition affecting stream flow patterns and damaging young seedlings and the roots of woody plants..y Given the sensitive and unique nature of these habitats,pre-mitigation effects represent^^" impacts. This impact is also a potentially significant cumulative impact as discussed in Chapter 5. Extensive protection measures will reduce impacts to a level of an rrca. IMPACTS AND MITIGATION MEASURES:THREATENED AND ENDANGERED SPECIES IM 3.7/D San Joaquin kit fox Impacts of the Project on this species are potentially significant The Eastern Dublin Kit Fox Protection Plan(Appendix E) will reduce impacts to an incignifi= leveL IM 3.7/E Bald eagle,peregrine falcon,and Alameda whipsnake Potential impacts to these species are considered insignificant due to the lack of appropriate habitat on the Project site. No mitigation measures are required. IMPACTS AND MITIGATION MEASURES:FEDFR AI CANDIDATES FOR LISTING IM 3.7/F Red-legged frog. The destruction and alteration of stroll water impoundments and stream courses on the Project site SM-23 031 Easton.Dube SP/CPA ECM Sisemary threaten to eliminate habitat for the red-legged frog. This is considered a potentially sitnificant impact to red-legged frog populations. IM 3.7/G California tiger salamander. This ealamander is vulnerable to many of the same impacts as the red-legged frog. These impacts are potentially significant. IM 3.7/H Western pond turtle. Western pond turtles would be impacted by degradation of water courses and larger permanent water impoundments,similar to those discussed for the red-legged frog. Impacts are potentially significant. IM 3.7/I Tri-colored blackbird Potential destruction of riparian and freshwater habitat for this species is a potentially significant impact. Mitigation measures which provide buffers and protect riparian habitat reduce potential impacts to red-legged frog,California tiger catamander,Western pond turtle,and tri-colored blackbird to a level of insignificance. IMPACTS AND MITIGATION MEASURES:CALIFORNIA SPECIES OF SPECIAL CONCERN IM 3.7/J Golden Eagle:Destruction of Nesting Site Construction and operation of a proposed road connecting Doolan Road to Tassajara Road could result in the loss of a golden eagle nesting site. This loss would constitute a significant impact to the pair of breeding eagles. Nesting impacts to the golden eagle are reduced to a level of insignificance by the provision of a Golden Eagle Protection Zone. IM 3.7/K Golden Eagle:Elimination of Foraging Habitat The conversion of grasslands and the consequent reduction of potential prey are expected to reduce the amount and quality of foraging habitat for golden eagles. Impacts due to the reduction of foraging habitat are expected to be potentially significant. This impact is also a potentially significant cumulative impact due to its contribution to the overall regional loss of foraging habitat for this species as discussed in Chapter 5. The Project provides wide areas of undeveloped land which will reduce this impact to a level of insignificance. IM 3.7/L Golden Eagle and Other Raptor Electrocutions Direct mortality of golden eagles and other raptors which may perch or fly into high-voltage transmission lines is a potentially significant impact of the Project. Undergrounding of utilities-will reduce this impact to a level of insignificance. IM 3.7/M Burrowing owl SM-24 • 032 l(P s.s�nmtm se/GPA JEER s�..r Impacts from harassment and destruction of burrows are—,"" .:atly significant. IM 3.7/N American badger Badgers could be directly affected by destruction of burrows,poisons,or reduce prey populations. Increased human activities could decrease badger populations.Impacts are potentially significant. Buffer zones will be provided to reduce impacts to burrowing owls and badgers to a level of insignificance. IM 3.7/0 Prairie falcon,northern harrier,and black-shouldered kite Impacts due to loss of foraging habitat are potentially significant. IM 3.7/P Sharp-shinned hawk and Cooper's hawk Impacts due to loss of foraging habitat are considered potentially significant- Protection and buffer zones for riparian and freshwater marsh habitats should reduce impacts to sharp-shinned hawk and Cooper's hawk to a level of insignificance. IM 3.7/Q Short-Eared Owl Impacts to Short-eared owl populations are considered insignificant due to the lack of appropriate habitat. No mitigation is required. IM 3.7/R California Horned Lizard California horned lizard distribution is fairly extensive throughout California and therefore habitat loss anticipated in the planning area is considered to have an insignificant impact on this species. No mitigation is required. IMPACTS AND MITIGATION MEASURES:SPECIAL STATUS INVERTEBRATES IM 3.7/S Special Status Invertebrates Impacts to special status invertebrates cannot be estimated at this time and are potentially significant. Species-specific surveys shall be conducted in appropriate riparian/wetland habitats 60 days prior to development will reduce this impact to a level of insignificance. SECTION 3.8:VISUAL RESOURCES IMPACTS AND MITIGATION MEASURES:VISUAL CHARACTER IM 3.8/A Standardized'Tract"Development Generic'cookie-cutter"development could obscure the specific natural features of the Project site SM-u 033 a..ees Dukaa ap/CPA t� sir (such as its landforms,vegetation and watercourses)that make it a unique place with its own identity. This is a potentially-significant impact. The Specific Plan calls for establishment of a visually distinctive community and reduces this impact to a level of insignificance. IM 3.8/B Alteration of Rural/Open Space Visual Character Urban development of the Project site will substantially alter the existing rural and open space qualities that characterize eastern Dublin. This is a potentially significant impact. This impact is also a potentially significant irreversible change as discussed in Chapter 5. Despite mitigation,this impact will remain potentially significant. IMPACTS AND MITIGATION MEASURES:DISTINCTIVE NATURAL FEATURES IM 3.8/C Obscuring Distinctive Natural Features The characteristic unvegetated('spare)landscape of the Project site heightens the visual importance of existing trees,watercourses,and other salient natural and cultural features. The Project has the potential to obscure or alter these existing features and thereby reduce the visual uniqueness of the site. This impact is potentially significant. The Plan rails for preservation of distinctive natural features to reduce this impact to a level of insignificance. IMPACTS AND MITIGATION MEASURES:HILLSIDES AND RIDGES IM 3.8/D Alteration of Visual Quality of Hillsides Grading and excavation of building sites in hillside areas will severely compromise the visual quality of the Project site. This is a potentially significant impact. Sensitive grading policies reduce this impact to a level of insignificance. IM 3.8/E Alteration of Visual Quality of Ridges Structures built in proximity to ridges may obscure or fragment the profile of visually-sensitive ridgelines. This is a potentially significant impact. Ridgelands protections reduce this impact to a level of insignificance. IMPACTS AND MITIGATION MEASURES:VALLEY GRASSLANDS IM 3.8/F Alteration of Visual Character of Flatlands Commercial and residential development of the Project site's flatlands will completely alter the existing visual character resulting from valley grasses and agricultural fields. This is a potentially significant impact. This impact is also a potentially significant irreversible change as discussed in Chapter 5. No mitigation measure has been identified which can either fully or partially reduce this impact • • SM-26 034 Itib Eastern ib SP/GPA gni Scoreemay as a'trade-off' measure designed to Development of the Project site's flatter areas is regarded .z.'s' .;ally i¢nifica t• preserve slopes,hillsides and ridgelines. This impact IMPACTS AND MITIGATION MEASURES:WATERCOURSES IM 3.8/G Alteration of the Visual Character of Watercourses to watercourses may diminish or eliminate their Urban development of the Project site in proximity ntially significant umvact. visibility and function as distinct landscape elements. This is a Revegetation of stream corridors and a comprehensive stream corridor restoration program will reduce this impact to a level of n<;¢nif icat cLe. IMPACTS AND MITIGATION MEASURES:COMMUNITY IDENTITY 1M 3.8/H Alteration of Dublin's Visual Identity as a Freestanding City The visual perception of Dublin and Livermore as freestanding cities will be substantially altered. This is a potentially significant impact Design guidelines in Chapter 7:Community Design will reduce this impact to a level of n<;onificance. IM 3.8/I Scenic Vistas Development on the Project site will alter the character of existing scenic vistas and may obscure important sightlines. This is a'"'" *tally si rag ificant impact Viewsheds will be identifed and preserved to reduce this impact to a level of+nsignificance. IM 3.8/J Scenic Routes Urban development of the Project site will significantly alter the visual experience of travelers on scenic routes in eastern Dublin. This is a votentially significant imvact Designation of scenic routes will reduce this impact to a level of+n<ign i i e• SECTION 3.9:CULTURAL RESOURCES IMPACTS AND MITIGATION MEASURES:PREHISTORIC RESOURCES IM 3.9/A Disruption or Destruction of Identified Prehistoric Resources Due to the level of development proposed in the Project, it is assumed that all prehistoric sites identified in the 1988 inventory will be disturbed or altered in some manner. This potential disturbance is identified as a significant impact of the Project. Protections under the guidance of a certified archaeologist will reduce this impact to a level of insignificance: IM 3.9/B Disruption or Destruction of Unidentified Pre-R'istoric Resources Previously unidentified pre-historic resources may exist on the Project site and would be subject to SM-27 035 Famines DoLrm aP/GPA Eat potential disruption or destruction by construction and development activities acvv iated with the Project This is a potentially significant impact_ In-depth protections and measures will reduce this impact to a level of insignificance. IMPACTS AND MITIGATION MEASURES:HISTORIC RESOURCES IM 3.9/C Disruption or Destruction of Identified Historic Resources Due to the level of development proposed in the Project,it is assumed that all historic sites identified in the 1988 inventory will be disturbed or altered in some manner. This potential disturbance is identified as a significant impact of the Project. Inventories and preservation programs reduce this impact to a level of insignificance. IM 3.9/D Disruption or Destruction of Unidentified Historic Resources Previously unidentified historic resources may exist on the Project site and would be subject to potential disruption or destruction by construction and development activities associated with the Project This is a potentially significant impact. Preconstruction protection measures would reduce this impact to a level of insignificance. SECTION 3.1D:NOISE IM 3.10/A Exposure of Proposed Housing to Future Roadway Noise Proposed residential housing along Dublin Boulevard,Tassajara Road,Fallon Road,Hacienda Drive and Doolan Road will be exposed to future noise levels in excess of 60 dB CNEL. This is considered a sign_icant imoa-r* Required acoustical studies will reduce this impact to a level of insignificance. IM 3.10/B Exposure of Existing Residences to Future Roadway Noise Increased traffic noise on local roads would result in noise level increases of 6 dB or more along Doolan and Fallon Roads. This would be considered a significant impact. Impacts will be reduced to a level of potentially significant since mitigation may not be feasible at all locations due to site constraints such as driveways or proximity to roadways. IM 3.10/C Exposure of Existing and Proposed Development to Airport Noise The Project is located north and west of the Livermore Municipal Airport According to the Airport Land Use Policy Plan for Alameda County,the future(1995)CNEL 60 contour for the airport would not extend into the Project area.Although the area would be exposed to nc s ional single-event noise from aircraft flyovers, average noise levels (CNEL) would not exceed Title 24 nor the City's • standards. Consequently,aircraft noise would be considered an insignificant impact- No mitigation required. IM 3.10/D Exposure of Proposed Residential Development to Noise from Future Military SM-28 036 ,/ 9aaa®rr EaAam Dublin Se/GPA 1SIS Training Activities at Parks Reserve Forces Training Area(Camp Parks RFTA)and the County Jail Residential development on the Project site within 6000 feet of Camp Parks RFTA could be exposed to noise impacts from gunshots and helicopter overflights.'If development is to proceed in this area, then a detailed study should be made of the noise-generating activities and which mitigation measures should be imposed. Exposure of proposed development to noise from Camp Parks RFTA and the County Jail would therefore be considered a potentially significant impact- This impact will remain potentially significant since mitigation of Camp Parks and jail noise may not be feasible at all locations. IM 3.10/E Exposure of Existing and Proposed Residences to Construction Noise Construction would occur over years on the Project site. Construction noise is considered a potentially significant impact. A Construction Noise Management Program will reduce impacts to a level of Insignificance. 1M 3.10/F Noise Conflicts due to the Adjacency of Diverse Land Uses Permitted by Plan Policies Supporting Mixed-Use Development The presence of different land use types within the same development creates the possibility of noise impacts between adjoining uses,particularly when commercial and residential land uses abut. This is considered a potentially significant impact. Noise management plans will reduce this impact to insignificant- SECTION 3.11: AIR QUALITY IMPACTS AND MITIGATION MEASURES:AMBIENT AIR QUALITY IM 3.11/A Dust Deposition Soiling Nuisance from Construction Activity Dust deposition soiling nuisance is a potentially significant impact near any individual construction site.Dust emissions also constitute a potentially significant cumulative impact as discussed in Chapter 5 Measures adopted during the Project's construction phase will reduce project dust deposition soiling impacts to a level of insignificance but potentially significant cumulative impacts will remain. IM 3.11/B Construction Equipment/Vehicle Emissions Construction equipment operation constitutes a chronic source of equipment/vehicle emissions that is a potentially significant impact. This impact is also a potentially significant cumulative impact as discussed in Chapter 5. 1 Nona Fitment of tha Ganaral Plan,Contra Carta County,1990. SM-29 037 Eastma Dabfist sP/GPA Summary Mitigation measures that minimize construction interface with regional non-Projectc traffic movement and other emissions control measures will provide some reduction but this impact will remain potentially significant. Because of the non-attainment status of the air basin,residual impacts will remain a potentially significant cumulative impact as discussed in Chapter 5. IM 3.11/C Mobile Source Emissions:ROG or NOx Project implementation/full buildout will cause 500,000 daily automobile trips to be generated within the air basin. This is a significant impact. Mobile source emissions may result in regional impacts through emissions of ozone precursor pollutants. This impact is, therefore, a potentially significant cumulative impact as discussed in Chapter 5. Implementation of mitigation measures will not achieve the 98%reduction in Project-related traffic needed to reduce emissions below the ozone precursor significance threshold. Residual air quality impacts will remain significant. IM 3.11/D Mobile Source Emissions:CO CO emissions are insignificant. No mitigation is required. IM 3.11/E Stationary Source Emissions Specific Plan buildout will create emissions from a variety of miscellaneous sources which constitute a significant impact This impact is also a potentially significant cumulative impact as discussed in Chapter 5. Implementation of mitigation measures cannot achieve the eight-fold reduction in stationary source emissions needed to meet the insignificant project threshold. Stationary source emissions air quality impacts remain significant. SECTION 3.12: FISCAL CONSIDERATIONS IMPACTS AND MITIGATION MEASURES:OPERATING COSTS AND REVENUES IM 3.12/A Fiscal Impacts to the Cost/Revenue Balance of the City of Dublin Budget Assuming at least a 25 percent share of property taxes,the fiscal analysis prepared for the Project indicates that,after shortfalls in the early years,Project-generated revenues would be more than sufficient to cover Project-generated costs.(See Table 111-9 in Appendix 7 of the Specific Pleat for more details). Therefore,the Project is expected to have an insignificant impact on the cost/revenue balance of the City's budget. No mitigation is required. IMPACTS AND MITIGATION MEASURES:CAPITAL FACILITIES • sM-30 038 / see>�r It•s m Dubin SP/GPA . IM 3.12/B Fiscal Impacts related to the Cost and Provision of Project-related Infrastructure Improvements The Project will require capital facilities improvements which could have potentially significant impacts on the City's budget if these improvements are not fully funded through sources other than Ciry revenues from existing residents. Implementation of new funding recommendations combined with implementation of existing City of Dublin impact fees and funding mechanisms available to developers would mitigate fiscal impacts related to provision of needed infrastructure to a level of insignificance. No further mitigation is required. CHAPTER 4.0: ALTERNATIVES ANALYSIS 4.1 INTRODUCTION:REQUIREMENT AND PURPOSE OF THE ALTERNATIVES Four alternatives to the Project are analyzed: Alternative I:'No Project"; Alternative 2:Reduced Planning Areq Alternative 3:Reduced Land Use Intensities,and Alternative 4:No Development. 4.2 ORGANIZATION OF THE ALTERNATIVES ANALYSIS Each alternative is described and evaluated according to its chief characteristics and significant environmental impacts relative to those of the Project. A land use table(Table 4.0-1)summarizes key land use data for alternatives 1-3. 43 ALTERNATIVE 1:"NO PROJECT Pursuant to CEQA,this alternative provides a baseline condition for analysis of the Project's impacts. The No Project"Alternative is not a'no development"alternative. The most important reductions to Project impacts would be land use impacts related to alteration of existing land use conditions. Traffic and circulation impacts would be substantially reduced. Demands for sewer,water,recycled water,and storm drainage infrastructure would be substantially less than under the Project. Impacts to biological, visual, and cultural resources would be substantially reduced. 4.4 ALTERNATIVE 2:REDUCED PLANNING AREA This alternative permits development in eastern Dublin within the current sphere-of-influence boundary. Some reductions to environmental impacts would result from a reduced planning area, especially impacts to theDoo Canyon aea. Traffic ncirculation ipacts from e st on Tri-Valley freeways would be reduced percent wate water and rm drainage impacts would be slightly reduced.Significantly less habitat would be lost under Alternative 2. 45 ALTERNATIVE 3:REDUCED LAND USE INTENSITIES This alternative reduces land use intensities throughout the Project site by diminishing the amount of acreage devoted to large-scale commercial land uses. Residential land uses are concentrated in Single Family and Medium Density. Some improvements to traffic and circulation impacts are achieved.Alternative 3 would require sewer,water,recycled water and storm drainage improvements -31 039 Bruin Dohim sY/CPA IIH sir similar to those in the Project. No reductions would be achieved for biological,visual,or cultural resources. 4.6 ALTERNATIVE 4:NO DEVELOPMENT This alternative proposes that no development take place on the Project site. 4.7 ENVIRONMENTALLY SUPERIOR ALTERNATIVES This section ranks the alternatives according to each alternative's ability to achieve reductions in environmental impacts compared to the Project. In order of superiority the alternatives are: Alternative 4,Alternative 1,Alternative 2,and Alternative 3. 4.8 ALTERNATIVES NOT SELECTED The alternatives not selected for discussion are: Off-Site Alternative, and the Single Family Alternative. CHAPTER 5:CEQA-MANDATED CONSIDERATIONS As part of its required contents, CEQA mandates that the EIR discuss the following six subjects: Cumulative Impacts; Growth-Inducing Impacts;Unavoidable Adverse Impacts Short-Term Uses versus Long-Term Productivity, Significant Irreversible Changes; and Impacts Found Not to be Significant 5.1 CUMULATIVE IMPACTS Daily Traffic Volumes(Year 2010 Without Project) • IM 33/A I-580 Freeway,Tassajara-Fallon • This section of I-580 would exceed LOS E. This is a significant cumulative impact. MM 33/1A calls for the cooperation of the City of Dublin with Caltrans' efforts to construct anxiliary lanes on I-580 between Tassajara and Fallon roads. Implementation of this mitigation measure will reduce this impact to a level of insignificance. Daily Traffic Volumes(Year 2010 With Project) • IM 3.3/B I-580 Freeway,I-680-Hacienda This section of I-580 will exceed LOS F with the Project. This is a significant cumulative imtmM MM 3.3/2.0 and MM 33/3.0 require business with 50 or more employees to participate in TSM programs and for the Project to contribute a proportionately to regional transportation mitigation measures. Implementation of these mitigation measures will reduce this impact but not eliminate it It will remain a significant cumulative impact. IM 33/C I-580 Freeway,Tassajara-Fallon-Airway SM-32 040 9®v E. �Dublin SP/CPA I R r w LOS would exceed level E on this section of I-580 with the Project. This is a significant cumulative imvact of the Project. MM 33/3.0 calls for the Project's developers to contribute to the construction of anriliary lanes on I-580 between Tassajara Road and Airway Boulevard. Implementation of this mitigation measure would reduce this impact to a level of insignificance for the Fallon Road-Airway Boulevard segment. LOS on the Tassajara-Fallon segment would remain a significant cumulative impact. PA 3.3/D I-680 Freeway,North of I-680 LOS on I-680 north of the I-580 interchange would exceed level E. This is a significant cumulative imvact. MM 33/4.0 calls for the Project to contribute proportionately to planned improvements at the I- 580/I-680 interchange. Implementation of this mitigation measure would achieve LOS D operations and reduce this impact to a level of insignificance. Daily Traffic Volumes(Cumulative Buildout With Project) 7M 3.3/E Cumulative Freeway Impacts Additional freeway sections would exceed LOSE under full buildout of cumulative projects including I-580 west of I-680(from LOSE to LOS F),and I-580 east of Airway Boulevard(from LOSE to LOS F). This is a significant cumulative imvact. MM 33/5.0 calls for the participation of local jurisdictions in regional transportation mitigation programs. Despite implementation of this mitigation measure,this impact would remain a significant cumulative imnaCt. .Peak Hoar Intersection Operations(Cunarlative Buildout With Project) IM 33/M Cumulative Impacts on Dublin Boulevard At the intersection of Hacienda Drive with Dublin Boulevard,LOS would be at level F. At the intersection of Tassajara Road with Dublin Boulevard,LOS would be at level E. This is a i ns g if i BI cumulative imvact. MM 33/13.0 suggests the construction of grade-separated interchanges on Dublin Boulevard and/or establishment of alternative routes to redistribute traffic flow. Implementation of this mitigation measure would reduce but not eliminate this impact It would remain a significant cumulative impact. IM 33/N Cumulative Impacts on Tassajara Road LOS F operations would result at the intersections of Tassajara Road with Fallon and Gleason roads and the Transit Spine. This is a significant cumulative imvact. SM-33 041 Erg Dube SP/GPA IIY air MM 3.3/14.0 states that buildout of non-Project-related development would require the widening of Tassajara Road to six lanes between Dublin Boulevard and the Contra Costa County line. This widening would not be compatible with the proposed land use plan. Implementation of this mitigation measure would reduce the traffic impact. However, due to its conflict with the proposed land use plan of the Project,this impact remains a potentially significant cumulative jjniyact. Community Services and Facilities Fire Protection IM 3.4/E Exposure to Wildfire Hazards The development of new residential development in ridgelands areas with difficult access exposes the new residential population to increased safety hazards from wildlands fires. This is a potentially significant cumulative impact. Mitigation for this impact is provided by MM 3.4/9.0,MM 3.4/10.0 and MM 3.4/11.0 which call for project design that takes fire safety into account,buffer zones for homes which adjoin wildlands,and maintenance of buffer zones,and the integration of fire trails and fire breaks into the trail system. Additional mitigation for this impact is provided by MM 3.4/12.0 which rails for the preparation of a wildfire management plan. Implementation of all of these mitigation measures will reduce this impact to a level of insignificance. Parks and Recreation IM 3.4/K Demand for Park Facilities Increased population results in additional need for park and recreation facilities. The City of Dublin Recreation Department is currently unable to develop the Dougherty Hills Open Space due to a lack of sufficient financial resources. This is a potentially significant cumulative impact. MM 3.4/24.0 requires that land be dedicated and improved or that in-lieu fees be collected for the 25 parks designated by the Project. Mitigation for this impact is provided by MM 3.4/27.0 which requires that park development in eastern Dublin by consistent with the City of Dublin Park and Recreation Master Plan 1992. The Master Plan contains standards and phasing to ensure the adequate provision of park facilities. Together, these two mitigation measures will ensure that adequate monies are available for park development and that park development is phased with residential development. Implementation of both of these mitigation measures will reduce this impact to a level of Insignificance. Solid Waste IM 4.4/P Impact on Solid Waste Disposal Facilities • Solid waste generated by the Project would contribute to the cumulative demand for landfill capacity, • and could accelerate the closure time for the Altamont landfill which is a regional facility handling waste from Alame,la County and San Francisco County. Although the landfill operators are pursuing • an expansion program which would provide 350 million cubic yards of capacity,.the additional SM-34 042 1451/ 9assenarr �,o g Dahlia SP/GPA capacity cannot be counted until all permits are granted. This is a significant cumulative impact. MM 3.4/39.0 and 3.4/40 call for the preparation of a Solid Waste Management Plan for the Project and link approval for development in eastern Dublin to the availability of landfill capacity to absorb projected wastes generated by proposed development. Implementation of both of these mitigation measures will reduce this impact to a level of insignificance. Sewer,Water and Storm Drainage IM 3.4/D Future Lack of Wastewater Treatment Capacity Development of the Project will contribute to cumulative demand for treatment capacity from DSRSD.This is a potentially significant cumulative impact on these facilities. This impact is reduced by MM 3.5/8.0 and 3.5/9.0 which require that wastewater treatment facilities be available to meet the needs of future development in eastern Dublin and that DSRSD can construct the facilities it needs. Implementation of both of these mitigation measures will reduce this impact to a level of insignificance. IM 3.5/G Lack of Current Wastewater Disposal Capacity The Project,combined with other subregional development,will result in an increase in subregional wastewater flows to the wastewater export facilities of the Tri-Valley. Until new capacity is developed,Project wastewater will continue to represent a significant adverse cumulative impact. MM 3.5/11.0 through MM 3.5/14.0 call for the City of Dublin to support the TWA in its current effort to implement a new wastewater export pipeline and to promote water recycling as a means of reducing wastewater flows. Implementation of all of these mitigation measures will reduce this impact to a level of inTigriificance. Water IM 3S/Q Increase in Demand for Water The Project,combined with cumulative projects,will increasethe overall demand for water,in the Tri-Valley at a time when water supplies and deliveries are uncertain. The following discussion of water supply and potential cumulative impacts is taken from the Western Dublin Specific Plan/General Plan Amendment Final EIR. Storm Drainage IM 3S/Y Potential Flooding The increase of impervious surfaces associated with development on the Project site would increase the volume and rate of runoff in local creeks and watercourses, thus contributing to a potential increase in flood hazards. IM 3.5/Z Reduced Groundwater Recharge SM-35 043 '65 a.s.en D„baa SP/CPA S scosanary The Project would contribute to the increase in impervious surfaces in the Tri-Valley which could result in a reduction in groundwater recharge. This is identified as a potentially significant cumulative impact. IM 3./AA Sources of Pollution The Project would contribute to a subregional increase in non-point pollution sources,thus leading to a deterioration in the quality of runoff. This is a potentially significant cumulative impact. Soils,Geology and Seismicity IM 3.6/C Earthquake Ground Shaking:Secondary Effects The Project site is located in a region subject to ground shaking from active faults. Further settlement of population in the area has the potential to expose residents to significant safety hazards and to strain the capacity of emergency response systems. This is a potential significant cumulative impact. IM 3.6/D Substantial Alteration to Project Site Landforms Grading and excavation will permanently alter the existing landform of the Project site. This impact will contribute to the cumulative process of landform alteration as hillsides and ridgelands of surrounding cities of the Tri-Valley are also graded and excavated for development projects. This is a significant cumulative impact as well as asignificant irreversible change to the local environment. IM 3.6/L Erosion and Sedimentation:Long Term Grading and construction activities on the Project site will occur concurrent with development of similar sites throughout the Tri-Valley. At a subregional level,the Project will contribute to both short-term and long-term increases in erosion and sedimentation and potentially impact the hydrological conditions of subregional watercourses. This is a significant cumulative impact of the Project Biological Resources Al • 3.7/A Direct Habitat Loss The Project will contribute to the ongoing process of habitat loss in the Tri-Valley region and is considered a significant cumulative impact. IM 3.7/C Lou or Degradation of Botanically Sensitive Habitat The continued loss and deterioration of botanically sensitive habitat. IM 3.7/B Golden Eagle:Elimination of Foraging Habitat The ongoing urban development of rangelands and hillsides in the Tri-Valley is contributing to the cumulative loss of foraging habitat for golden eagle and other raptors such as prairie falcon,northern harrier,and black-shouldered kite. This is a potentially significant cumulative impact. Visual Resources IM 3.8/B Alteration of Rural/Open space Visual Character SM-36 044 16 Co y„am Dub sP/CPA s�rr Development of the Project would contribute to the on-going process in which the natural rural character of the Tri-Valley is replaced with urban development. Noise IM 3.10/B Exposure of Existing Residences to Future Roadway Noise The Project would contribute to cumulative traffic-related noise impacts in the region. Air Quality IM 3.11/A Dust Deposition Soiling Nuisance from Construction Activity This is a potentially significant cumulative impact due to the non-attainment status of the air basin. IM 3.11/B Construction Equipment/Vehicle Emissions This is a potentially significanteumulative impact due to the non-attainment status of the air basin. IM 3.11/C Mobile Source Emissions:ROG and NOx Mobile source emission may result in regional impacts through emissions of ozone precursor therefore,a i 11 ignificant cumulative impact pollutants. This impact�u, IM 3.11/E Stationary Source Emissions Stationary source emissions may create a potentially significant impact from regional electricity generation emissions,from on-site natural gas combustion,and from miscellaneous non-vehicular fuel combustion and volatile organic compound evaporative emissions. Residual impacts will be ignificant cumulative impacts because of the non-attainment status of the airshed. 5.2 GROWTH-INDUCING IMPACTS Growth-inducing impacts,as defined by CEQA Guidelines.Section 15126 are those which could 'foster economic or population growth,or the construction of additional housing, directly r indirectly,in the surrounding environment' The focus of this discussion is Project impacts that may lead to growth outside the boundaries of the Project site. Community Services and Facilities IM 3.4/Q Demand for Utility Extensions Development of the Project site will require expansion of electrical and gas lines onto undeveloped lands currently in agricultural and open space land uses. Sewer,Water and Storm Drainage IM 3S/C Extension of A Sewer Trunk Line with Capacity to Serve New Developments The extension of sewer infrastructure onto da a Project and Conte my have a Costa County. b indu cng imp act on adjacent undeveloped areas in LM 3S/T Inducement of Substantial Growth and Concentration of Population The water distribution system infrastructure has been sized in anticipation of growth beyond the SM-37 045 j �� Etta Dub SF'/CPA II8 air Project site(particularly,the Dougherty Valley to the north)and will certainly facilitate development within the total Project site as a result. 5.3 UNAVOIDABLE ADVERSE IMPACTS Pursuant to CEQA,a draft EIR must describe those significant environmental impacts for which no mitigation or only partial mitigation are feasible. While mitigation measures have been proposed for these impacts,the impact would not be reduced to an insignificant level without substantially altering the basic characteristics of the Project. Traffic and Circulation IM 33/B states that even with mitigation,LOS would exceed the significance threshold established by the City on I-580 between I-680 and Hacienda Drive.This remains an unavoidable adverse impact of the Project. IM 33/E states that under the Cumulative Buildour with Project scenario,LOS would exceed the significance threshold established by the City. Even with mitigation, this impact remains an unavoidable adverse impact of the Project. IM 33/I states that by the year 2010,development with the Project will cause LOS F operations at the intersection of Santa Rita Road with the I-580 eastbound ramps. Mitigation will reduce this impact but will create significant indirect impacts as drivers seek alternate routes to avoid the poor circulation conditions. This impact remains,therefore,an unavoidable adverse impact. IM 33/M states the under the Cumulative Buildout with Project scenario,LOS would exceed the City's significance thresholds at two key intersections of Dublin Boulevard: Hacienda Drive and Tassajara Road. Implementation of MM 33/13.0 would reduce but not eliminate this impact. It remains an unavoidable adverse impact of the Project The impact of the Project on level-of-service(LOS)at Tassajara Road intersections is identified as a significant cumulative impact IM 33/N. To mitigate this LOS F,Tassajara Road would need to be widened to at least six lanes. A widening of this kind would fundamentally change the visual and physical character of the planned community. It is considered preferable to leave Tassajara Road at its current width and to accept congestion as an unavoidable adverse impact of the Project. Community Services and Facilities The extension of utility lines onto the Project site for gas,electric and telephone service has been identified as a significant growth-inducing impact of the Project If the Project is to be developed, these extensions will be a necessity and are, therefore,unavoidable adverse impacts. Substantial mitigation can be achieved by MM 3.7/26.0 which calls for the undergrounding of utilities lines. Implementation of this mitigation measure will reduce this impact to a level of jnsignificance. Air Quality Regional Ozone Emissions Motor vehicles associated with the Project would contribute to regional ozone emissions. Given the region's existing non-compliance with air quality standards,and regulatory requirements to reduce ozone emissions,this would be a significant unavoidable adverse impact. Mitigation measures in the EIR would not reduce this impact to an insignificant level Noise SM-38 046 soar tsrim=Dvhim SP/GPA EIR Increased traffic on area roadways will significantly increase noise levels,thus adversely affecting existing residences and population. Mitigation can be achieved to buffer residents from levels that exceed acceptable standards,by providing berms or walls adjacent to outdoor use spaces of existing residences. However,the magnitude of change in the noise environment,from quiet rural roads with little traffic to busy suburban thoroughfares,cannot be avoided. This is,therefore,an unavoidable adverse impact of the Project. Visual Development of the Project area will adversely impact the existing rural,agricultural character of the area,eliminating the sense of simplicity and openness that currently characterizes the planning area landscape. Although the highest ridgelines would be preserved as open space,the visual character of the rounded lower foothills in the foreground would be altered by construction of homes and roads. This is,therefore,an unavoidable adverse imaact of the Project. 5.4 SHORT-TERM VERSUS LONG-TERM PRODUCTIVITY The impacts discussed below are those which would narrow the range of long-term beneficial uses of the site. If the Project is approved,the City of Dublin would,by this action,foreclose other future beneficial and productive uses. Cultural Resources Despite archaeological surveys performed to date,it is possible that unidentified prehistoric sites may exist on the Project site. 53 SIGNIFICANT IRREVERSIBLE CHANGES This discussion evaluates the Project in terms of its consumption of irretrievable natural resources. The discussion also focuses on Project land uses that will make it unlikely for future generations to reverse or remove these land use decisions. Electricity,Natural Gas and Telephone Service IM 3.4/S Consumption of Non-Renewable Natural Resources The Project will increase demand for non-renewable fuel sources,including fossil fuels used in the generation of electricity,and natural gas. Sewer,Water and Storm Drainage IM 33/F Increase in Energy Usage Through Increased Wastewater Treatment and IM 33/H Increase in Energy Usage Through Increased Wastewater Disposal Development of the Project will increase demand for non-renewable fuel sources,including fossil fuels for electricity. IM 3.5/U Increase in Energy Usage Through Operation of the Water Distribution System Analogously,the water distribution system required by the Project will increase demand for energy, primarily for pumping water to the system and for storage. SM-39 047 �� :� Summary ErrantDahrm W/GPA Ent Geology,Soils and Seismicity As stated in Section 5.1:Cumulative Impacts above,grading and excavation of the Project site will permanently change the existing physical condition of the Project site. Once the landscape is graded to create safe and stable building sites,it is highly unlikely that it will revert at some future time to its natural condition. Biological Resources In developed portions of the Project site,direct habitat loss(IM 3.7/A)will be total and permanent This represents a significant irreversible change to those portions of the General Plan Amendment area. This loss of habitat would also cause the reduction or elimination of dependent wildlife, including some special status species. 5.6 IMPACTS FOUND NOT TO BE SIGNIFICANT Discussed below are impacts which, although they appear significant, were determined to be insignificant. Geology,Soils and Seismicity IM 3.6/E Elimination of Future Use of Project Site for Aggregate Resources The use of the Project site for urban development will preclude future extraction of aggregates. Noise IM 3.10/C Exposure of Existing and Proposed Development to Airport Noise Impacts due to aircraft noise were found to be insignificant since the CNEL 60 contour does not extend upon the Project site. 1 t sM-so 048 EXISTING EASTERN DUBLIN SPECIFIC PLAN LAND USE MAP AND GENERAL PLAN LAND USE MAP Y Gleason Drive GAtbb ° IP IP (J M OC � p ° p Co p�pt y /NI/ES GC Q "H I1 Transit Spine s ° NI NI v H Cc# NC GC ° VM/MH t✓r-i/r'IH I Dublin Boulevard — CO GC CO' I-580 NC Neighborhood Commercial GC General Commercial CO Campus Office IP Industrial Park H High Density Residential MH Medium High Density Residential NI Medium Density Residential L. Single Family Residential 0/1 Public/Semi Public ES Elementary School P City Park GC may be permitted by a Planned Development NORTH Zoning Process Existing Eastern Dublin Specific Plan Land Use Map&General Plan Map ATTACHMENT 3 JIM Jill ali al al a ill MI il 111 Jill S ji III 11 II II El all Figure 5.1 Existing Road System sp .: J Collector lA� �� Major Collector mono■ Arterial ��� ., m Major Arterial Cu Street�Area a '^ 4 w' d ThroughNumber of Lanes CDA (6) Number of Lanes P- .. yA • for Right-ofrWayn i. n Preservation • • r L `` • g Specific Plan Area • WA .i I /-5' Glee . R. i i.** 4 4 Ni N� __( �eJ 2 1 I �� :1a .i'li 1 4 2 4 4 0 4 _ 4 34 3A • A A vA Z Dublin Blvd, I I 6 am8 6 Wm WEt 6 '� EASTERN DUBLIN ea _ ,o "[,4 10 'IN ,o a Specific Plan (10) Wallace Roberta a Todd NORTH s:°•is:`a,b SOURCE:DKS Associates Figure 4.2 - °" EXISTING ..:- , , ; Planning. � a Subareas ,.!' 1 - ,' A TassajaraGateway � Legend ;:.� - i._ �\ �* t B Town Center Commercial ��''�� . ' �_ j !, > • C Town Center Residential ( ' ', l I` ' I ' ' l i t r '' I , . D Fallon Gateway I • • -!� I 1 • ( ,' ,- `, E Fallon Village Center , . , 1 i ., t ! , ���,,.• \ • fvf*Iti. ,,, , ,, �.Q ) 900 f l" t.• t,l ;` i F Tassajara Village Center - ` w,.- �� oo ( i ! I. G Foothill Residential ": � <. :( `� f r` H Industrial Park I County Center i ... °° ;''� i•' ? J Hacienda Gateway I I x111 G 1 I ' .•, I I -' 1 i �'1 •Sao r n, i c 1• ' 1 I -_ 10111 n 1 G O r!r Gleason N,S atl ... II rfer4,..:ti:_/ lib./ I C B l , E /' EASTERN DUBLIN !.■ Specific Plan 111 �.,. - ■� ` ■ C !■i D ':. G -'-'• ' ', Wallace Roberts&Todd 11Urban 2n0 Environmental 701 Planners 1 U::Idua 3oulr•v:url - 121 Second 000rn 7N Floor I, Son Frencluo,CA 94105 ZE A A D D H (415)5�,-0 30 110 - ter_ , soa a 5eo I n n �_ NOTE: The internal system of F" local streets shown in �- / this figure is 0 illustrative only. a« CITY OF DUBLIN GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN TEXT AND MAP AMENDMENTS The following are proposed amendments to the Eastern Dublin Specific Plan as part of PA96-020: 1. A revision to the Eastern Dublin Specific Plan Land Use Map(Figure 4.1 of the EDSP dated January 7,1994)to rearrange land uses and to add`Industrial Park/Campus Office'as a new`combined'land use category. The revised portion of the map is attached. 2. A revision to the EDSP Road System(Figure 5.1 of the Specific Plan dated January 7,1994)to realign the planned alignment of Hacienda Drive north of the proposed Central Parkway(also referred to as the Transit Spine in the EDSP). The revised portion of the map is attached. 3. A Text Amendment to Chapter 4 of the Eastern Dublin Specific Plan relating to nuisance and land use compatibility as a result of rearranging of land uses on Figure 4.1 Policy 4-7: Before the construction of any of the residential units in Subarea C,by any developer,within 400 feet of Gleason Drive,the Alameda County Sheriff's firearms ranges shall be relocated or reconstructed by that developer for appropriate sound and public safety mitigation to the satisfaction of the Sheriff. Reimbursement for costs associated with said relocation or reconstruction will be considered by the City when adjacent affected properties are developed. Any developer seeking building permits on any residential dwelling unit north of Central Parkway in Subarea C,shall fence the Sheriff's firearms ranges to the satisfaction of the Sheriff for public safety purposes prior to the issuance of building permits. The addition of this Policy would necessitate renumbering all subsequent policies within the Land Use Section of the 1994 Eastern Dublin Specific Plan. ATTACHMENT (o 4. Text Amendments to Chapter 4 of the Eastern Dublin Specific Plan to bring into consistency various tables and text directly related to the change in Figure 4.1 of the Plan: (note: addition indicated in bold type) 4.9.7 HACIENDA GATEWAY LAND USE CONCEPT Last sentence,first paragraph: "General and Neighborhood Commercial uses are designated along the east and west side of Hacienda Drive,to take advantage of the high visibility and convenient vehicular access from I-580, Hacienda Drive,and Dublin Boulevard." (Please see Tables attached on separate pages) 5. A Text Amendment to Chapter 11 of the Eastern Dublin Specific Plan relating to Hazards. 11.4.7 Phase I Environmental Site Assessments Some former uses of the land within the Eastern Dublin Specific Plan area involved the use of process and materials in the form of construction,in the manufacturing of goods,in the pursuit of agriculture,and in the provision of medical services,which today are considered to be hazardous. Information available to the City indicates that some remnants of these materials may remain on lands within the area.To ensure that development of the Eastern Dublin area does not occur until such time as such materials are either removed or encapsulated on-site,the following condition shall apply. Policy 11-1: Prior to issuance of building permits for site-specific developments,site-specific Phase I(and if necessary Phase II) environmental site assessments shall be made available to the Community Development Director,with appropriate documentation that all recommended remediation actions have been completed. 6. Text Amendments to Chapter 5,Traffic and Circulation,to ensure consistency with the applicant's proposed amendments,and to specifically address Arnold Drive, Dublin Boulevard,and Gleason Drive 1S (Note: additions indicated in bold type,deletions,indicated by s#ik eugh) 5.2.2 NORTH-SOUTH CIRCULATION • (at first paragraph,first sentence)The major north-south streets will be Arnold Drive,Hacienda Drive.... (beginning of second paragraph) Arnold Drive will facilitate access to Dublin Boulevard for residents and employees along the western boundary of the planning area. Arnold Drive is planned as a four lane road with extends from the northern City boundary to Dublin Boulevard. (new last paragraph for Section 5.2.2) Arnold Drive will be a north south road that will connect the BART station to Gleason. Arnold Drive will be limited access which will serve local as well as through traffic. 5.2.3: (end of second paragraph).. the freeway. Dublin Boulevard is also a major transit route which connects residential and employment users along Dublin Boulevard to BART. Gleason Road,located aApproximately a half mile north of and parallel to the Dublin Boulevard extension,will be widened to,aler a four lane arterial road along its current alignment. 7. A revision to the General Plan to incorporate changes resulting from amendment of the proposed Amendment of the EDSP(replacing the EDSP Land Use Map with the revised EDSP Land Use Map in the City of Dublin General Plan). G:\PA96-020\exhibit RESOLUTION NO.-96 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION,MITIGATION MONITORING PROGRAM AND APPROVE THE EASTERN DUBLIN SPECIFIC PLAN AMENDMENT AND GENERAL PLAN AMENDMENT WHEREAS,the Alameda County Surplus Property Authority has requested approval of a Plan Amendment for the Eastern Dublin Specific Plan and City of Dublin General Plan for revisions to portions of the Eastern Dublin Specific Plan land use and circulation system maps and City of Dublin General Plan Land Use Map;and WHEREAS,a complete application for the Plan Amendment is available and on file in the Planning Department;and WHEREAS,the City of Dublin has evaluated the requested amendments and is recommending additional amendments to ensure overall Plan consistency and compatibility with surrounding uses; WHEREAS,the application has been reviewed in accordance with the California Environmental Quality Act and a Mitigated Negative Declaration(SCH 96082092)and Mitigation Monitoring Program has been prepared;and WHEREAS,with the inclusion of mitigation measures it has been determined that the project will not have a significant effect on the environment;and WHEREAS,the Planning Commission did hold a public hearing on said application on September 24,1996;and WHEREAS,proper notice of said public hearing was given in all respects as required by law;and WHEREAS,the Staff Report was submitted recommending that the Planning Commission recommend City Council approval of the Plan Amendment;and WHEREAS,the Planning Commission did hear and use their independent judgment and considered all said reports,recommendations and testimony hereinabove set forth. NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission hereby finds that: IY7 1. The proposed changes to the Eastern Dublin Specific Plan (EDSP) are consistent with the City of Dublin General Plan as proposed to be amended herein. The changes to the EDSP will provide a new land use designation to assist development in Eastern Dublin. Changes to the circulation system in the EDSP and General Plan will provide a better configuration and improve traffic flow through the area. These changes will help implement policies of the General Plan regarding development in Eastern Dublin NOW, THEREFORE, BE IT FURTHER RESOLVE THAT THE Dublin Planning Commission recommends approval of the Mitigated Negative Declaration, Mitigation Monitoring Program, and Amendments to the Eastern Dublin Specific Plan and City of Dublin General Plan, attached as Attachment 6 to the Staff Report for PA96-020 dated September 24, 1996,to the City Council. PASSED,APPROVED, AND ADOPTED this 24th day of September, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director G:\PA96020\ccres 1 (4 Table 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY Land Use Designation Land Area Density Yield COMMERCIAL/INDUSTRIAL General Commercial 298.2 acres .25-.35 FAR 3.365 MSF Neighborhood Commercial 73.6 acres .30-.35 FAR 1.031 MSF Campus Office 220.2 acres .35-.75 FAR 4.625 MSF Industrial Park 72.4 acres .25 FAR .719 MSF Subtotal 9.740 MSF RESIDENTIAL High Density 68.2 acres 35 du/ac 2,387 du Medium High Density 133.4 acres 20 du/ac 2,637 du Medium Density 482.3 acres 10 du/ac 4,823 du Single Family 612.6 acres 4 du/ac 2,492 du Rural Residential/Agric. 410.8 acres .01 du/ac 4 du Subtotal 12,343 du PUBLIC/SEMI-PUBLIC Public/Semi-Public 96.3 acres .24 FAR 1.049 MSF SCHOOLS Elementary School 69.6 acres 6.5 schools Junior High School 35.9 acres 1.8 schools High School 55.3 acres 1 schools Subtotal PARKS AND OPEN SPACE City Park 56.3 acres 1 park Community Park 126.7 acres 2 parks Neighborhood Park 45.2 acres 7 parks Neighborhood Square 13.3 acres 7 parks Subtotal 241.5 acres 17 parks Open Space 436.9 acres Subtotal 678.4 acres 17 parks TOTAL LAND AREA 3,307.2 acres Table 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY Development Sq. Person/du Population Ft./Employees Commercial General Commercial 3.365 MSF 510 6,598 Neighborhood Commercial 1.031 MSF 490 2,104 Campus Office 4.625 MSF 260 17,787 Industrial Park 0.719 MSF 590 1,218 Public/Semi-Public 1.049 MSF 590 1,778 TOTAL 10.788 MSF 29,484 Residential High Density 2,387 2.0 4,774 Medium High Density 2,637 2.0 5,274 Medium Density 4,823 2.0 9,646 Single Family 2,492 3.2 7,974 Rural Residential/Agric. 4 3.2 13 TOTAL 12,343 27,681 Table 4.3 CITY OF DUBLIN PROJECTED JOBS/HOUSING BALANCE Planning Area Dwelling Jobs Employed Balance Ratio Units Residents Existing City of 7,100 12,210 12,000 -210 1.02:1.0 Dublin Eastern Dublin 12,343 29,484 19,996 -9,488 1.45:1.0 Specific Plan Area TOTAL 19,443 41,694 31,996 -9,698 1.30:1.0 )0 Table 4.6 TOWN CENTER - RESIDENTIAL SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density Development Potential High Density 33.6 35 du/ac 908 Medium High Density 44.9 20 du/ac 852 Medium Density 189.0 10 du/ac 1,949 Single Family 89.2 4 du/ac 399 Subtotal 356.7 4,108 Open Space 49.8 City Park 56.3 1 park Community Park 80.6 1 park Neighborhood Park 11.6 2 parks Neighborhood Square 7.5 5 parks Subtotal 205.8 Elementary School 31.1 3 schools Total 593.6 4,108 dwelling units 9 parks 3 elementary schools Table 4.11 HACIENDA GATEWAY SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density Development Potential General Commercial 85.8 .21 FAR .800 MSF Neighborhood Commercial 0.0 .30 FAR Campus Office 65.0 .37 FAR 1.048 MSF Campus Office 53.0 .85 FAR 1.962 MSF Subtotal 203.8 3.810 MSF High Density Residential 34.6 35 du/ac 1,211 du Medium High Density 16.2 20 du/ac 324 du Residential Residential Subtotal 50.8 1,535 du Total 254.6 3.810 MSF 1,535 du \ I Table 4.13 COUNTY CENTER SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density Development Potential Public/Semi Public 88.5 .25 FAR .964 MSF Total 88.5 .964 MSF PROPOSED EASTERN DUBLIN SPECIFIC PLAN PLANNING SUBAREAS I Gleason Drive I 1 -u �t° G o °`° ct jp al I I0 d _A ........j. .Q Central Parkwa I • 4*4%\i a. IIMIP ' Dublin Boulevard A /- 1 .� ti r ram. �....� -�`y\r 7-'" 1-580 . f V A Tassajara Gateway B Town Center - Commercial C Town Center - Residential G Foothill Residential I County Center N O R T H J Hacienda Gateway Proposed Eastern Dublin Specific Plan Planning Subareas PROPOSED EASTERN DUBLIN SPECIFIC PLAN LAND USE MAP AND GENERAL PLAN LAND USE MAP Gleason Drive G/I Y u (/ M it > u CI IND/O § p > ES ., P GC Q12, Central Parkway sfr v° I"I H H o NIH NI GC L. I Dublin Boulevard CO" GC CO' I-580 NC Neighborhood Commercial GC General Commercial IND/O Industrial Park/Office H High Density Residential NIH Medium High Density Residential NI Medium Density Residential Single Family Residential 0/1 Public/Semi Public ES Elementary School P City Park GC may be permitted by a Planned Development Zoning Process NORTH Includes 5 acres of NC Proposed Eastern Dublin Specific Plan Land Use Map and General Plan Map • Figure 5.1 // Proposed Road System I/ ��f Collector Al Major Collector *4 i\ m�m■ Arterial `%� a� Major Arterial 1 ,• j/ St eettArea H4 Number of Through Lanes m' yd S (6) Number of Lanes aA for Right-of-Way DO WA �7 Preservation I• P. Specific Plan Area WA. \ Glea .r • 1 A /�� \ 14 fie/ /' `• % Jn 2 aA 4 2 wi N\\ 5. 4 0 4 4 i r'A Dublin Blvd. I 6 "� 6 m� 6 �e a 111.4. ht EASTERN DUBLIN 10 10 CP 10 a Specific Plan (1 0) Wallace Roberts aTodd Urben and Fannorananlal Raman 121 Second St.!.das flow NORTH .iS15•'«" AGENDA STATEMENT PLANNING COMMISSION REGULAR MEETING DATE: September 24, 1996 SUBJECT: PA 96-032 City of Dublin Firearms Ordinance REPORT PREPARED BY: Tasha Huston,Associate Planner Yet- RECOMMENDATION: A. Open Public Hearing B. Receive public testimony C. Adopt Resolution(Exhibit 1)recommending City Council approval of the Negative Declaration and recommending adoption of the draft Firearms Ordinance(Attachment A to Exhibit 1). ENVIRONMENTAL REVIEW: The project has been reviewed in accordance with the California Environmental Quality Act(CEQA)and the State CEQA Guidelines. An Initial Study was completed on April 30,1996,and a Negative Declaration has been prepared since the project will not have a significant impact on the environment. DESCRIPTION: The City Council has directed that an Ordinance be prepared to require that new firearms dealers proposing to locate a business in a residential area must obtain a Conditional Use Permit (in addition to other applicable Federal,State,and City licenses). The purpose of this requirement is to provide notice to surrounding property owners when new dealers propose to locate in a residential neighborhood. Existing firearms dealers in residential areas are not affected by the new Ordinance,and may continue to operate,as long as they have obtained the currently required licenses and permits,and remain consistent with existing permit requirements. Firearms dealers in non-residential areas would not be affected by the new Ordinance. BACKGROUND At its August 13,1996 meeting,the City Council reviewed a draft Ordinance requiring firearms dealers in residential districts to obtain a Conditional Use Permit. After discussion,the Council directed that the Ordinance be scheduled for review by the Planning Commission,and considered for an amendment to the Zoning Ordinance. The draft Ordinance is enclosed as Attachment A to the Resolution labeled Exhibit 1. COPIES TO: Planning Director Senior Planner Project Planner Project File Planning Secretary ITEM NO. V I PAGE / __.., _2 14(1 j‘i I. • . b , t .1, 172.1/2- • DRAFT ORDINANCE The proposed Ordinance is consistent with the requirements of the City's General Plan. The content of the Ordinance involves 3 main components: 1. A definition of Firearm sales 2. A listing of the uses which are considered Conditional Uses requiring Planning Commission approval,for each residential district,with Firearm sales added to each list. 3. A clause intended to"grandfather"existing firearms sales businesses in the City. This Ordinance would not apply to existing dealers who have obtained the currently required licenses and permits. ORDINANCE ADMINISTRATION The Ordinance will be implemented when the City receives a request for a firearm dealer to locate in a part of the City zoned for residential use.The requirement for a Conditional use Permit would be in addition to other applicable City requirements(i.e.Business License)and State and Federal requirements. The additional permit required by this Ordinance involves a$50 permit fee,and a 4 to 6 week processing period. Because firearms dealers in non-residential areas would not be affected by the new Ordinance,and existing firearms dealers in residential areas are not affected by the new Ordinance(as long as they have obtained the currently required licenses and permits)the time and costs associated with administration of this new regulation is not considered to be significant. RECOMMENDATION Staff recommends that the Planning Commission consider the information presented,and adopt Resolution No. ,recommending City Council adoption of the Negative Declaration,and approval of the draft Firearms Ordinance(Exhibit 1). EXHIBITS ATTACHED: Exhibit 1. Resolution No. recommending City Council adoption of Negative Declaration,and approval of the Firearms Ordinance;with Draft Firearms Ordinance as Attachment A g:\pa#\1996\pa96032\srpc9-96. 2 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF A NEGATIVE DECLARATION AND APPROVAL OF AN ORDINANCE TO REQUIRE A CONDITIONAL USE PERMIT FOR FIREARMS DEALERS IN RESIDENTIAL AREAS WHEREAS,pursuant to the direction of the City Council,the City of Dublin has prepared an Ordinance to require a Conditional Use Permit for Firearms Dealers in residential areas(referred to herein as the"Firearms Ordinance"); and WHEREAS,the Firearms Ordinance has been reviewed in accordance with the provisions of the California Environmental Quality Act;and WHEREAS,a Negative Declaration was prepared for the project,as it has been determined that there will be no significant environmental impacts resulting from the project;and WHEREAS,notice of preparation of the Negative Declaration was published in the local newspaper and posted in public buildings to provide for a 21 day public review period in accordance with the City of Dublin Environmental Guidelines and the California Environmental Quality Act(CEQA);and WHEREAS,the Planning Commission held a public hearing on said draft Ordinance on September 17, 1996, for which proper notice was given in accordance with California State Law;and WHEREAS,a staff report was submitted recommending the Planning Commission support the proposed fireams Ordinance and recommend it for adoption by the City Council;and WHEREAS,the Planning Commission,at its September 24, 1996 meeting considered all written and oral testimony submitted at the public hearing. NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council adopt a Negative Declaration,and approve the draft Firearms Ordinance,attached as Exhibit A. PASSED,APPROVED AND ADOPTED THIS 24 th day of September, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director EXHIBIT 1 g:\pa#\1996\pa96032\pereso.doc ORDINANCE NO. - 96 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE DUBLIN ZONING ORDINANCE TO REQUIRE A CONDITIONAL USE PERMIT FOR FIREARMS DEALERS IN RESIDENTIAL AREAS THE CITY COUNCIL OF THE CITY OF DUBLIN DOES ORDAIN AS FOLLOWS: SECTION 1. Section 8-20.16.15 is added to the Dublin Zoning Ordinance to read as follows: 8-20.16.15 FIREARM SALES. Firearm sales means the sale, transfer, lease, offer or advertising for sale, transfer of lease of a firearm (including a gun, pistol, rifle, revolver, air rifle, air gun, b-b gun and any other instrument which projects a bullet by means of air or explosive substance likely bodily harm) or firearm ammunition or firearm ammunition component, including any cartridge or encasement, bullet or projectile, primer or propellant or explosive material used in the manufacture of ammunition." SECTION 2. Section 8-26.3 of the Dublin Zoning Ordinance is amended to read as follows: "8.26.3 CONDITIONAL USES: R-1 DISTRICTS. In addition to the uses listed in Section 8-60 and 8-61.0, the following are Conditional Uses in R-1 Districts, and shall be permitted only if approved by the Planning Commission or Zoning Administrator, as provided in Section 8-94.0 and 8-94.1: A. CONDITIONAL USES REQUIRING PLANNING COMMISSION APPROVAL: 1. Firearm Sales B. CONDITIONAL USES REQUIRING ZONING ADMINISTRATOR APPROVAL: 1. Community Facility; 2. Community Clubhouse; 3. Parking Lot, only when established to fulfill the residential parking requirements of this Chapter for a use on an abutting Lot or Lots; 4. Plant nursery or greenhouse used only for the cultivation and wholesale of plant materials; 5. Medical or Residential Care Facility." SECTION 3. Section 8-27.2 of the Dublin Zoning Ordinance is amended to read as follows: "8.27.2 CONDITIONAL USES: R-2 DISTRICTS. In addition to the uses listed in Sections 8-60.60 and 8-61.0, the following are Conditional Uses in R-2 Districts, and shall be permitted only j\I7 ATTACHMENT A if approved by the Planning Commission or Zoning Administrator as provided in Section 8-94.0 and 8-94.1: A. CONDITIONAL USES REQUIRING PLANNING COMMISSION APPROVAL: 1. Firearm Sales B. CONDITIONAL USES REQUIRING ZONING ADMINISTRATOR APPROVAL: 1. Community Facility 2. Community Clubhouse 3. Parking Lot, subject to the same limitations as in Section 8.26.3(c); 4. Plant nursery or greenhouse used only for the cultivation and wholesale of plant materials; 5. Medical or Residential Care Facility; 6. One Dwelling or a Dwelling Group containing altogether not more than three (3) Dwelling Units, where the Lot has an area not less than seven thousand five hundred (7,500) square feet." SECTION 4. Section 8-28.3 of the Dublin Zoning Ordinance is amended to read as follows: "8.28.3 CONDITIONAL USES: R-S DISTRICTS. In addition to the uses listed in Sections 8-60.60 and 8-60.0, the following are Conditional Uses in R-S Districts, and shall be permitted only if approved by the Planning Commission or Zoning Administrator as provided in Section 8-94.0 and 8-94.1: A. CONDITIONAL USES REQUIRING PLANNING COMMISSION APPROVAL: 1. Firearm Sales B. CONDITIONAL USES REQUIRING ZONING ADMINISTRATOR APPROVAL: 1. Community Facility; 2. Community Clubhouse; 3. Parking Lot, as regulated in Section 8-26.3(c);; 4. Plant nursery or greenhouse used only for the cultivation of plant materials; 5. Medical or Residential Care Facility; 6. Hospital in Districts requiring not more than fifteen hundred (1,500) square feet of Building Site area per Dwelling Unit; 7. Mobile home parks, as regulated by Article 5 of this Chapter." SECTION 5. Section 8-29.2 of the Dublin Zoning Ordinance is amended to read as follows: 2 "8.29.2 CONDITIONAL USES: R-3 DISTRICTS. In addition to the uses listed for Sections 8-60.60 and 8-61.0, the following are Conditional Uses in R-3 Districts, and shall be permitted only if approved by the Planning Commission or Zoning Administrator as provided in Section 8-94.0 and 8-94.1: A. CONDITIONAL USES REQUIRING PLANNING COMMISSION APPROVAL: 1. Firearm Sales B. CONDITIONAL USES REQUIRING ZONING ADMINISTRATOR APPROVAL: 1. Community Facility; 2. Community Clubhouse; 3. Hospital; 4. Medical or Residential Care Facility; 5. Plant nursery or greenhouse used only for the cultivation of plant materials; 6.. Parking Lot as regulated in Section 8-26.3(c)." SECTION 6. Section 8-30.2 of the Dublin Zoning Ordinance is amended to read as follows: "8.30.2 CONDITIONAL USES: R-4 DISTRICTS. In addition to the uses listed for Section 8-60.60 and 8-61.0, the following are Conditional Uses in an R-4 District, and shall be permitted only if approved by the Planning Commission or Zoning Administrator as provided in Section 8- 94.0 and 8-94.1: A. CONDITIONAL USES REQUIRING PLANNING COMMISSION APPROVAL: 1. Firearm Sales B. CONDITIONAL USES REQUIRING ZONING ADMINISTRATOR APPROVAL: 1. Community Facility; 2. Parking lot, as regulated in Section 8-26.3(c); 3. Clubhouse; 4. Medical or Residential Care Facility; 5. Hospital; 6. Boarding House." SECTION 7. The provision of Sections 1 to 6 of this ordinance shall not be applicable to any person engaged in the business of firearm sales who, on the effective date of this ordinance, possesses the following valid license and permits (1) a valid federal firearms license issued by the Bureau of Alcohol, Tobacco and Firearms, (2) a valid seller's permit issued by the State Board of Equalization, (3) a certificate of eligibility issued by the State Department of Justice (4)proof of 3 � � recordation in a centralized list maintained by the State Department of Justice, and (5) a City of Dublin business license that states on its face "Valid for Retail Sales of Firearms". SECTION 8. Posting The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin on this day of , 1996, by vote as follows: AYES: NOES: ABSENT: ABSTAIN: MAYOR ATTEST: CITY CLERK g:\pa#\1996\pa96032\gunord.doc 4 ni 1 Concerns Relating to Dublin's Regulation of Gun Dealers: Prepared by Scot J.Marburger,Dublin Resident and Residential Gunsmith 294-2551 days,829-3483 evenings and weekends Since 1989 I have operated a part-time gunsmithing business from my residence in Dublin. I alter and maintain customer firearms,and make occasional firearms sales on a special order basis. I hold a Federal Firearms License,California Certificate of Eligibility,California Seller's Permit,a City of Dublin Business License,and I am listed in the Department of Justice Dealer Registry. My business premises has been inspected by the Bureau of Alcohol,Tobacco,and Firearms and the Alameda County Sheriff's Department, and I have passed yearly criminal and mental background checks conducted by the California Department of Justice and background checks conducted every three years by the BATF. In the course of dealing with the above detailed administrative requirements,I have learned that gun ownership,and especially involvement in a firearms business,is an increasingly political activity. A case in point is the ordinance recently proposed by the City of Dublin to require Conditional Use Permits for firearms dealers operating in residences located within the city limits. With all the previously mentioned regulation already in place,I can't help but wonder why the City feels that additional government is needed. A suspicious mind might conclude that CUP is an effort to do away with residential gunsmiths and firearms dealers by imposing arbitrarily applied requirements. I sincerely hope that this is not the case. In the paragraphs below,I have summarized my concerns related to the proposed CUP ordinance. Where possible,I have suggested improvements that would make better use of existing State and Federal firearms dealer requirements,replace arbitrary decisions with written requirements,and save the City of Dublin money. • Conditional Use Permit(CUP): The CUP requirement is cause for concern because no clearly defined conditions for the issuance of the Permit exist. Instead,the permit is issued at the discretion of the Planning Commission,with an appeal process available through the City Manager. This leaves open the very real possibility that an anti-gun Commission and City Manager would refuse to issue the Permit. The need for the CUP is predicated upon a desire to inform those in the neighborhood that firearms sales are being made in a nearby residence,which is billed as a"safety concern". Various State and Federal requirements are already in place to address the way in which firearms are handled, shipped,stored,and delivered. They also regulate who may sell and purchase firearms,and ensure that all prospective buyers first submit to a criminal and mental background check,and that firearms dealers'backgrounds are investigated annually by the California Department of Justice and every three years by the Bureau of Alcohol, Tobacco, and Firearms. The mere presence of firearms in a residential neighborhood is not a safety concern,as many Dublin residents own firearms and store them in their residences. Federal and State regulations ensure that residential dealers and their customers are well versed in firearms safety practices,probably more so than most firearms owning Dublin residents. Further,Dublin Zoning Ordinances require that neighborhood traffic patterns are not disrupted,that no • noise or light be generated by the business, and that no signs advertising the business be displayed. It seems clear that under the Federal, State, and Zoning statutes already in place, a residential gunsmith or dealer is required to conduct his business in a highly scrutinized, safe, and very low profile way so as to prevent any change in the character of the neighborhood. Requiring a CUP only opens the likelihood that the Permit would be used as a means to curtailing residential gunsmiths and firearms dealers, even if all State and Federal requirements are met. Indeed,just such a strategy is outlined in a report titled "Taking Aim at Gun Dealers," authored by Soto et. al. for the Contra Costa County Board of Supervisors just last year. Mr. Soto is a nationally recognized anti-gun lobbyist who has been employed by the Violence Policy Center (VPC) and other anti-gun organizations which advocate the elimination of private firearms ownership in this country. Promoting gun dealer licensing into the CUP arena would result in Permits being issued based on political whim, rather than an ability to meet established guidelines. Finally, costs for the CUP would be borne by the applicant. The levying of yet another fee on top of those already charged for Federal Firearms License ($300/3 yr.) , California Certificate of Eligibility ($85/yr.), and Dublin Business License ($50/yr.), could easily force residential dealers to cease business. Alternately, the residential dealer would be forced to sell even more guns in an effort to make a profit above the fee costs. It is also not beyond the realm of possibility that the fee for the CUP would be set artificially high so as to make the modest scale at which residential dealers operate unprofitable. Recommendation: Use existing zoning requirements to prevent adverse effects from business operations in the neighborhood. Use existing State and Federal laws to ensure that firearms sales are conducted in a safe and controlled manner. Do not require a CUP for gunsmiths or dealers. 9(2N(4(0 1 A Summary of Federal,State,and Local Laws Governing Firearms Dealers and Sales in Dublin,California Compiled by Scot J.Marburger Dublin,California (510)829-3483 September 23,1996 This document serves as a brief introduction to the laws and regulations governing firearms dealers and sales in the State of California. It was compiled from"Federal Firearms Regulations Reference Guide",ATF P 5300.4(10-95)1, and"Dangerous Weapons Control Law",Part 4, Title 2,California Penal Code2. The"Federal Firearms Regulations Reference Guide"contains the Gun Control Act of 1968(18 U.S.C.Chapter 44)and Regulation 27 C.F.R.Part 178,both of which are quoted below. This summary is not intended as a definitive treatment of firearms legislation,but rather as a starting point for those wishing a basic introduction. While every effort has been made to ensure its verity,the author makes no warranty regarding its accuracy or completeness. lAvailable from: U.S.Government Printing Office Superintendent of Documents,Mail Stop: SSOP,Washington,DC 20402-9328 or the San Jose Area Office of the Bureau of Alcohol,Tobacco,and Firearms(408)291-7464. 2Available from The California Department of Justice,Bureau of Criminal Information and Analysis P.O.Box 820200,Sacramento,CA 94203-0200 or from the Department of Justice Firearms Program at(916)227-3274. • Requirements for Federal Firearms Licensees Background:The Gun Control Act of 1968(Public Law 90-618)established requirements for persons buying or selling firearm. Title 1 of the law states: "The Congress hereby declares that the purpose of this title is to provide support to Federal, State,and local law enforcement officials in their fight against crime and violence,and it is not the purpose of this title to place any undue or unnecessary Federal restrictions or burdens on lay-abiding citizens with respect to the acquisition,possession,or use of firearms appropriate to the purpose of hunting,trapshooting,target shooting,personal protection,or any other lawful activity,and that this title is not intended to discourage or eliminate the private ownership or use of firearms by law-abiding citizens for lawful purposes,or provide for the imposition by Federal regulations of any procedures or requirements other than those reasonably necessary to implement and effectuate the provisions of this title." The Act defines firearms dealers as(101(11)): "(A)any person engaged in the business of selling firearms at wholesale or retail,(B)any person engaged in the business of repairing firearms or of making or fitting special barrels, stocks,or trigger mechanisms to firearms,or©any person who is a pawnbroker." Fees imposed by the Act are as follows(923(a)(3)(B)): $200 for the initial three years $90 for renewals,which also last three years. Requirements which must be met by prospective dealers include(923(d)(1)): Must be 21 years of age. Must not have been convicted in any court of a crime punishable by imprisonment for a term exceeding one year. Must not be a fugitive from justice. Must not be an unlawful user of or addicted to any controlled substance. Must not have been adjudicated as a mental defective or who has been committed to a mental institution. Must not be an illegal alien. Must not have been discharged from the Armed Forces under dishonorable conditions. Must not,having been a citizen of the United States,has renounced his citizenship. 3 Must not be subject to a court order that restrains the person from harassing,stalking,or threatening an intimate partner. The business to be conducted under the license is not prohibited by State or local law in the place where the licensed premise is located. Within 30 days after the application is approved the business will comply with the requirements of State and local law applicable to the conduct of the business. The business will not be conducted under the license until the requirements of State and local law applicable to the business have been met. The applicant has sent or delivered a form to be prescribed by the Secretary,to the chief law enforcement officer of the locality in which the premises are located,which indicates that the applicant intends to apply for a Federal firearms license. The completed Federal firearms dealer application must include(178.44): Fingerprint cards made by local law enforcement or other recognized authority. A current photograph. A floor plan of the business premises with entrances and firearms storage locations clearly marked. Once granted a Federal firearms license,the following provisions apply: Each licensed dealer shall maintain records of receipt,sale,or other disposition of firearms at his place of business in a bound book or other method approved by the BATF(178.125e). In addition,the dealer will complete form 4473 for each firearm transfer or sale,and will maintain the 4473 forms at his place of business until such business has been discontinued(178.124),at which time all completed 4473 forms will be forwarded to the BATF(178.127). The Secretary may inspect or examine the inventory and records of a licensed dealer without such reasonable cause or warrant: A)in the course of a reasonable inquiry during the course of a criminal investigation of a person or persons other than the licensee B)for ensuring compliance with the record keeping requirements of the Act not more than once during any 12-month period,or,at any time with respect to records relating to a firearm involved in a criminal investigation that is traced to the licensee. Additional information can be obtained by contacting Field Agent Dennis Anderson at the Bureau of Alcohol,Tobacco,and Firearms(415)744-9433. 4 Requirements for State license to sell firearms: Certificate of Eligibility (12071(a)(4)): Required for firearms sales. Issued by State Department of Justice (DOJ) to persons who are not prohibited from possessing firearms. Requires fingerprint cards, photograph, and criminal background check. Cost is $17.00 per year. Registration in Centralized List(12071(e)): Required for firearms sales. The centralized list is maintained by the DOJ. Cost is $85.00 which may be used to offset the cost of on-premises inspection by DOJ personnel. To be listed in the centralized list, and applicant must have: A valid Federal firearms license A Certificate of Eligibility issued by the DOJ Any regulatory or business license, or licenses, required by local government A valid seller's permit issued by the State Board of Equalization Storage of firearms (12071(a)(14). "Any time the licensee is not open for business, the licensee shall store all firearms kept in his or her licensed place of business using one of the following methods as to each particular firearm: (A) Store the firearm in a secure facility that is a part of, or that constitutes, the licensee's business premises. A secure facility is defined in 12071(c)(3), and includes provisions for metal security doors or grates, metal bars on windows and ventilating ducts, deadbolt locks. (B)Secure the firearm with a hardened steel rod or cable of at least one-eighth inch in diameter through the trigger guard of the firearm. The steel rod or cable shall be secured with a hardened steel lock that has a shackle and shall be anchored in such a manner that prevents the removal of the firearm from the premises. (C)Store the firearm in a locked fireproof safe or vault in the licensee's business premises. Required Signs (12071(b)(D)(7) The licensee shall post conspicuously within the licensed premises the following warnings in block letters not less than one inch in height: "IF YOU LEAVE A LOADED FIREARM WHERE A CHILD OBTAINS AND IMPROPERLY USES IT, YOU MAY BE FINED OR SENT TO PRISON." "DISCHARGING FIREARMS IN POORLY VENTILATED AREAS, CLEANING FIREARMS, OR HANDLING AMMUNITION MAY RESULT IN EXPOSURE TO LEAD, A SUBSTANCE KNOWN TO CAUSE BIRTH DEFECTS, REPRODUCTIVE HARM, AND OTHER SERIOUS PHYSICAL INJURY. HAVE ADEQUATE VENTILATION AT ALL TIMES. WASH HANDS THOROUGHLY AFTER EXPOSURE." 5 Relief from Liability:(Section 12 of Chapter 951 of the Statutes of 1991 amends Section 2 of Chapter 1180 of the Statutes of 1988 as follows: "Sec.2. The Legislature declares the following to be public policy of this state: (b)No person holding a license under Section 12071 of the Penal Code when transferring firearms pursuant to Section 12082 of the Penal Code shall assume any civil liability beyond that existing at the time of the effective date of this section when the person sells or transfers any firearms out of his or her own stock,if that person otherwise complies with Section 12082 of the Penal Code. No person acting as a dealer pursuant to Section 12071 of the Penal Code who is transferring firearms for third parties pursuant to Section 12082 of the Penal Code and which firearms are not out of his or own stock shall assume any civil liability for any defects in those firearms unless he or she has actual knowledge of the defect."Section 12082 covers Sale,loan,or transfer of firearms through dealers. Additional information can be obtained by calling Cynthia Johnson at the California Department of Justice(916)227-3274. Requirements for purchasing a firearm: Age of purchaser(12072(b))"No person licensed under Section 12071 shall supply,sell,deliver, or give possession or control of a pistol,revolver,or firearm capable of being concealed upon the person to any person under the age of 21 years or any other firearm to a person under the age of 18 years." Register of sales(12076(a))This section details requirements for completing the Dealer Record of Sale form,copies of which are forwarded to both the Department of Justice and to local law enforcement. The form must be complete and signed,and the purchaser's name,address, telephone number,date of birth,and identification number(California Drivers License or other acceptable ID)must be on the form. Copies of the form must be mailed to the appropriate agencies on the day that the sale takes place. The Department of Justice will examine its records to determine if the purchaser is a member of a prohibited class. The dealer shall not deliver the firearm for a period of 20 days from the day of the transaction for pistols,revolvers,or other firearms capable of being concealed upon the person,or 15 days for rifles and shotguns. If notified by the DOJ that the purchaser is prohibited from making the purchase the dealer will not deliver the firearm. Delivery of firearm(12072(c))"No dealer,whether or not acting pursuant to Section 12082,shall deliver a firearm to a person,as follows: (1)...On or after January 1,1996,within 10 days of the submission oto the department of corrected copies of the retister,or withn 10 days of the submission to the department of any fee required pursuant to subdivision(d)of Section 12076,whichever is later. (2)Unless unloaded and securely wrapped or unloaded and in a locked container. (3)Unless the purchaser,transferee,or person being loaned the firearm presents clear evidence of his or her identity and age,as defined in Section 12071,to the dealer. (4)Whenever the dealer is notified by the Department of Justice that the person is in a prohibited class described in Section 12021 or 12021.1 of this code or Section 8100 or 8103 of the Welfare and Institutions Code. 6 (5) No pistol, revolver, or other firearm capable of being concealed upon the person shall be delivered unless the purchaser, transferee, or person being loaned the firearm presents to the dealer a basic firearm safety certificate." Delivery location (12071(b)(1)(D) "The firearm may be delivered to the purchaser, transferee, or person being loaned the firearm at one of the following places: (i)The building designated in the license. (ii)The places specified in subparagraphs (B) or (C) (gunshows and auctions, among other places) (iii) The place of residence of the fixed place of business of, or on private property owned or lawfully possessed by, the purchaser, transferee, or person being loaned the firearm." Federal law requires deliveries to be made at the business premises, at gun shows, or at the purchaser's residence after special dispensation is obtained from local law enforcement authorities. Additional information can be obtained by contacting Field Representative Jeff Amador at the California Department of Justice (916)227-3703. City of Dublin Zoning Ordinance Requirements: The Dublin Zoning Ordinance, Section 8-60-22, allows a home occupation as an "Accessory Use"in a residential district only when all of the following conditions are met: (only those relavent to firearms sales and service are included in the list below) The employment of outside help in the dwelling or on the premises (other than domestic servants) is prohibited. Activity resulting in on-street parking or the generation of pedestrian or vehicular traffic beyond that normal to the district is prohibited. Any alteration or installation of appliances, equipment or facility of a non-residential character to a dwelling or to an accessory building is prohibited. Any outdoor storage or display of equipment, appliances, tools, materials or supplies is prohibited. Maintenance on the premises for sale or rental of any stock of goods which are not homemade is prohibited. The generation of noise, glare vibration, odor or electrical disturbance perceptible at or beyond the property lines is prohibited. Any use of the front yard or side yard for construction or repair or dismantling is prohibited. Any sign other than the name plate permitted in the district is prohibited. CITY OF DUBLIN PLANNING COMMISSION PUBLIC HEARING AGENDA STATEMENT/STAFF REPORT Meeting Date: September 24, 1996 TO: Planning Commission FROM: Planning Staff/Zoning Ordinance Steering Committee PREPARED BY: Dennis Carrington, Senior Planner/Zoning Administrator SUBJECT: Permitted and Conditional land uses,and Parking Standards GENERAL INFORMATION: PROJECT: Revision of Zoning Ordinance sections relating to permitted and conditional uses and to parking standards. APPLICANT: City of Dublin LOCATION: Citywide ANALYSIS: On August 6, 1996,the Planning Commission directed Staff to revise ten sections of the Zoning Ordinance,beginning with the first two sections: Permitted and Conditional Uses,and Parking. At that meeting,the Planning Commission established the Zoning Ordinance Steering Committee. That committee met for the first time on September 4, 1996,and gave Staff feedback on draft changes to the first two sections. Staff has since revised the Permitted and Conditional Uses table(see Attachment 1);and prepared the text and revised parking requirements table for the parking section of the Ordinance(see Attachment 2). The two sections are presented for your review. Commissioner Johnson will make a brief presentation on proposed changes followed by the Staff presentation. It is the Committee's recommendation that the Planning Commission review the progress so far and offer comments. If the Planning Commission is in general agreement,the Committee recommends that you identify by consensus that the proposed changes are satisfactory and direct the Committee to move on to the next subjects. Additional presentations will be held before the Planning Commission each month. It is Staffs desire to present a resolution considering the revised Ordinance to the Planning Commission on February 12, 1997. PERMITTED AND CONDITIONAL USES The"General Matrix"contains the"Use Types"along its vertical margin on the left,and the proposed zoning districts along its upper margin. The permitted uses are marked with a"P"in the corresponding box for the zone in which they are located. Conditional Uses that can be permitted by the Planning Commission and the Zoning Administrator are shown as"C/PC"and C/ZA". Uses that are not permitted in a given zone are shown as"-". Several changes are proposed: COPIES TO: Maureen Nokes PA 95,027 File ITEM NO. • r a. 1. H-1 and R-S districts eliminated. Two zoning districts,the H-1"Highway Frontage District"and the R-S"Suburban Residence District"are proposed to be eliminated. The Highway Frontage District is no longer necessary because Intestates 580 and 680 have replaced the former highways and do • not allow any land uses fronting them. Commercial lands adjacent to the former highways(Dublin Boulevard and San Ramon Road)are addressed with commercial zoning districts. The Suburban Residence District,intended to govern large residential developments,is no longer necessary because Planned Development rezones already allowed by the Ordinance serve that function. 2. Use types defined. The"Use Types"have been consolidated and defmed in the "Definitions"section of the Ordinance(see Attachment 3). Many land uses were not defmed or were described differently in different zoning districts in the current Ordinance. The use types have been written in clear language and provided with some flexibility in interpretation by the Director of Community Development in anticipation of new types of land uses. The use types have been shown in one matrix to make the relationship of the uses and the zoning districts more clear. 3. Use types eliminated if no longer necessary. Some use types that were appropriate for a county-wide Ordinance are no longer necessary in an Ordinance tailored to a growing city. For example, the"Flight Strip","Drive-in Theater","Abattoir",and"Wind Generators"use types are no longer applicable. 4. New Use types proposed. New use types such as"Commercial Vehicle Storage" intended to encourage off-street parking of trucks,"Residential Use Secondary to a Residential Use" intended to allow residences above commercial uses,and"Bed and Breakfast Ind"intended to allows inns in certain areas,need to be added. 5. Reflect requirements of State Law. Changes in state law relating to day care facilities and community care facilities have been incorporated into the Ordinance. Examples are the"Small Family Day Care Home"(1-6 children),"Large Family Day Care Home"(7-12 children),"Day Care Center"(13 or more children),"Community Care Facility-Small"(1-6 persons),and the"Community Care Facility-Large"(7 or more persons)use types. 6. Reflect Other Ordinances. Other Ordinances,such as"Sleeping in Vehicles", "Alameda County Hazardous Waste Management Program","Massage Establishments",and the proposed "Firearm Sales"Ordinance are incorporated in the new Ordinance. 7. Reflect the Municipal Code. Some requirements of the Municipal Code relating to land use such as"Residential Animal Keeping"(Chapter 5.36 of the Municipal Code),"Auction Yard"(Chapter 4.12 of the Municipal Code),and"Dance Floors"(Chapter 5.52 of the Municipal Code)have been incorporated into the Ordinance. 8. Address Controversial issues. Use types such as"Mobile Home Park","Community Clubhouse","Community Facility","Community Care Facility-Large",and"Day Care Center"are allowed under the current Zoning Ordinance as conditional uses by the Zoning Administrator. These use types have proved to be very controversial when proposed in the past and have been elevated to the Planning Commission and City Council for decision-making. Staff is proposing that these use types be shown as being approved conditionally by the Planning Commission to assure that they receive appropriate public review. PARKING The parking section of the Zoning Ordinance has been extensively revised. Changes that could be of interest to the Planning Commission are: I. Current parking standards. The text has been updated to reflect current parking standards for cities similar in size to the City of Dublin. For example,the current Ordinance has unrealistically high commercial parking requirements,does not address shopping centers,does not address landscaping,and does not address parking structures. 2. Off-Street Parking Plan. An"Off-Street Parking Plan"is required for parking lots and must be approved prior to the issuance of building permits. A chart of parking facilities will be required which shows at a glance the numbers and types of parking provided. Standards for notation and showing of parking place and driveway dimensions will be established. Landscaping and screening will be shown on plans. 3. Cross Access encouraged. Cross access between commercial uses is encouraged. 4. Reduction in parking requirements. Adjustments of up to 10%of the number of parking spaces required can be granted by the Director of Community Development in unusual circumstances. Larger adjustments require a Conditional Use Permit by the Zoning Administrator. 5. Compact parking spaces. Compact parking spaces were never addressed by the current Ordinance and will be allowed for up to 35%of the spaces. 6. Restriping of parking lots. Restriping of parking lots will now require a Zoning Clearance to ensure that parking space numbers and locations are maintained per approved plans. 7. Drive-through facilities. Drive-through facilities will have requirements for circulation and stacking established on a case-by-case based on information provided by the applicant. 8. Location of parking on a single family lot. Two required parking spaces must be provided in an enclosed garage. A maximum of two vehicles may be parked in the Street Side Yard setback,interior Side Yard,the Back Yard(Rear Yard and area between the Rear Yard and the residence) if screened by a 6 foot high fence or wall and if all side yards are unobstructed to the width of the interior Side Yard. Two parking spaces may be provided in the driveway. 9. Prohibited parking. In the future,no boat,utility trailer,un-mounted camper top or similar vehicle can be parked in front of a house or in a street sideyard in front of a fence,or on a driveway. 10. Vehicle Parking on posted private property is prohibited. It is unlawful to park a motor vehicle on private property that has been posted as required by the Municipal Code. This is a restatement of Municipal Code Chapter 6.04.200 to clarify an issue that has been important to the Planning Commission in the past. 11. Guest Parking. Projects with 10 or more dwellings must provide one additional guest parking space for every 2 dwelling units. 12. Landscaping. Parking lots for 6 or more vehicles and/or larger than 1,800 square feet must provide 15%of the net area of all surfaces as landscaping. Parking along a public right-of-way must be screened by a landscape planting strip equal to the required yard setback to a height of 48 inches. ZONING ORDINANCE STEERING COMMITTEE Staff wishes to thank the members of the Zoning Ordinance Steering Committee for providing recommendations to Staff on draft revisions to sections of the Zoning Ordinance. They provided valuable input on the issues of controversial land uses and which body should approve them,guest parking,location 3 - 3, r,n5a of parking on single family lots,parking on posted private property,landscaping,day care, and parking standards. RECOMMENDATIONS: The Zoning Ordinance Steering Committee recommends that the Planning Commission discuss the proposed changes to the Permitted and Conditional Uses and Parking sections of the Zoning Ordinance and give Staff direction on those sections. Further,the Zoning Ordinance Steering Committee recommends that the Planning Commission take a"Straw Vote"giving the consensus of the Planning Commission on these sections of the Ordinance. ATTACHMENTS: Attachments: Attachment 1: Draft General Matrix showing permitted,conditional and prohibited use types. Attachment 2: Draft Parking Section of the Zoning Ordinance. Attachment 3: Draft Definitions Section of the Zoning Ordinance. g:pa95027/pklupcst 4 GENERAL MATRIX AGRICULTURE USES AGRICULTURE USE TYPE A R-1 R-2 R-3 R-4 C-O C-N C-1 C-2 M-P M-1 M-2 Agricultural Animal Keeping P - - - - - - - - - - - Agricultural Processing C/ZA - - - - - - - - - - Commercial Animal Keeping C/ZA - - - - - - - - - - - Commercial Bird Keeping C/ZA - - - - - - - - - - - Crop Production P - - - - - - - - - - - Grazing P - - - - - - - - - - - Horse Stable/Riding Academy C/ZA - - - - - - - - Horsekeeping C/ZA' - - - - - - - - Winery P - - - - - - - - - - - RESIDENTIAL USES RESIDENTIAL USE TYPE A R-1 R-2 R-3 R-4 C-O C-N C-1 C-2 M-P M-1 M-2 Agricultural Housing C/ZA - - - - - - - - - - - Boarding House - C/ZA C/ZA C/ZA C/ZA - - - - - - - Caretaker Residence C/ZA - - - - - - C/PC C/PC C/PC C/PC C/PC Community Care Facility/Small P P P P P - - - - - - - Duplex - - P P P - - - - - - - Farm Mobile Home C/ZA - - - - - - - - - - - Firearm Sales C/PC C/PC C/PC C/PC - - - - - - - Garage Sale P P P P P - - - - - - - Home Occupation ZC ZC ZC ZC ZC - - - - - - - Large Family Day Care Home A A - - - - - - - - - - Mobile Home P P P - - - - - - - - - Mobile Home Park - C/PC C/PC - - - - - - - - - Multi-Family Dwelling - - P P P - - - - - - - Residential Animal Keeping P P P P P - - - - - - - Residential Parking Lot - C/ZA C/ZA C/ZA C/ZA - - - - - - - Residential Use Secondary to - - - - - - - C/PC - - - - Commercial Use Second Unit C/ZA - - - - - - - - Single Family Dwelling P P P P P - - - - - - - Small Family Day Care Home P P - - - - - - - - - - CIVIC USES CIVIC USE TYPE A R-1 R-2 R-3 R-4 C-O C-N C-1 C-2 M-P M-1 M-2 Community Clubhouse - C/PC C/PC C/PC C/PC - - C/PC - - - - Community Facility C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC P Hospital/Medical Center - - - C/PC C/PC - - C/PC C/PC - - - Industrial Transfer/Storage/ - - - - - - - - - - C/PC C/PC Treatment Facility Newspaper Recycling Facility C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA - - - Small Scale Transfer - - - - - - - - - - C/PC C/PC and Storage Facility ATTACHMENT 1 ('in,of Dublin Zoning Ordinance 1 September 18,1996 5 _ r4) f GENERAL MATRIX COMMERCIAL USES COMMERCIAL USE TYPE A R-1 R-2 R-3 R-4 C-O C-N C-1 C-2 M-P M-1 M-2 Adult Business Establishment - - - - - - - C/PC C/PC - C/PC - Ambulance Service - C/PC - - - - - - P - P - Animal Sales and Services C/ZA - . - - - - - C/PC C/PC - C/PC C/PC Auction Yard - - - - - - - - C/PC C/PC C/PC - AutomobileNehicle Brokerage - - - - - P P P P - - - AutomobileNehicle Rentals - - - - - - - - P - C/PC - AutomobileNehicle Repairs - - - - - - - - P - C/PC - and Service AutomobileNehicle Sales and - - - - - - - - C/PC - C/PC - Service AutomobileNehicle Storage Lot - - - - - - - - C/PC - C/PC - Banks and Financial Services - - - - - P P P P - - - Bed and Breakfast Inn C/PC C/PC C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC C/PC Building Materials Sales - - - - - - - - P - P - Car Wash/Detailing - - - - - - - - C/ZA - - - Cemeteries,Columbariums C/PC - - - - - - C/PC C/PC - C/PC - and Mortuaries Commercial Parking Lot/Garage - - - - - C/PC C/PC P P C/PC P P Commercial School - - - - - - - P P - - - Commercial Vehicle Storage Yd - - - - - - - - - - C/ZA C/ZA Community Care Facility/Large - C/PC C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC - Contractor's Office - - - - - - - - P P P P Copying and Blueprinting - - - - - P P P P - - - Dance Floor - - - - - - - C/PC C/PC - C/PC - Day Care Center(13+) - C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC Drive-in/Drive-through Business - - - - - - C/PC C/PC C/PC - - - Eating and Drinking - - - - - C/ZA C/ZA P P - - - Establishment Fortunetelling - - - - - - - C/PC C/PC - - - General Retail Sales - - - - - - - P P - - - Health Services/Clinics - - - - - C/ZA - P P - - - Hotel/Motel - - - - - - - C/PC - - - - Housemover's Storage Yard - - - - - - - - - - - C/PC Impound Yard - - - - - - - - - - C/PC C/PC Laboratory - - - - - P - - P P P P Massage Establishment - - - - - - C/PC C/PC C/PC - - - Mini-Storage - - - - - - - - P - - - Neighborhood Retail Sales - - - - - - p P p - - - Outdoor Mobile Vendors - - - - - C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA Outdoor Sales Not Related to - - - - - C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA On-Site Established Business Outdoor Seating - - - - - C/PC C/PC C/PC C/PC - - - Personal Services - - - - - - P P p - - - Plant Nursery P C/ZA - - - - - C/PC C/PC - - - Professional/Administrative - - - - - P P P p p - - Office Recreational Facility/Indoor - - - - - - - C/ZA C/ZA C/ZA C/ZA C/ZA Recreational Facility/Outdoor C/PC - - - - - - C/PC C/PC C/PC C/PC C/PC Repair Shop - - - - - - P P P - - - Seasonal Holiday Sales Lots ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC City of Dublin Zoning Ordinance 2 September 18,1996 6 , , GENERAL MATRIX COMMERCIAL USE TYPE A R-1 R-2 R-3 R-4 C-O C-N C-1 C-2 M-P M-1 M-2 Service Retail - - - - - - - - P - - - • Service Station - - - - - - C/PC C/PC C/PC - C/PC C/PC Shopping Center - - - - - - - C/PC C/PC - - - Special Events ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC Temporary Construction Trailer ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC ZC INDUSTRIAL USES INDUSTRIAL USE TYPE A R-1 R-2 R-3 R-4 C-O C-N C-1 C-2 M-P M-1 M-2 Commercial Recycling Facility - - - - - - - C/PC C/PC C/PC C/PC C/PC Equipment and materials - - - - - - - - C/PC - C/PC - Storage Yard Heavy Industrial - - - - - - - - - - - P Light Industrial - - - - - - - - - P P P Printing and Publishing - - - - - - - - - P P - Research and Development - - - - - - - - P P P P Laboratory Salvage and Wrecking Yards - - - - - - - - - - C/PC C/PC Storage of Petroleum Products - - - - - - - - - P P P for On-Site Use Trucking Terminal - - - - - - - - - - P P Warehousing and Distribution - - - - - - - - P P P P KEY Permitted P Not Permitted - Zoning Clearance ZC Administrative Conditional Use Permit A Conditional Use Permit/Zoning Administrator C/ZA Conditional Use Permit/Planning Commission C/PC City of Dublin Zoning Ordinance 3 September 18, 1996 -7 5.-1 • PARKING CHAPTER 8.XX.XX OFF-STREET PARKING AND LOADING PARKING REQUIREMENTS .010 Purpose and Intent. The requirement for off-street parking established by this chapter are intended to minimize traffic congestion and hazards to motorists and pedestrians,to provide safe,attractive,and convenient off-street parking facilities with vehicular access to all land uses,to provide off-street parking in proportion to the needs generated by varying land uses,to ensure access to projects by emergency response vehicles,and to ensure that parking areas are compatible with the surrounding land uses. .020 Applicability. Every use hereafter inaugurated,and every building or structure hereafter erected or altered,shall have permanently maintained off-street parking facilities and vehicular loading spaces,as required by the provisions of this Chapter. .030 Maintenance. It shall be unlawful for any person,owning,leasing or controlling a building or structure to fail,neglect or refuse to provide and maintain adequate parking facilities as hereinafter provided. .040 General Regulations. A. Use. The word"use"shall mean both type and intensity of the use,and that a change in use shall be subject to all of the requirements of this Chapter. B. Changes in Use. When an existing use is enlarged,increased or intensified,or a new use having a greater parking requirement than the previous use is proposed, the required number of parking spaces for the new use or existing,enlarged, increased or intensified use shall be calculated and provided as specified by Section .080. C. Uses Not Listed. Requirements for uses not specifically listed herein shall be determined by the Director of Community Development,based upon the requirements for comparable uses and upon the particular characteristics of the use. Additional parking for specific uses may also be required upon determination by the Director of Community Development and the Planning Commission. ATTACHMENT Z City of Dublin Zoning Ordinance 1 September 18, 1996 PARKING D. Continuing Character of Obligation. The maintenance of the parking and loading spaces required shall be a continuing obligation of the owner of the real estate upon which the building or structure is located as long as the building or structure exists and the use requiring such space continues. It shall be unlawful for an owner of a building or structure effected by these requirements to discontinue,change or dispense with or to cause the discontinuance,sale or transfer of such building or structure,without establishing alternative spaces which conform to those requirements;or for any person,fine,or corporation to use such building or structure without providing such required parking or loading spaces,in compliance with these regulations. E. Plan Required. All uses which require a building permit,site development review or conditional use permit shall be accompanied by an Off-Street Parking and Loading Plan the contents of which shall be to the satisfaction of the Director of Community Development. The Off-Street Parking and Loading Plan may be incorporated into the site plan for the site development review or conditional use permit. No building permit,site development review or conditional use permit will be approved unless its Off-Street Parking and Loading Plan complies with the requirements of this chapter. F. Gross Floor Area. The computation of the number of parking spaces required for a structure or use is based on the gross floor area of the structure or use the parking serves. G. Rounding. Where the number of required parking spaces results in a fraction of 0.50 or higher,the requirements shall be rounded up to the next whole space. H. No Double Counting of Parking and Loading Spaces. No area may be utilized and counted both as a required parking space and a required loading space. I. Maintenance. All parking and storage areas shall be maintained so that the pavement is structurally sound,clean and free of dust,mud or trash. All pavement repair,reconstruction,or restoration work shall be done in accordance with City standards. J. Cross Access Encouraged. Applicants for commercial and industrial developments should be encouraged to provide cross-access to adjacent non- residential properties for convenience,safety and efficient circulation of motor vehicles. A Mutual Access Agreement shall be executed where cross-access is provided. K. New Buildings or Development Projects Without Known Tenants. If the type of tenants that will occupy a non-residential building are not known at the time of the development entitlement or building permit approval,the amount of parking to be provided shall be the minimum number of parking spaces required by CI1y of Dublin Zoning Ordinance 2 September 1.8,1996 r l PARKING Section for any land use allowed on the site by the applicable zoning, provided that the Director of Community Development determines the proposed building as designed can reasonably accommodate such use. L. Mixed-Use Projects. Where a project contains more than one use type,such as an office and retail sales,the amount of parking to be provided shall be the total of that required for each use type,except as otherwise provided by Section .050 below(Adjustment to Number of Required Parking Spaces). M. Tenant Spaces With Multiple Functions. When a tenant space has several functions,such as an office and retail sales,the amount of parking to be provided for the tenant space shall be calculated as specified by Section for the primary use,using the gross floor area of the tenant space. N. Tenant Spaces with Accessory Storage. When a tenant has enclosed accessory storage in excess of 2,000 square feet,the required parking for that portion of the tenant space dedicated to storage shall be calculated as specified by Section for the Warehousing and Distribution use type which is one parking space per 1,000 square feet of warehousing area. The required parking for the remainder of the tenant space shall be calculated as specified in Section using the primary use. O. Guest Parking. Required guest parking in residential zoning districts shall be so designated and restricted for the use of guests. .050 Adjustment to the Number of Parking Spaces A. Parking Reductions for Shared Parking. When shared off-street parking is proposed between two or more adjacent use types,the Zoning Administrator may grant a reduction in off-street parking requirements(from the sum of the parking required by each use type)in compliance with Section ,Conditional Use Permits. Reductions for shared parking will be granted,if: 1. The Conditional Use Permit fmdings can be made; 2. A sufficient number of spaces is provided to meet the greatest parking demands of the participating use types and to ensure that there will not be a parking deficiency; 3. Satisfactory evidence is provided that the use types,by their natures and operating times,will not conflict with each other; 4. Overflow parking will not impact any adjacent use;and City of Dublin Zoning Ordinance 3 September 18,1996 r J PARKING 5. Additional documents,covenants,deed restrictions,or other agreements as may be deemed necessary by the Director of Community Development are executed to assure that the required parking spaces provided are maintained and that uses with similar hours and parking requirements as those uses sharing the parking facilities remain for the life of the documents,covenants,deed restrictions,or other agreements. B. Parking Reductions for an Individual Use. When a reduction of off-street parking is proposed because an applicant for a proposed use believes the number of parking spaces required for their use as specified in subsection is not applicable,because the use would function differently than the generic use type and associated parking standards established in this Chapter,then: 1. The Director of Community Development can administratively reduce the number of parking spaces by a maximum of 10%under unusual circumstances if the reduction is warranted by unavoidable constraints in design. 2. The Zoning Administrator may grant a reduction in off-street parking requirements in compliance with Section Conditional Use Permits, if: a. Conditional Use Permit Findings can be made; b. The Applicant submits a parking study prepared by a qualified consultant analyzing the parking demands of the proposed use and the parking demands of similar uses in similar situations, demonstrating that the required parking standards are excessive, and proposing alternate parking standards which are appropriate and ensure that there will not be a parking deficiency;and c. Overflow parking will not impact any adjacent use. C. Off-Site Parking. Where required parking for a use type cannot be feasibly provided on the same site as an approved use,the Zoning Administrator may allow the required parking to be located on an adjacent parcel pursuant to a Conditional Use Permit if: 1. Conditional Use Permit Findings can be made; 2. The most distant parking space from a non-residential use type is not more than 400 feet from the use and the most distant parking space from a residential use type is not more than 150 feet from the use; City of Dublin Zoning Ordinance 4 September 18,1996 PARKING 3. Additional documents,covenants,deed restrictions,or other agreements as may be deemed necessary by the Director of Community Development are executed to assure that the required parking spaces are provided to the principal use for the life of the documents,covenants,deed restrictions,or other agreements. 4. The parking lot site is not located in a residential zone unless the principal use requiring the parking is also allowed in a residential zone; 5. The parking lot site is not within a road easement or private street. D. Parking Variance. Except as otherwise provided in this Chapter,a variance shall be obtained to allow deviations from the provisions of this Chapter which govern the number of required parking spaces,the design and layout of the parking lot, and the parking space size,access,circulation and loading requirements,where there is a demonstrated physical inability to comply with such requirements. A parking variance shall be processed in accordance with Section ,Variances. E. Compact Car Space Substitution. Parking lots with 20 or more spaces may substitute compact car spaces for up to 35 percent of the total spaces required. Each compact space shall be labeled"Compact"or"C". F. Motorcycle Space Substitution. Parking lots with 40 or more spaces may replace regular spaces with motorcycle spaces. One regular space may be replaced for each 40 required spaces. Motorcycle spaces shall be a minimum size of 3 by 6 feet. .060 Special Regulations A. Disabled Accessible Parking. Parking lots shall include the number of disabled accessible parking spaces as required by Title 24 of the California Code of Regulations. Such spaces shall be designed as required by Section Disabled spaces count toward the total number of parking spaces required by Section B. Company Vehicles. Commercial or industrial uses shall provide one parking space for each company vehicle which is parked on the site during normal business hours. The space may be located within a building. City of Dublin Zoning Ordinance 5 September 18,1996 5?-- PARKING C. Accessibility and Usability. All required off-street parking spaces shall be designed,located,constructed and maintained so as to be fully and independently usable and accessible at all times,except when the closure of such parking areas is authorized for the securing of the property in question or for public safety purposes. The usability of required parking spaces shall be maintained as follows: 1. Required off-street parking spaces and driveways shall not be used for any purpose that at any time would preclude the parking of motor vehicles. 2. No owner or tenant shall lease,rent,or otherwise make a parking space required by this chapter unavailable to the intended users of the parking space. D. Restriping of Parking Lots. Parking lots are periodically resurfaced and restriped. In order to ensure that parking lots retain the same parking space sizes and locations,and the same circulation locations and dimensions,all parking lots shall be restriped pursuant to a Zoning Clearance. E. Motorhome,recreational vehicle,boat,utility trailer,un-mounted camper top,parking in residential areas. 1. Parking on a residential lot. A motorhome or recreational vehicle on a chassis larger than 3/4 ton,boat,utility trailer,un-mounted camper top or similar vehicle as determined by the Director of Community Development may only be parked in the street side yard setback,interior side yard setback,and back yard(rear yard setback,and area behind the residence but not in the rear yard setback)combined,if screened by a 6 foot high fence or wall and if all side yards are unobstructed to the width of the interior side yard. A motorhome or recreational vehicle on a chassis larger than 3/4 ton used as daily transportation may be parked overnight in recognized driveways. 2. Ownership. A motorhome,recreational vehicle,boat,utility trailer,un- mounted camper top or similar vehicle as determined by the Director of Community Development parked as in Section .070.20 a above,shall be owned by the occupants of the premises upon which it is parked or stored. 3. Prohibited parking. a. Boat,utility trailer,un-mounted camper top. No boat,utility trailer,un-mounted camper top or similar vehicle as determined by the Director of Community Development shall be parked or stored in a front yard,area in front of a residence but behind the front yard, street side yard in front of a fence,or on a driveway. City of Dublin Zoning Ordinance 6 September 18,1996 t PARKING b. Living or sleeping in vehicle parked upon any public right-of- way. At no time shall a motorhome,recreational vehicle, mobilehome or similar vehicle as determined by the Director of Community Development,parked upon any public right-of-way in any zoning district be occupied for living or sleeping purposes. c. Living or sleeping in vehicle parked or stored on a lot. At no time shall a motorhome,recreational vehicle,utility trailer, mounted or un-mounted camper top,boat or other similar vehicle as determined by the Director of Community Development parked or stored on a lot be occupied for living,sleeping,or any other purposes except as legally allowed in a bonafide trailer park, mobilehome park,or recreational vehicle park. F. Tandem Parking. The Zoning Administrator may approve an off-street parking program by means of a Conditional Use Permit utilizing limited tandem parking for commercial and industrial uses provided that the development requires 150 or more parking spaces,with no more than a maximum of 10%of the total number of spaces designated as tandem. The Zoning Administrator may require as a condition of the Conditional Use Permit that an attendant be on duty during the normal hours that the commercial/industrial development is open for business. .070 Development Standards. Off-street parking shall be shown on a parking plan,as required by Site Development Review,and provided in the following manner: A. Off-Street Parking Development Standards. 1. Access. All parking areas shall provide suitable maneuvering room so that all vehicles may enter an abutting street in a forward direction. The Director may approve exceptions for single-family homes and other residential projects. No parking spaces shall be located so that a vehicle will maneuver within 20 feet of a vehicular entrance measured from the face of the curb. 2. Bicycle Racks. Parking lots with 20 or more spaces in all zoning districts shall provide one bicycle rack for each 20 parking spaces. In multi-family residential complexes,one bicycle storage space shall be provided within each residence or in lockable containers if not within the individual residence. Bicycle racks shall be designed to provide a minimum of four bicycle spaces in each rack,and so that a bicycle can be secured to the rack. The location of the bicycle rack shall not encroach into the sidewalk which would reduce the unencumbered width of the sidewalk to less than four(4)feet. Bicycle racks shall be placed in a location where they shall City of Dublin Zoning Ordinance 7 September 18,1996 I ' PARKING have adequate lighting and can be surveilled by the occupants of the premises. 3. Circulation Aisle Width Without Parking. The minimum width of a two-way drive aisle with no parking on either side of the drive aisle is twenty(20)feet. The minimum width of a one-way drive aisle with no parking on either side of the drive aisle is twelve(12)feet. 4. Circulation Aisle for Emergency Access. The minimum width of a drive aisle needed for an emergency response vehicle shall be twenty(20)feet. 5. Compact Parking Space Location. Compact parking spaces shall generally be located in one or more continuous areas,and shall not be intermixed with spaces designed for full-sized cars. 6. Controlled Access Required. All parking spaces(including garage spaces)required for any land use other than a single-family or two(2) family dwelling shall be designed and located to provide for vehicle maneuvering on the site so that vehicles will enter any adjacent public right-of-way or private road in a forward direction. All circulation systems shall be approved by the Director of Public Works. 7. Dimensional Requirements. a. Parking space sizes. Full-size parking spaces shall be 9 feet in width and 20 feet in length. Compact parking spaces shall be 8 feet wide and 17 feet in length. The length of parking spaces may be reduced by 2 feet if the vehicles parked in them will overhang landscaping. b. Perpendicular. Parking stalls shall be non-perpendicular whenever possible. c. Garages and carports. A minimum unobstructed inside dimension of 20 feet by 20 feet shall be maintained for a private two-car garage or carport. The minimum unobstructed ceiling height shall be 7 feet,6 inches. The minimum garage door width for a private two-car garage shall be 18 feet. The Director of Community Development can administratively reduce these dimensions under unusual circumstances if the reduction is warranted by unavoidable constraints in design. d. Parking structures. Parking structures may be subject to dimensional adjustments based on utilization(i.e.,public or private garage with or without an attendant),but in no case shall the stall City of Dublin Zoning Ordinance 8 September 18,1996 r , + PARKING width be less than 8 feet,6 inches. Reductions in design standards shall be subject to approval by the Director of Public Works. e. Minimum parking dimensions. Minimum parking dimensions shall be as indicated in the following table as illustrated by Figure A B C D E F I A B C D F E 0° 8' 60° 8' 9'.0" 9.0 15.0 23.0 - 9'0" 21.0 18.0 55.5 10.4 9'6" 9.5 15.0 23.0 - 9'0" 21.2 18.0 55.6 11.0 10'0" 10.0 15.0 23.0 - 10'0" 21.5 18.0 56.0 11.5 20° 8' 70° 8' 15.0 15.0 26.3 36.5 9'0" 21.0 19.0 57.9 9.6 9'6" 15.0 15.0 27.8 37.1 9'6" 21.2 19.0 58.2 10.1 10'0" 15.9 15.0 29.2 37.4 10'0" 21.2 19.0 58.0 10.6 30° 8' 80° 8' 9'0" 17.3 15.0 18.0 41.8 9'0" 20.3 24.0 63.0 9.1 9'6" 17.8 15.0 19.0 42.4 9'6" 20.4 24.0 63.2 9.6 10'0" 18.2 15.0 20.0 42.7 10'0" 20.5 24.0 63.3 10.2 45° 8' 90° 8' 16.0 8' 19.8 15.0 12.7 48.3 9'0" 18.0 25.0 - 9.0 20.1 15.0 13.4 48.5 9'6" 18.0 25.0 - 9.5 10'0" 1 20.5 15.0 14.1 48.9 10'0" 18.0 25.0 - 10.0 A. PARKING ANGLE B. STALL WIDTH C. STALL DEPTH D. AISLE WIDTH E. CURB LENGTH PER CAR F. CENTER TO CENTER WIDTH OF DOUBLE ROW AND AISLE F NI- F 9 T 7kA C NOT TO SCALE City of Dublin Zoning Ordinance 9 September 18,1996 PARKING 8. Disabled Accessible Parking. The location and design of parking spaces required for the disabled by Title 24 of the California Code of Regulations shall be as follows. The number of disabled spaces required as shown on this chart. Total Number of Number of Automobile Number of Van Parking Spaces on Accessible Disabled Accessible Site Spaces Required Disabled Spaces Required 1-25 0 1 25-50 2 1 51-75 3 1 76-100 4 1 101-150 5 1 151-200 6 1 201-300 7 1 301-400 8 2 401-500 9 2 501-1,000 2%of total 3 1,001 and over 20 plus 1 for each 100, 1 van accessible or fraction thereof over space per 8 1,001 automobile accessible spaces or fraction thereof a. Location of spaces. Disabled parking spaces shall be located as near as practical to a primary building entrance,and shall be located so that a disabled person will not be required to pass behind other parked vehicles in order to gain access to the building. b. Minimum space length. 20 feet. c. Minimum space width. If only one disabled space is provided,it shall be 14 feet wide and outlined to provide a nine-foot parking area and an eight-foot loading and unloading area. Where more than one space is provided,two spaces can be located within a 23- foot wide area striped to provide a 9-foot parking area on each side of a five-foot loading and unloading area in the center. City of Dublin Zoning Ordinance 10 September 18,1996 PARKING d. Van disabled spaces. One van disabled space shall be provided for every 8 automobile disabled spaces or fraction thereof. A van disabled space shall have an eight foot wide loading and unloading area. e. Fewer than 5 spaces. When fewer than 5 disabled spaces are provided,at structures and uses subject to this Chapter,1 space shall be 14 feet wide and striped to provide a 9 foot wide parking area and an 8 foot wide loading and unloading area. However, there is no requirement that the space be reserved exclusively or identified for disabled use only. f. Fulfill off-street parking requirements. Disabled parking spaces required by this Chapter shall count toward fulfilling off-street parking requirements. g. Maximum space slope. The surface slope of disabled parking spaces shall not exceed one-half percent(0.5%)in any direction. h. Identification. Disabled parking spaces shall be striped and provided with identification signing as set forth in Section 2-7102, Title 24,California Code of Regulations. i. Parking Structures. Entrances to,and areas within,parking structures shall have a minimum vertical clearance of eight feet, two inches(8'2")where disabled parking spaces are required. j. Additional Requirements. The requirements for disabled site development established by the State of California"Regulations for the Accommodation of the Handicapped:including but not limited to curbs,ramps,and landing requirements,shall apply in addition to the provisions of this section. Information on such requirements is available from: Office of the State Architect Access Compliance Unit 1500th Street Sacramento,CA 95814 Project applicants should be advised that the federal Americans with Disabilities Act may impose requirements for disabled accessibility that are different from those of the City of Dublin or the State of California. City of Dublin Zoning Ordinance 11 September 18,19961 Y PARKING $ • $ /RAMP\ /RAMP Zy & / & 20' 6\. Zy _ 7 Z C ® 9> al 9' 14' I 23' I 9. Drainage. All required off-street parking areas shall be so designed that surface water will not drain over any sidewalk, or adjacent property. 10. Drive-Through Facilities. The following requirements apply to any use with drive-through facilities: a. Separation and Marking of Lanes. Drive-through aisles shall be a minimum of twenty (20) feet wide unless otherwise approved by the Director of Public Works and shall be separated from other circulation aisles necessary for ingress or egress, or aisles providing access to any parking space. Each such aisle shall be striped, marked, or otherwise distinctly delineated. b. Stacking Capacity for Food Services. The vehicle stacking capacity of the drive-through facility and the design and location of the ordering and pick-up facilities shall be approved in conjunction with the Site Development Review. The amount of stacking required is typically 180 feet from the pickup window and sixty (60) feet from the order board. This stacking distance may be increased or reduced by the Director of Public Works, based on the following information provided by the applicant: Ciry of Dublin Zoning Ordinance 12 September 18, 1996 1 , PARKING 1. Nature of the product or service being offered; 2. How orders are processed and time required to serve a typical customer; 3. Expected arrival rate of customers,peak demand hours and anticipated vehicle stacking required;and 4. The design of the site,the location of the parking in relation to the drive-through,and the site circulation. 5. Other studies or information required by the Director of Public Works. c. Stacking Capacity for Other Uses. Other similar operations, such as"drive-through"car washes or automatic teller machines, typically provide a minimum of 100 feet of stacking. The amount of stacking will be established by the same means as in Section 8.XX.060F2 above. 11. Driveways. a. Commercial/Industrial/Multi-Family Residential. Driveways providing ingress and egress to off-street parking spaces shall be a minimum width of 15 feet for a one-way driveway and 24 feet for a two-way driveway. b. Multi-Family Residential Driveways. Driveways for individual multi-family residences shall be either greater than 18 feet long or less than 5 feet long. c. Single Family Residential/Attached Garage. 1. Driveways for an attached 2-car garage shall have a minimum width of 16 feet and a minimum length of 20 feet measured from the back of the sidewalk or apron to the front of the garage. 2. Driveways for an attached 3-car garage shall have a minimum width of 24 feet and a minimum length of 20 feet measured from the back of the sidewalk or apron to the front of the garage. City of Dublin Zoning Ordinance 13 September 18,1996 PARKING d. Single Family Residential/Detached Garage. 1. Driveways for a detached 2-car garage shall be a minimum width of 10 feet with a minimum 16 feet wide by 24 feet deep back up area immediately adjacent to the garage door. 2. Driveways for a detached 3-car garage shall be a minimum width of 10 feet with a minimum 24 feet wide by 24 feet deep back up area immediately adjacent to the garage door. 12. Landscaping. A minimum of 15%of the net area of all surface parking areas accommodating 6 or more vehicles or having an area greater than 1,800 square feet shall be landscaped as follows: a. Adjoining a right-of-way. Where parking areas adjoin a public right-of-way,a landscaped planting strip equal to the required yard setback shall be established and continuously maintained between the public right-of-way and parking area and screen vehicles to a height of 48 inches. b. Maximum height. Any planting,sign,or any other structure at drive-aisle intersections shall not exceed 30 inches in height above the curb in order to preserve adequate sight distance. c. Pedestrian paths. Provisions shall be made to ensure that adequate pedestrian paths are provided throughout the landscaped areas. Pedestrian paths shall connect the public sidewalk to the building entrance in a safe manner. d. Tree spacing. At least one 24 inch box tree for every 4 spaces shall be included in the development of the overall landscape program. The minimum spacing between trees in parking areas shall be 30 feet;however,appropriate clustering of trees may be permitted. e. Permanence/Maintenance. All areas in a parking lot not used for driveways,maneuvering areas,parking spaces,or walks,shall be permanently landscaped with suitable materials and permanently maintained,pursuant to a program submitted by the applicant and approved by the Director of Community Development. f. Landscape borders. All landscaped areas shall be bordered by a concrete curb that is a least 6 inches high and 6 inches wide. Curbs adjacent parking spaces must be 12 inches wide. All landscaped areas shall be a minimum of 6 feet in width. Concrete mow strips Cry of Dublin zanmgordhrance 14 September 18,1996 jt.vr.5 . a PARKING at least 6 inches deep and 4 inches wide shall be required to separate turf areas from shrub areas. g. Irrigation system. A permanent and automatic irrigation system shall be installed and permanently maintained in all landscaped areas. The system shall employ state-of-the-art water conservation technology and recognize differing irrigation needs of various plant materials and shall conform to the City's Water Efficient Landscaping Ordinance. h. Landscaping plan. A landscaping plan shall be prepared for every parking facility as part of the parking plan which shall provide for a variety of plant materials,with an emphasis on drought tolerant species,appropriate for the local environment and shall include a legend showing common names,sizes,quantities, location,dimensions of planted area,and percentage of parking lot landscaping. i. Landscape Overhang. To increase the parking lot landscaped area,a minimum of 2 feet of the parking stall depth may be landscaped in lieu of asphalt while maintaining the required parking dimensions. This overhang is in addition to the required yard setbacks. j. Stepping stones. Stepping stones(or equivalent as approved by the Director of Community Development)shall be provided through landscaped areas which lie across natural pedestrian flow paths. k. Visual access. Trees shall be planted to provide visual access to wall signs in commercially zoned areas. This can be accomplished by planting to provide"view corridors",by using low-growing trees,or trees with more transparent canopies. 1. Tree removal/replacement. Where the majority of trees in a parking lot(or proposed parking lot)in a non-residential area are proposed to be removed for aesthetic reasons or for the purpose of increasing visibility for signage,that removal or replacement shall be pursuant to Site Development Review. m. Impacts to sidewalks/paving. Tree species shall be selected which minimize lifting of sidewalks or pavement. Trees shall be planted within"root barriers"and provided with proper irrigation to assure deep root systems and a minimum of lifting of sidewalks and pavement. City of Dublin Zoning Ordinance 15 September 18,1996 PARKING 13. Lighting. Parking areas shall have lighting capable of providing adequate illumination for security and safety. The minimum requirement is 1 foot candle,maintained across the surface of the parking area. Lighting standards shall be energy-efficient and in scale with the height and use of the structure. Any illumination,including security lighting,shall be directed away from adjoining properties and public rights-of-way. 14. Location of Required Parking Spaces a. Single family lot. All parking spaces shall be located on the same parcel as the residence they serve,unless provided as a Residential Parking Lot by the Zoning Administrator pursuant to a Conditional Use Permit.The most distant parking space in a Residential Parking Lot shall be not more than 150 feet from the residences they serve. Parking spaces required by this chapter shall be located within an enclosed garage. A maximum of two vehicles(which shall include,but not be limited to,a boat,car,truck,recreational vehicle,motorhome,utility trailer,or un-mounted camper top)may be parked in the street side yard setback,interior side yard setback, back yard(rear yard setback,and area behind the residence but not in the rear yard setback)combined,if screened by a 6 foot high fence or wall and if all side yards are unobstructed to the width of the interior side yard. Two parking spaces may be provided in a driveway that is at least 16 feet wide and 20 feet long. b. Multi-family lot. All parking spaces shall be located on the same parcel as the residence they serve,unless provided as a Residential Parking Lot by the Zoning Administrator pursuant to a Conditional Use Permit. The most distant parking space in a Residential Parking Lot shall be not more than 150 feet from the residences they serve. Parking spaces required by this chapter shall be located within an enclosed garage or covered. Guest parking,which may be uncovered,shall be provided as required by this Chapter. c. Non-residential lot. All parking spaces shall be located on the same parcel as the primary structure or use,unless provided under Section "Adjustment to the Number of Parking Spaces",or as a Commercial Parking Lot by the Planning Commission pursuant to a Conditional Use Permit in the C-O,C-N,and M-P zones or as allowed by right in the C-1,C-2,M-1,and M-2 zones pursuant to Site Development Review. The most distant parking space in a Commercial Parking Lot or an on-site parking lot shall be not more than 400 feet from the use they serve City of Dublin Zooiog ordlnonce 16 September 18,1996 PARKING 15. Maintenance. All required parking facilities shall be permanently maintained,free of litter and debris,potholes,obstructions,and stored materials. 16. Parking Space Adjacent to a Wall. Parking spaces which are located adjacent to a building wall,or other wall or fence shall have a minimum width of 14 feet. 17. Parking Space Design and Striping. All parking spaces shall be delineated and separated by a striped divider(double stripe)as shown on the typical stall illustration below. The striping shall be maintained in a clear and visible manner. However,existing parking areas with single striping,which require additional parking spaces or modified parking spaces due to building expansion,parking lot restriping or reconfiguration must be striped or restriped as required by the typical illustration. 18. Parking Structures. All parking structures shall be landscaped as follows: a. Perimeter landscaping. The parking structure shall have a continuous minimum 10 foot perimeter landscaping with vertical elements at least every 20 feet. b. Entries and exits. The entries and exits of the parking structure may include a minimum 6 foot wide landscaped median island and accent paving in the driveway. c. Deck landscaping. Landscaped materials,excluding vertical element openings,shall be provided in planters and/or pots for 5% of the total surface deck area. The planters and/or pots shall be distributed throughout the top deck area,and perimeter of intermediate decks. d. Maintenance/irrigation. All landscaping shall be permanently maintained and automatically irrigated. e. Lighting. Lighting for the above ground deck shall be energy- efficient,low-level and directed so as not to spill beyond 4 feet in height. 19. Perimeter Landscaping/Screening. All parking lots shall be provided a permanently irrigated and maintained perimeter landscaping strip and berm,a minimum of seven feet wide if cars overhang landscaping,which shall screen vehicles to a height of 48 inches;and 10 feet wide where the parking lot abuts a residentially-zoned lot. Perimeter landscaping shall be City of Dublin Zoning ordinance 17 September 18,1996 PARKING protected by a six-inch curb. A twelve-inch curb shall be provided adjacent all parking spaces. Perimeter landscaping shall not comprise more than 50%of the 15%landscaped area required by Section .070.11 for parking lots accommodating 100 or fewer vehicles,or more than 35%for parking lots accommodating 101 or more vehicles. 20. Perimeter wall. Commercial,industrial,and public parking areas abutting residentially designated property shall have a 6 foot high solid architecturally treated decorative masonry wall approved by the Director of Community Development. All wall treatments shall occur on both sides. 21. Security. All parking facilities shall be designed,constructed and maintained with security as a priority to protect the safety of the users. 22. Slope. a. Parking areas shall be designed and improved with grades not to exceed a 5%slope. b. Driveways shall have no grades exceeding 2%slope or as approved by the Director of Public Works. 23. Surfacing.All driveways and parking areas shall be surfaced with a minimum thickness of 4 inches of asphaltic concrete,concrete,or any Director of Public Works-approved bituminous surfacing over a minimum thickness of 4 inches of an aggregate base material. An appropriate structural section of slag or other material may be approved by the Director of Public Works for storage areas of industrial uses,provided that toxic or hazardous materials are not located in such storage areas. 24. Trash Storage. All trash receptacles located on-site shall be located within approved trash enclosures and shall integrate well with the circulation pattern of the site. The design of the trash enclosure(s)shall be to the satisfaction of the Director of Community Development. 25. Vehicle Overhang. Vehicular overhang is permitted,provided no vehicle shall overhang into a sidewalk which would reduce the unencumbered width of a sidewalk to less than four(4)feet. A vehicle is permitted to overhang into a landscaped area by two(2)feet,provided that the required landscaped area is extended by one(1)feet. 26. Vehicle Parking on posted private property is prohibited. It is unlawful for any person to drive or park a motor vehicle upon land or premises where the owner or the person occupying or having possession of City of Dublin Zoning Ordinance 18 September 18,1996—6 PARKING if he agent thereof shall have posted on such property or premises a notice as required by Municipal Code Chapter 6.04.200. It is also unlawful for any person without permission of the owner or person entitled to the possession thereof to park any motor vehicles in or upon any private property so as to interfere with the use thereof. 27. Wheel Stops/Curbing. Continuous concrete curbing at least 6 inches high and 6 inches wide shall be provided at least 3 feet from any wall, fence,property line,walkway,or structure where parking and/or drive aisles are located adjacent thereto. Curbing may be replaced by a walk or ramp at structure access points. The space between the curb and wall, fence,property line,walkway or structure shall be landscaped. The clear width of a walkway which is adjacent to overhanging parked cars shall be 4 feet. All parking lots shall have continuous curbing at least 6 inches high and 6 inches wide around all parking areas and aisle planters. Curbs adjacent to parking spaces shall be 12 inches wide. Wheel stops shall not be used in lieu of curbing,to protect landscaping,signage,structures and walls. Where curbs are present,wheel stops shall not be used. B. Off-Street Loading Design Standards. Off-street loading spaces shall be provided in the following manner: 1. Access. When the lot upon which the loading space is located abuts an alley,the loading space shall have access from the alley. 2. Dimensions. Required freight and equipment loading spaces shall be not less than 15 feet in width,35 feet in length,or as determined by the Director of Community Development,with 14 feet of vertical clearance. 3. Lighting. Loading areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy- efficient and in scale with the height and use of the structure. Any illumination,including security lighting,shall be directed away from adjoining properties and public rights-of-way. 4. Location. Loading spaces shall be located and designed as follows: a. Adjacent to,or as close as possible to,the main structure. b. Situated to ensure that all loading and unloading takes place on-site and in no case within adjacent public rights-of-way,or other traffic areas on-site. c. Situated to ensure that all vehicular maneuvers occur on-site. City of Dublin Zoning Ordinance 19 September 18,1996 PARKING 5. Passenger Loading. Passenger loading spaces shall be provided in addition to any required freight and equipment loading spaces whenever required. Passenger loading spaces shall be not less than 10 feet wide and 20 feet long,shall located in close proximity to the structure entrance,and shall not require pedestrians to cross a driveway,parking aisle,alley or street in order to reach the structure entrance. Required spaces shall not count as required parking spaces. 6. Screening. All loading areas abutting residentially designated property shall have a 6 foot high solid architecturally treated decorative masonry wall approved by the Director of Community Development. All wall treatments shall occur on both sides.All loading areas shall be provided a permanently irrigated and maintained perimeter landscaping strip and berm,equal to the required yard setback,which shall screen vehicles to a height of 48 inches. 7. Security. All loading facilities shall be designed,constructed,and maintained with security as a priority to protect the safety of the users. 8. Striping. Loading areas shall be striped indicating the loading spaces and identifying the spaces for loading only. The striping shall be permanently maintained in a clear and visible manner as shown in the typical illustration. 9. Surfacing. Loading areas shall be surfaced with a minimum thickness of 4 inches of asphalic concrete over a minimum thickness of 5 inches of an aggregate base material or an equivalent structural section to be approved by the Director of Public Works. 10. Wheel Stops/Curbing. Continuous concrete curbing at least 6 inches high and 6 inches wide shall be provided for all loading spaces,and shall be set at least 3 feet from any wall,fence,property line,walkway or structure. .080 Parking Requirements by Use Type. The number of off-street parking spaces required for the Use Types in this Chapter shall be as provided in this Section. Square footage requirements are in terms of Gross Floor Area. A. Agricultural Use Types. Agricultural Use Types shall provide off-street parking spaces as follows: City ofDublin Zoning Ordinance 20 September 18,1996 PARKING AGRICULTURE USE TYPES NUMBER OF PARKING SPACES REQUIRED Agricultural Processing 1 per 1,500 square feet Horse stable/Riding Academy 1 per 4 stalls Winery 1 per 400 square feet of tasting room, plus 1 per 1,500 square feet of production area B. Residential Use Types. Residential Use Types shall provide off-street parking spaces as follows: RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED Agricultural Housing 2 per dwelling Boarding House 2 per dwelling, plus .5 per sleeping room Caretaker Residence 2 per dwelling Community Care Facility/Small 2 per dwelling Dwelling Multi-Family Studio 1 covered or garaged per dwelling plus guest parking (see below) 1 Bedroom 1 covered or garaged per dwelling plus guest parking (see below) 2+Bedrooms 2 covered or garaged per dwelling plus guest parking (see below) Senior Citizen Apartments 1 covered or garaged per dwelling plus guest parking (see below) Guest Parking Projects with 10 or more dwellings shall provide one additional guest parking space for every 2 dwelling units which shall be marked as a guest parking space Single Family/Duplex/Mobile Home 2 in enclosed garages per dwelling Farm Mobile Home 2 per dwelling Large Family Day Care Home (7-12) 2 per dwelling, plus 1 space for every employee not residing in the home, plus one loading space for every 4 children in the facility Mobile Home 2 per dwelling Mobile Home Park 2 per dwelling, plus 1 guest space for every 2 dwellings Residential Use Secondary to 2 per dwelling Commercial Use Second Unit 1 parking space, see Section relating to Second Units Small Family Day Care (1-6) Not regulated City of Dublin Zoning Ordinance 21 September 18, 1996 PARKING C. Civic Use Types. Civic Use Types shall provide off-street parking spaces as follows: CIVIC USE TYPES NUMBER OF PARKING SPACES REQUIRED Community Facility Community Clubhouse 1 per 3 fixed seats, or 1 per 50 square feet for non- fixed seating in the assembly area, plus 1 per classroom Hospital 1 per doctor, plus 1 per 3 employees for the largest shift, plus 1 per 3 beds Industrial Transfer/Storage/Treatment Per CUP Facility Libraries and museums Per CUP Place of Worship 1 per 3 fixed seats, or 1 per 50 square feet for non- fixed seating in the assembly area, plus 1 per classroom Public Utilities Per CUP Schools Colleges and Universities Per CUP High School 1 per classroom, plus 1 per every 4 students, plus 60 lineal feet of street loading area for every 200 students Elementary, Middle, Junior High 2 per classroom, plus 60 lineal feet of street loading area for every 100 students Small Scale Transfer and Storage Per CUP Facility City of Dublin Zoning Ordinance 22 September 18, 1996 PARKING D. Commercial Use Types. Commercial Use Types shall provide off-street parking spaces as follows: COMMERCIAL''USE TYPES NUMBER OF PARKING SPACES REQUIRED Adult Business Establishments Bar, Cabaret, Drinking 1 per 50 square feet Establishment Motion Picture Arcade 1 per 50 square feet Theater 1 per 3 fixed seats or 1 per 50 sq. ft. of non-fixed stg. Other Per CUP Ambulance Service 1 per ambulance, plus 1 per crew member on duty, plus 1 per non-crew member on the largest shift Animal Sales and Services Grooming and Pet Stores 1 per 300 square feet Kennels 1 per 300 square feet Veterinary Clinic or Hospital 1 per 150 square feet Other Per CUP Auction yard Per CUP Automobile/Vehicle Brokerage 3 spaces Rentals 1 per 250 square feet of office,plus 1 per 1,000 square feet of vehicle storage area Repairs and Service 1 per 400 square feet, plus 1 per service bay, plus 1 per company vehicle Sales and Service 1 per 1,000 square feet of indoor/outdoor display area Storage Lot 1 per employee on the largest shift Car Wash/Detailing Full Service 10 spaces or 3 times internal washing capacity, whichever is greater; plus additional parking required for drying or vacuum areas, plus 100 lineal feet for stacking Self-Service 4 spaces; plus additional parking for drying/vacuum areas, plus 20 feet in front of each bay for stacking Commercial Parking Lot/Garage Per CUP Drive-Through Lube/Tune-Up 1 per employee on the largest shift, plus 2 space queuing lanes for each bay Impound Yard 1 per 250 square feet,plus 1 per company vehicle Service Station With Mini-Mart 1 per 300 square feet of commercial sales area with a 5 space minimum Without Mini-Mart 5 spaces With Repair 1 per 300 square feet of commercial sales area with a 5 space minimum,plus 2 spaces per service bay City of Dublin Zoning Ordinance 23 September 18, 1996 -3) f PARKING COMMERCIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED Banks and Financial Services 1 per 150 square feet Bed and Breakfast Inn 2 spaces, plus 1 per every sleeping room Cemeteries, Columbariums and 1 per 3 fixed seats or 1 per 50 square feet of assembly Mortuaries area Commercial School 1 per 50 square feet of instructional area, plus 1 per 250 square feet of office Commercial Vehicle Storage Yard 2 per loading bay,plus 1 per 250 square feet of office Community Care Facility/Large 1 per 3 employees on largest shift, plus 1 per 3 beds Contractor's Office 1 pr 250 square feet Copying and Blueprinting 1 per 300 square feet Dance Floor 1 per 20 square feet of dance floor, plus 1 space per 50 square feet for the remaining assembly area Day Care Center(13+) 1 per employee, plus 1 per company vehicle, plus a loading space for every 5 children at the facility Drive-in/Drive-through Business Per CUP Eating and Drinking Establishment Fast Food with drive-through 1 per 50 square feet Convenience 1 per 100 square feet Full Service 1 per 100 square feet Fortunetelling 1 per 250 square feet Health Services/Clinics 1 per 150 square feet Hotel/Motel 1 per room, plus 1 per 250 sq. ft. of office, 1 per 300 sq. ft. of retail, 1 per 100 sq. ft. of eating and drinking facility, and 1 per employee on the largest shift Housemover's Storage Yard 1 per 10,000 square feet of yard area Laboratory 1 per employee on largest shift, plus 1 per 250 square feet of office, plus 1 per company vehicle Massage Establishment 2 per massage station, plus 1 per 250 sq. feet of office Mini-Storage 4 spaces, plus 2 places for resident manager's quarters Offices (general) 0-7,500 square feet. 1 per 250 square feet 7,501 to 40,000 square feet. 1 per 300 square feet 40,001+ square feet. 1 per 350 square feet Outdoor Seating 1 per 100 square feet Personal Services 1 per 300 square feet Plant Nursery 1 per 300 square feet of enclosed retail, plus 1 per 1,000 square feet of outdoor display/storage area Professional/Administrative Office 1 per 250 square feet Recreational Facility/Indoor Arcade 1 per 200 square feet Card Rooms 1 per 200 square feet Billiard and Pool Hall 2 per table, plus 1 per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office Ciry of Dublin Zoning Ordinance 24 September 18, 1996 PARKING COMMERCIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED Bowling Alleys 5 per lane, plus 1 per 300 square feet of retail, plus 1 per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office Handball, tennis, racquetball 2 per court, plus 1 per 300 square feet of retail, plus 1 facilities per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office Health clubs and athletic clubs 1 per 150 square feet of weight room, pool, and spa area, plus 1 per 50 square feet of aerobics or martial arts area, plus 1 per tanning or massage station, plus 1 per 300 square feet of retail, plus 1 per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office. Locker and dressing rooms are not considered for parking purposes. Indoor sport arenas 50 per field or sports court,plus 1 per 3 fixed seats for (soccer/volleyball) spectator sports area, plus 1 per 300 square feet of retail,plus 1 per 100 square feet for eating and drinking facility,plus 1 per 250 square feet of office Martial Arts Studio 1 per 50 square feet, plus 1 per 250 sq. feet of office Skating/Ice Rinks 1 per 175 square feet, plus 1 per 300 square feet of retail, plus 1 per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office Theater/Auditorium 1 per 3 fixed seats or 1 per 50 square feet of non-fixed seating Other Per CUP Recreational Facility/Outdoor Amusement Parks Per CUP Driving Range 1.5 per tee, plus 1 per 300 square feet of retail, plus 1 per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office Golf Course 4 per hole, plus 1 per 300 square feet of retail, plus 1 per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office Handball, tennis, racquetball 2 per court, plus 1 per 300 square feet of retail, plus 1 facilities per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office Miniature Golf Course 2 per hole, plus 1 per 300 square feet of retail, plus 1 per 100 square feet for eating and drinking facility, plus 1 per 250 square feet of office Swimming Pools 1 per 100 square feet of pool area Other Per CUP Repair Shop 1 per 300 square feet City of Dublin Zoning Ordinance 25 September 18, 1996 Sd- PARKING COMMERCIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED Retail Sales Furniture/large appliances/flooring 1 per 400 square feet General Retail 1 per 300 square feet Neighborhood Retail 1 per 300 square feet Service Retail 1 per 300 square feet, plus 1 per 1,000 square feet of outdoor storage/display area Shopping Centers Per CUP Other Per CUP Seasonal Holiday Sales Lots 1 per 1,000 square feet of display area Temporary Construction Trailer 1 per 250 square feet E. Industrial Use Types. Industrial Use Types shall provide off-street parking spaces as follows: INDUSTRIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED Commercial Recycling Facility 1 per 250 square feet of office,plus 1 per 10,000 square feet of yard area Equipment and Materials Storage Yard 1 per 300 square feet of enclosed area,plus 1 per 10,000 square feet of yard area Heavy Industrial 1 per 400 square feet of general purpose area, plus 1 per 1,000 square feet of warehouse or distribution area, plus 1 per company vehicle; or per CUP/SDR Light Industrial 1 per 400 square feet of general purpose area, plus 1 per 1,000 square feet of warehouse or distribution area, plus 1 per company vehicle; or per CUP/SDR Printing and Publishing 1 per 1,000 square feet of production area, plus 1 per 250 square feet of office Research and Development Laboratory 1 per 300 square feet,plus 1 per 250 square feet of office, plus 1 per company vehicle Salvage and Wrecking Yards 1 per 250 square feet of office, plus 1 per 10,000 square feet of yard area Trucking Terminal 2 per loading bay, plus 1 per 250 square feet of office Warehousing and Distribution 1 per 1,000 square feet of warehouse space City of Dublin Zoning Ordinance 26 September 18, 1996 • • PARKING .090 Loading Requirements Off-street freight and equipment loading spaces shall be provided for all offices,hospitals,institutions,hotels,senior group housing,schools,day care centers,and other commercial and industrial land uses. The following minimum number of loading spaces shall be provided for each use: Commercial,industrial,office,institutional,hospital,hotel,schools: Gross floor area(gfa) Spaces required Less than 25,000 s.f.of gfa 1 25,001+s.f.gfa 1+additional as required by the Director of Community Development Requirements for uses not specifically listed shall be determined by the Director of Community Development based upon the requirements for comparable uses and upon the particular characteristics of the proposed use,pursuant to Section City of Dublin Zoning Ordinance 27 September 18,1996 • DEFINITIONS Definitions Adult Entertainment Businesses(use type). The term Adult Entertainment Businesses shall mean establishments such as a Cabaret,Model Studio,Sex-oriented Bookstore,Sex- Oriented Entertainment Business,Sex-oriented Hotel or Motel,Sex-oriented Motion Picture Arcade,Sex-oriented Motion Picture Theater,Sexual Encounter Center,or other establishment or service determined to be in substantial conformity with the above by the Director of Community Development. Agricultural Animal Keeping(use type). The term Agricultural Animal Keeping shall mean the keeping,feeding,and raising of a maximum total of 10 common farm animals such as horses,cattle,sheep,hogs,chickens,turkeys,or goats,or other animals determined to be in substantial conformity with the above by the Director of Community Development,for commercial purposes on a parcel of at least five acres in size. Agricultural Housing(use type). The term Agricultural Housing shall mean additional dwellings for persons employed in the agricultural use of the subject property and the families of those persons,and/or living quarters for farm laborers,or other types of dwellings determined to be in substantial conformity with the above by the Director of Community Development,when found by the Zoning Administrator to be necessary to the farming operation. Agricultural Housing shall not be in addition to a Caretaker Residence or a Farm Mobile Home. Agricultural Processing(use type). The term Agricultural Processing shall mean the processing of crops after harvest,to prepare them for on-site marketing or processing and packaging elsewhere,including but not limited to the following,provided that any of the activities performed in the field with mobile equipment not involving permanent buildings are included under"Crop Production": Alfalfa cubing;corn shelling;cotton ginning;custom milling of flour,feed and grain;custom grist mills;grain cleaning and custom grinding;hay bailing and cubing;pre-cooling and packaging of fresh or farm- dried fruits and vegetables,sorting,grading and packing of fruits and vegetables;tree nut hulling and shelling;wineries and alcohol fuel production,and other agricultural processing types determined to be in substantial conformity with the above by the Director of Community Development. Ambulance Service(use type). The term Ambulance Service shall mean establishments which provide for the basing and operation of ambulances serving the general public, storage and maintenance of ambulances,an office necessary to manage the use,and sleeping facilities for one ambulance crew. An Ambulance Service use shall not be used as a permanent residence. ATTACHMENT 3 City of Dublin Zoning Ordinance 1 September 18, 1996 J `J� • DEFINITIONS Animal Sales and Services(use type). The term Animal Sales and Services shall mean establishments which sell animals or provide services related to animals including animal sales,kennel,animal hospital,veterinarian,veterinarian clinic,hay and feed sales,and similar goods or services determined to be in substantial conformity with the above by the Director of Community Development. Arcade(use type). The term Arcade shall mean a place of business or establishment containing five or more coin-operated amusements and/or electronic games,or other amusements determined to be in substantial conformity with the above by the Director of Community Development. Four or fewer coin-operated amusements and/or or electronic games are not considered a land use separate from the primary land use of the site. Auction Yard(use type). The term Auction Yard shall mean a facility where merchandise,automobiles,trucks,recreational vehicles,boats and trailers,and other vehicles or goods determined to be in substantial confonnity with the above by the Director of Community Development are sold at auction. Anyone wishing to conduct the business of an auctioneer shall comply with the requirements of law and shall obtain a license as required by Chapter 4.12 of the Municipal Code. Automobile Brokerage(use type). The term Automobile Brokerage shall mean an office where a broker arranges for the sale of automobiles or trucks to the customers of the brokerage. The Auto Brokerage shall be duly licensed by the Department of Motor Vehicles. No automobiles or trucks shall be kept or displayed on the premises for sale. One parking place shall be maintained for the display of the automobile or truck sold when the customer picks up the automobile or truck. Automobile Rental(use type). The term Automobile Rental shall mean an establishment which rents automobile,vans,trucks,recreational vehicles,and which services those vehicles as an accessory use. This use type may include other types of vehicles which are in substantial conformity with the above as determined by the Director of Community Development. Automobile Repairs and Service(use type). The term Automobile Repairs and Service shall mean establishments which repair,tow,and service automobiles,trucks,boats,and recreational vehicles. The repair or service may include body work,painting,engine and transmission repair,tire recapping and sales,alignment services,coolant system repairs, machine shops,and other repairs or services determined to be in substantial conformity with the above by the Director of Community Development. Does not include Automobile/Vehicle Storage Lot,repair shop subordinate to and maintained by an automobile dealership under Automobile/Vehicle Sales and Service,or Salvage and Wrecking Yards. City of Dub/in Zoning Ordnance 2 September 18, 1996 3o J/G�2r • DEFINITIONS Automobile/Vehicle Sales and Service(use type). The term AutomobileNehicle Sales and Service shall mean establishments,such as full-service automobile dealers,which sell and service,as an accessory use,automobiles,trucks,recreational vehicles,boats and trailers,and other vehicles determined to be in substantial conformity with the above as determined by the Director of Community Development. Automobile/Vehicle Storage Lot(use type). The term Automobile/Vehicle Storage Lot shall mean an establishment providing for the storage,behind a solid wall or fence,of operable automobiles,trucks,recreational vehicles,boats and trailers,and other vehicles determined to be in substantial conformity with the above as determined by the Director of Community Development. Back Yard. The term Back Yard shall mean that area behind the rear plane of a residence including the Rear Yard setback,the area between the Rear Yard setback and the residence,the Side Yard,and the Street Side Yard of a corner lot,behind a fence or wall. Banks and Financial Services(use type). The term Banks and Financial Services shall mean financial institutions including:banks,credit unions,and trust companies;lending and thrift institutions;credit agencies;brokers and dealers in securities and commodity contracts;security and commodity exchanges;holding(but not predominantly operating) companies;and other investment companies;vehicle finance(equity)leasing agencies; and other similar uses determined to be in substantial conformity with the above by the Director of Community Development. Bed and Breakfast Inn(use type). The term Bed and Breakfast Inn shall mean a transient lodging establishment(other than a hotel or motel)primarily engaged in providing overnight or otherwise temporary lodging for the general public and may provide meals to the extent otherwise permitted by law. Boarding House(use type). The term Boarding House shall mean a single-family dwelling where bedrooms are rented to five or more people and at least one common meal is offered each day.The boarding of five or more renters is considered to be a Multi-Family Dwelling. Building Materials Sales(use type). The term Building Materials Sales shall mean primarily indoor retail enterprises which sell building materials,tools,lumber,plumbing supplies,hardware,drywall,lighting fixtures,flooring,paint,wallpaper,glass,fixtures, nursery stock,lawn and garden supplies,(which may also be sold in hardware stores classified under General Commercial use type). Includes all such stores selling to the general public,even if contractor sales account for a larger proportion of sales. This use type may include other goods or services as determined to be in substantial conformity with the above by the Director of Community Development. Establishments primarily selling electrical,plumbing,heating,and air conditioning equipment and supplies are classified under the Wholesaling and Distribution use type. City afDublin Zoning Ordinance 3 September 18, 1996 • • DEFINITIONS Cabaret(use type). The term Cabaret shall mean a bar,nightclub,theater or other establishment which features live performances by topless and/or bottomless dancers, "go-go"dancers,exotic dancers,strippers,or similar entertainers,where such performances are distinguished or characterized by an emphasis on"specified sexual activities"or"specified anatomical areas,"(as defined below),for observation by patrons therein,or any such use type or performer or act determined to be in substantial conformity with the above by the Director of Community Development. Car Wash/Detailing(use type). The term Car Wash/Detailing shall mean an enterprise which cleans and details automobiles,either mechanically or by hand,or which provides facilities for customers to clean the cars themselves,or other service determined to be in substantial conformity with the above by the Director of Community Development. Caretaker Residence(use type). The term Caretaker Residence shall mean permanent or temporary housing that is secondary or accessory to the primary use of the property. Such dwellings are used for housing a caretaker employed fill-time on the site of a non- residential use where a caretaker is needed for security purposes or to provide 24-hour care or monitoring of facilities,equipment,or other conditions on the site. A Caretaker Residence shall not be in addition to Agricultural Housing or a Farm Mobile Home. See Section ,Caretaker and Employee Housing,for specific use requirements applicable to caretaker housing. Cemeteries,Columbariums and Mortuaries(use type). The term Cemeteries, Columbariums and Mortuaries shall mean interment establishments engaged in subdividing property into cemetery lots and offering burial plots or air space for sale. Includes animal cemeteries;cemetery,mausoleum,crematorium and columbarium operations;and full-service funeral parlors,whether accessory to or separate from a cemetery or columbarium. Commercial Animal Keeping(use type). The term Commercial Animal Keeping shall mean the keeping,feeding and raising for commercial purposes of 100 or more common farm animals such as horses,cattle,sheep,hogs,or goats,or other animals determined to be in substantial conformity with the above by the Director of Community Development, on a parcel of at least 50 acres in size. This category does not include the keeping of chickens,turkeys,ostriches,emus,or exotic birds in aviaries. Commercial Bird Keeping(use type). The term Commercial bird keeping shall mean the keeping feeding and raising for commercial purposes of 100 or more chickens, turkeys,ostriches,emus,or exotic birds,or other birds determined to be in substantial conformity with the above by the Director of Community Development,on a parcel of at least 25 acres in size. City of Dublin Zoning Ordinance 4 September 18, 1996 3/.r- 27 DEFINITIONS Commercial Parking Lot/Garage(use type). The term Commercial Parking Lot/Garage shall mean a facility or enterprise in a commercial zone,whether on a lot or in a structure,which provides parking services for motor vehicles for a fee. Commercial School(use type). The term Commercial School shall mean a private business,beauty,cooking,or trade school of a non-recreational nature,or other school which is determined to be in substantial conformity with the above by the Director of Community Development,located in a commercial zone which charges a fee for attendance. Facilities which teach sports or recreation such as martial arts or gymnastics are addressed under"Recreational Facility/Indoor". Public schools are addressed under "Community Facility". Commercial Vehicle Storage Yard(use type). The term Commercial Vehicle Storage Yard shall mean an establishment which stores operable trucks or commercial vehicles exceeding 8 feet in height and/or 20 feet in combined total length or towed equipment,or other vehicles which are in substantial conformity with the above as determined by the Director of Community Development. Commercial Recycling Facility(use type). The term Commercial Recycling Facility shall mean an indoor or outdoor commercial recycling facility for the purpose of recycling materials. Community Care Facility/Large(use type). The term Community Care Facility shall mean a 24-hour residential facility providing care for seven or more persons including the elderly,persons in an alcoholism or drug abuse recovery or treatment facility,persons in a facility for mentally disordered,handicapped persons or dependent and neglected children,persons in an intermediate care facility/developmentally disabled-habilitative, intermediate care facility/developmentally disabled-nursing,and congregate living health facilities. A Community Care Facility may be located in any type of residence. Community Care Facility/Small(use type). The term Community Care Facility shall mean a 24-hour residential facility providing care for six or fewer persons including the elderly,persons in an alcoholism or drug abuse recovery or treatment facility,persons in a facility for mentally disordered,handicapped persons or dependent and neglected children,persons in an intermediate care facility/developmentally disabled-habilitative, intermediate care facility/developmentally disabled-nursing,and congregate living health facilities. A Community Care Facility may be located in any type of residence. A Community Care Facility for six or fewer persons shall be considered a residential use of property. Community Clubhouse. The term Community Clubhouse shall mean a facility or rooms used by members of an organized club,lodge,union,homeowners association,or society. City of Dub/in Zoning Ordinance 5 September 18, 1996 I DEFINITIONS Community Facility(use type). The term Community Facility shall mean any of the following uses or buildings: Place of Worship,rectory or convent;school attendance at which satisfies the requirements of the Compulsory Education Law of the State;library; college;university;public utility building or uses;pipelines and transmission lines,park- and-ride lots,publicly-owned storage garage,repair shop,or corporation yard;water extraction and/or storage facility;radio and television transmission facilities; communications and cellular telephone cell sites;or other similar use determined to be in substantial conformity with the above by the Director of Community Development. Contractor's Office(use type). The term Contractor's Office shall mean businesses that are characterized by the installation of materials or equipment on the property of the purchaser. Equipment and materials are stored indoors in this use type. Copying and Blueprinting(use type). The term copying and blueprinting shall mean establishments engaged in printing by letterpress,lithography,gravure,screen,offset or other common process including electrostatic(xerographic)copying and other"quick printing"services;and establishments serving the printing trade such as bookbinding and laminating,typesetting,or other service determined to be in substantial conformity with the above by the Director of Community Development. Crop Production(use type). The term Crop Production shall mean agricultural production,vine or tree farm,truck garden,plant nursery,commercial greenhouse,apiary, horticulture,vineyard,hopyard,and associated crop preparation and harvesting activities on a minimum acreage of 5 acres,or any other type of agriculture determined to be in substantial conformity with the above by the Director of Community Development. Dance Floor(use type). The term Dance Floor shall mean a dance floor on which is held,conducted,or allowed a public dance on premises open to the public which is at least 120 square feet in size and which provides for a minimum of four and one-half feet distance between the dance floor and any counter or bar,or stools in connection therewith. A dance permit is required by Chapter 5.52 of the Municipal Code. Day Care Center(use type). The term Day Care Center shall mean any child day care facility other than a Large Family Day Care Home or a Small Family Day Care Home (Day care centers accommodate 13 or more children). Drive-In/Drive-Through Business(use type). The term Drive-In/Drive-Through Business shall mean an establishment or business activity where sales or service activity predominantly rendered to patrons who normally receive the product or utilize the service,at least in part,while in automobiles upon the premises. This definition includes drive-through oil changing facilities,drive-through car washes,drive-through restaurants, drive-through coffee bars,drive-through rental or sale of movies or software,and drive- through bank tellers and other uses determined to be in substantial conformity with the above by the Director of Community Development. City of Dublin Zoning Ordinance 6 September 18, 1996 • ' DEFINITIONS Duplex land use(use type). See Multi-Family Dwellings. Eating and Drinking Establishment(use type). The term Eating and Drinking Establishment shall mean restaurants,bars,and taverns and other establishments selling prepared foods and drinks for on-premise consumption,as well as drive-through restaurants,lunch counters and refreshment stands selling prepared food and drinks for either immediate or off-premise consumption,or other purveyors determined to be in substantial conformity with the above by the Director of Community Development. Equipment and Materials Storage Yard(use type). The term Equipment and Materials Storage Yard shall mean a yard enclosed by a solid view-obscuring fence or wall used for the storage of materials and equipment used for construction or to be installed on the property of the purchaser. This use type includes equipment rental yards and other uses determined to be in substantial conformity with the above as determined by the Director of Community Development. Farm Mobile Home(use type). The term Farm Mobile Home shall mean a mobile home as defined in this Chapter which is used for the housing of a full-time employee (and family)of the farm on which it is located where that farm has a minimum size of 50 acres and where it can be demonstrated that security cannot be obtained by existing single family dwelling occupancy. See Section ,Caretaker and Employee Housing,for specific use requirements applicable to farm mobile homes. Firearm sales(use type). The term Firearm sales shall mean the sale,transfer,lease, offer or advertising for sale,transfer or lease of a firearm(including a gun,pistol,rifle, revolver,air rifle,air gun,b-b gun and any other instrument which projects a bullet by means of air or explosive substance likely to cause bodily harm)or firearm ammunition or firearm ammunition component,including any cartridge or encasement,bullet or projectile,primer or propellant or explosive material used in the manufacture of ammunition. Fortunetelling(use type). The term Fortunetelling shall mean telling of fortunes, forecasting of futures or furnishing of any information not otherwise obtainable by the ordinary process of knowledge,by means of any occult,psychic power,faculty,force, clairvoyance,clairaudience,cartomancy,psychology,psychometry,phrenology,spirits, tea leaves,or other such reading,mediumship,seership,prophesy,augury,astrology, palmistry,necromancy,mindreading,telepathy,or other craft,art,science,cards, talisman,charm,potion,magnetism,magnetized article or substance,gypsy cunning or foresight,crystal gazing,oriental mysteries or magic,of any kind or nature or by any other means determined to be in substantial conformity with the above by the Director of Community Development,for pay. A permit for fortunetelling is required by Chapter 4.08 of the Municipal Code. City of Dub/in zoning Ordinance 7 September 18, 1996 DEFINITIONS Front Yard. The term Front Yard shall mean that area in front of the front plane of a residence including the Front Yard setback,the area between the Front Yard setback and the residence,the Side Yard,and the Street Side Yard of a corner lot. Garage Sale(use type). The term Garage Sale shall mean the temporary sale of used household or personal articles held on the seller's own residential premises,also referred to as a yard sale or rummage sale,or other type of sale of personal articles determined to be in substantial conformity with the above by the Director of Community Development.. General Retail(use type). The term General Retail shall mean retail trade establishments selling many lines of new and used merchandise. Such types of stores and lines of merchandise include but are not limited to: Artist's supplies,auto parts(not repair or machine shops or any non-retail services)bicycles,books,cameras and photographic supplies,clothing and accessories,department stores,drug and discount stores,dry goods,fabrics and sewing supplies,florists and houseplant stores(indoors and if enclosed by a fence only),general stores,gifts,novelties and souvenirs,handicraft items,hardware,hobby materials,jewelry,luggage and leather goods,musical instruments,parts and accessories,newsstands,orthopedic supplies,pet store,religious goods,small wares,specialty shops,sporting goods and equipment,stationery,toys and games,thrift stores,and variety stores,and other goods determined to be in substantial conformity with the above by the Director of Community Development. Retail sales shall not include sales of new or used automobiles,trucks,recreational vehicles,boats or trailers,nor shall it include auto brokerages. Greenhouse. The term Greenhouse shall mean an agricultural or residential accessory structure with transparent or translucent roof and/or wall panels intended for the raising of plants. See Section Residential Accessory Structures for standards for greenhouses. Guesthouse. The term Guesthouse shall mean a building with sleeping space,detached from a principal residence on the same site,which may include a bathroom and other living space,but not kitchen facilities,and shall not be rented or otherwise used for residential occupancy independent from the principal residence. Health Services/Clinics(use type). The term Health Services/Clinics shall mean service establishments primarily engaged in providing outpatient medical,mental health,surgical and other personal health services including:medical,dental,psychiatric,medical and health care such as Acupressurists,Acupuncturists,Chiropractors,Chiropodists,Dentists, Doctors of Oriental Medicine,Herbalists,Medical Doctors,Physical Therapists, Podiatrists,Psychiatrists,Optometrists,or other health professionals determined to be in substantial conformity with the above by the Director of Community Development. Clinics may include accessory retail pharmacies. City of Dublin Zoning Ordinance 8 September 18, 1996 DEFINITIONS Heavy Industrial(use type). The term Heavy Industrial shall mean a broad range of industrial uses including manufacturing,wholesale distribution,and warehousing,and accessory restaurant and retail sales to serve the industrial area only. These uses must conform to the Industrial Performance Standards of this Chapter. See Section for specific requirements applicable to Heavy Industrial uses. Home Occupation(use type). The term Home Occupation shall mean the gainful employment of the occupant of a dwelling in a limited commercial activity,with such employment activity being subordinate to the residential use of the property. See Section for specific requirements applicable to home occupations. Horse Stable/Riding Academy(use type). The term Horse Stable/Riding Academy shall mean a facility for the boarding,keeping,feeding,and breeding,training and exhibiting of a maximum of 5 horses per acre,and for teaching horseriding,and where no horses are kept for hire by the hour,on a parcel of at least 10 acres in size. Horsekeeping(use type). The term Horsekeeping shall mean the keeping of a maximum two horses on a parcel of a minimum of one acre in size. Hospital/Medical Center(use type). The term Hospital/Medical Center shall mean hospitals and similar establishments primarily engaged in providing diagnostic services, extensive medical treatment including surgical and other hospital services;such establishments have an organized medical staff,in-patient beds,and equipment and facilities to provide complete health care. May include accessory retail pharmacies,and emergency heliports. Also includes residential establishments providing nursing and health related care as a principal use with in-patient beds,such as:skilled nursing facilities(facilities providing care for physically or mentally disabled persons,where care is less than that provided by an acute care facility);extended care facilities;convalescent and rest homes;board and care homes Housemover's Storage Lot(use type). The term Housemover's Storage Lot shall mean an establishment providing for the storage,behind a solid view-obscuring fence or wall, of homes that have been moved from their original location,and other structures determined to be in substantial conformity with the above as determined by the Director of Community Development. Impound Yard(use type). The term Impound Yard shall mean an establishment which stores operable vehicles which have been towed to the yard. An impound yard shall be located behind a solid view-obscuring fence or wall. This use type does not include storage of inoperable or wrecked vehicles or include a salvage yard or wrecking yard. City of Dub/in Zoning Ordinance 9 September 18, 1996 DEFINITIONS Industrial Transfer/Storage/Treatment Facility(use type). The term Industrial Transfer/Storage/Treatment facility shall mean any hazardous waste management facility which is not a small-scale transfer facility or a residuals repository. This facility category includes but is not limited to: a. Manifested waste transfer station;b. Recycling facility;c. Aqueous treatment facility;d. Stabilization and solidification facility;and e. Bioremediation. Laboratory(use type). The term Laboratory shall mean small research and development establishments excluding those engaged in manufacture of products for commercial sale or distribution,and excluding any which produce or is found likely to produce any smoke,dust,odors,glare or vibrations observable outside the building or portion thereof;medical laboratories;dental laboratories;and uses determined to be in substantial conformity with the above by the Director of Community Development. Large Family Day Care Home(use type). The term Large Family Day Care Home shall mean a home which provides family day care to 7 to 12 children,inclusive, including children under the age of 10 years who reside in the home. Light Industrial(use type). The term Light Industrial includes manufacturing, processing,assembly,high technology,research and development and storage uses conducted indoors,accessory restaurant and retail sales to serve the industrial area only, and other uses determined to be in substantial conformity with the above by the Director of Community Development. These uses must conform to the Industrial Performance Standards of this Chapter. See Section for specific requirements applicable to Light Industrial uses. Massage. The term Massage shall mean any method of pressure on or friction against,or stroking,kneading,rubbing,tapping,pounding,vibrating,or stimulating of the external parts of the body with the hands or with the aid of any mechanical or electrical apparatus or appliance,with or without such supplementary aids as rubbing alcohol,liniment, antiseptic,oil,powder,cream,lotion,ointment or other similar preparation commonly used in this practice. (Municipal Code.Chapter 4.20.10) Massage Establishment(use type). The term Massage Establishment shall mean any establishment having a fixed place of business where any person engages in or carries on or permits to be engaged in or carried on any of the activities described in the definition of"Massage"described in this section. Any establishment engaged in or carrying on,or permitting any combination of massage and bathhouse shall be deemed a massage establishment.(Ordinance.3-92) See Chapter 4.20.020 for exemptions to Conditional Use Permit requirement. City of Dublin Zoning Ordinance 10 September 18, 1996 DEFINITIONS Mini-Storage (use type). The term Mini-Storage shall mean storage or warehousing service within a building(s) primarily for individuals to store personal effects and by businesses to store material for operation of an industrial or commercial enterprise located elsewhere. Incidental uses in a mini-storage may include the repair and maintenance of stored materials by the tenant but in no case may storage spaces in a Mini-storage facility function as an independent retail, wholesale, business or service use. See Section Mini-Storage Facility Standards. Mobile Home (use type). The term Mobile Home shall mean a vehicle designed and equipped for human habitation, and for being drawn behind a vehicle. Such mobile home must either be constructed after September 15, 1971, and issued an insignia of approval by the California Department of Housing and Community Development and permanently located on a permanent foundation system, or be constructed after July 15, 1976, and issued an insignia of approval by the U.S. Department of Housing and Urban Development and permanently located on a foundation system, or manufactured housing, or other type of housing determined to be in substantial conformity with the above by the Director of Community Development. See Section for specific requirements applicable to mobile homes. Model Studio (use type). The term Model Studio shall mean an establishment where, for any form of consideration or gratuity, figure models who display "specified anatomical areas" (as defined below) are provided to be observed, sketched, drawn, painted, sculptured, photographed, or similarly depicted by patrons paying such consideration or gratuity, or any establishment, determined to be in substantial conformity with the above by the Director of Community Development. Multi-Family Dwelling (use type). The term Multi-Family Dwelling shall mean a building or a portion of a building used and/or designed as residences for two or more families living independently of each other. Includes: halfplex structures (a halfplex is a single dwelling unit that is half of a two-unit building where a property line separates the two units); duplexes, triplexes, and fourplexes (detached buildings under one ownership with two, three, or four dwelling units (respectively) in the same building); and apartments (five or more units under one ownership in a single building); and Boarding House. This use type may include other dwelling types determined to be in substantial conformity with the above by the Director of Community Development. Neighborhood Retail Sales (use type). The term Neighborhood Retail Sales shall include but not be limited to a Store for sale at retail of books, clothing, drugs, flowers, food, furniture, hardware, nurseries, musical goods, pets and supplies, photographic supplies, packaged liquor, variety goods or household supplies, retail sales of auto parts, but not to include parts machining or any non-retail services, or any other type of retail determined to be in substantial conformity with the above by the Director of Community Development. The intent of this term is to provide retail sales which are compatible with nearby residential areas. City of Dublin Zoning Ordinance 11 September 18, 1996 DEFINITIONS Newspaper Recycling Facility (use type). The term Newspaper Recycling Facility shall mean a single newspaper recycling bin sponsored by a Dublin-based bona-fide place of worship, school, neighborhood group or Dublin-based non-profit, non-restrictive civic or service organization as an accessory use to a lawfully existing principal use. Outdoor Mobile Vendor (use type). The term Outdoor Mobile Vendor shall mean a person who sells or offers to sell any type of merchandise, including food and beverages, on an ongoing basis, at a fixed location on private property other than within a building or structure constructed on a permanent foundation. Outdoor Seating (use type). The term Outdoor Seating shall mean seating for the purposes of dining for patrons of an Eating and Drinking Establishment. Peddler(use type). The term Peddler shall mean and include any person, whether a resident of the City of Dublin or not, traveling by foot, automotive vehicle, or any other type of conveyance, from place to place, from house to house, carrying, conveying or transporting goods, wares, merchandise, publications, or other personal property or services offering and exposing the same for sale, or making sales; and further provided, that one who solicits orders and as a separate transaction makes deliveries to purchasers as part of a scheme or design to evade the provisions of Chapter 4.16 of the Municipal Code relating to Peddlers, shall be deemed a"peddler" subject to the provisions of Chapter 4.16. The word "peddler" shall include the words "hawker", "huckster", "canvasser", and "solicitor". Personal Services (use type). The term Personal Services shall mean a barber shop, nail salon, beauty parlor, tanning salon, self-service laundry, full-service laundry (not a dry cleaning plant) or other service determined to be in substantial conformity with the above by the Director of Community Development. Plant Nursery (use type). The term Plant Nursery shall mean a commercial agricultural establishment engaged in the production of ornamental plants and other nursery products, grown under cover or outdoors. Also includes establishments engaged in the sale of such products (e.g., wholesale and retail nurseries) and commercial scale greenhouses (home greenhouses are included under"Residential Accessory Uses"). The sale of house plants or other nursery products entirely within a building is also included under"General Retail Sales". Printing and Publishing (use type). The term Printing and Publishing shall mean establishments such as large commercial printers, businesses that publish newspapers, books and periodicals, whether or not they do their own printing; and establishments manufacturing business forms and binding devises. This use type may include any other service determined to be in substantial conformity with the above by the Director of Community Development City of Dublin Zoning Ordinance 1 2 September 18, 1996 • DEFINITIONS Professional/Administrative Office (use type). The term Professional/Administrative Office shall mean an office or office building for the conduct of business,administrator of professional services,where these activities do not include the manufacture,storage, display except for samples,or sale at retail of any merchandise on the premise,including but not limited to the following types of occupancy: Accountant,advertising agency, architect,attorney,broker(stock and bond),business consultant,business management, chiropodist,chiropractor,collecting agency,dentist,employment agency,engineer, financial services,industrial management,insurance,landscape architect,loan agency, mortgage company,optometrist,osteopath,philanthropic or charitable organization, physician,public utilities,real estate,sales representative,secretarial,telephone answering,travel agent,telecommuting center or other uses determined to be in substantial conformity with the above by the Director of Community Development. Recreational Facility/Indoor(use type). The term Recreational Facility/Indoor shall mean establishments providing amusement,entertainment,or physical fitness services typically occurring indoors for a fee or admission charge,such as,but not limited to: arcades containing coin-operated amusements and/or electronic games(five or more such games or coin-operated amusements in any establishment constitutes an arcade pursuant to this definition,four or less are not considered a land use separate from the primary land use of the site);card rooms,billiard and pool halls,bowling alleys;lazer tag businesses; ice skating and roller skating;dance studios/schools;fitness centers,gymnasiums,health and athletic clubs including indoor sauna,spa or hot tub facilities;martial arts studios; tennis,handball,racquetball,indoor archery and shooting ranges,swimming pools, theaters(other than adult business establishments),auditoriums,and other indoor sports activities determined to be in substantial conformity with the above by the Director of Community Development. Recreational Facility/Indoor does not include a dance floor. Recreational Facility/Outdoor(use type). The term Recreational Facility/Outdoor shall mean establishments providing amusement,entertainment,or physical fitness services typically occurring outdoors for a fee or admission charge,such as,but not limited to: golf courses,driving ranges,hunting and shooting clubs,country clubs,mini-grand prix courses,miniature golf parks,amusement parks,recreational vehicle parks,baseball or football stadiums,swimming pools,and other outdoor sports activities determined to be in substantial conformity with the above by the Director of Community Development. Repair Shop(use type). The term repair shop shall mean an establishment which specializes in the repair of cameras,electric appliances,shoes,watches,vacuums, shavers,clocks,jewelry,televisions,stereophonic equipment,video equipment,electronic equipment,computer equipment,radios,re-upholstery and furniture and other types of repair determined to be in substantial conformity with the above by the Director of Community Development. Does not include repair or services incidental and accessory to retail sales. Does not include businesses serving the repair needs of heavy equipment. City of Dub/in Zoning Ordinance 13 September 18, 1996 DEFINITIONS Research and Development Laboratory(use type). The term Research and Development Laboratory shall mean establishments which are involved in industrial, scientific,medical or other types of research and the development of products for eventual sale. This use includes offices incidental to the work being done and indoor storage of materials and equipment.These uses must conform to the Industrial Performance Standards of this Chapter. Residential Animal Keeping(use type). The term Residential Animal Keeping shall mean the keeping,feeding and raising of more than two dogs or two cats,or the keeping of livestock as accessory to any dwelling unit located in any Residential zoning district. Animal keeping must be pursuant to a valid Animal Fanciers Permit as required by Chapter 5.36 of the Municipal Code. Residential Parking Lot(use type). The term Residential Parking Lot shall mean a parking lot in a residential area permitted only to fulfill the residential parking requirements of this Chapter for a use on an abutting lot or lots. Residential Use Secondary to Commercial Use(use type). The term Residential Use Secondary to Commercial Use shall mean a residence located above the ground floor commercial uses. Salvage and Wrecking Yards(use type). The term Salvage and Wrecking Yards shall mean the use of more than 200 square feet outside of a building on any lot for the handling or storage of scrap metal;paper;rags or discarded,salvaged or waste materials of any kind. The term includes automobile wrecking yards;used lumber yards;junk yards and storage of salvaged house wrecking and structural steel materials and equipment. This term does not include yards for the sale of operable used cars or machinery,Auction Yards,or the incidental processing of used or salvaged materials where permitted,as part of a lawful manufacturing or industrial use on the same premises. Seasonal/Holiday Sales Lots(use type). The term Seasonal/Holiday Sales Lots shall mean establishments including: Christmas tree sales lot,pumpkin patch sales lot,or other seasonal/holiday sales lot determined to be in substantial conformity with the above by the Director of Community Development. Service Retail(use type). The term Service Retail shall mean retail trade establishments and services that may require larger sites,have outdoor storage,create objectionable noises or smells,or be visually unappealing. Such types of establishments sell lines of merchandise which include but are not limited to: Building materials sales,caterers,air- conditioning shops,plumbers shops,lumberyards;"Big-Box"discount warehouses such as Costco,Price Club,Office Depot,and Home Depot;large commercial nurseries,dry cleaning plants,and other goods and services determined to be in substantial conformity with the above by the Director of Community Development. City of Dublin Zoning Ordinance 14 September 18, 1996 DEFINITIONS Service Station(use type). The term Service Station shall mean retail establishments selling gasoline,which may also provide lubrication,oil change and tune-up services and the sale of automotive products,incidental to gasoline sales. May also include accessory towing,mechanical repair services and trailer rental,and the accessory sales of food, gifts,etc.,but does not include the storage of wrecked or abandoned vehicles,paint spraying, or body and fender work. This use type may include additional services and goods determined to be in substantial conformity with the above as determined by the Director of Community Development.This use type does not include mini-marts, convenience stores,or grocery stores. For automobile repair services,see Automobile Repairs and Service use type. See section for specific use requirements applicable to service stations. Sex-oriented Bookstore(use type). The term Sex-oriented Bookstore shall mean an establishment having as a substantial or significant portion of its stock in trade books, magazines,periodicals,software,or other material that is distinguished or characterized by its emphasis on matter depicting,describing,or relating to"specified sexual activities" or"specified anatomical areas,"(as defined below),or an establishment with a segment or section thereof devoted to the sale or display of such material,or any establishment, matter,or material determined to be in substantial conformity with the above by the Director of Community Development. Sex-oriented Entertainment Business(use type). The term Sex-oriented Entertainment Business shall mean any sex oriented bookstore,sex oriented hotel or motel,sex oriented motion picture arcade,sex oriented motion picture theater,cabaret,massage parlor,model studio,sexual encounter center or other business or establishment that offers its patrons services or entertainment characterized by an emphasis on matter depicting,describing or relating to"specified sexual activities"or"specified anatomical areas,"but not those uses or activities,the regulation of which is preempted by state law,or any establishment, determined to be in substantial conformity with the above by the Director of Community Development. Sex-oriented Hotel or Motel(use type). The term Sex-oriented Hotel or Motel shall mean a hotel,motel or other overnight lodging establishment,which provides,through closed circuit television or other media,material which is distinguished or characterized by an emphasis on matter depicting,describing,or relating to"specified sexual activities" or"specified anatomical areas,"(as defined below),for observation by patrons therein,or any establishment,determined to be in substantial conformity with the above by the Director of Community Development. Sex-oriented Material(use type). The term Sex-oriented Material relative to adult businesses shall mean and include,but not be limited to,accessories,books,magazines, pamphlets,photographs,prints,drawings,paintings,motion pictures,software,and video tapes,or any combination thereof,or any other material determined to be in substantial conformity with the above by the Director of Community Development. City of Dublin Zoning Ordinance 15 September 18, 1996 DEFINITIONS Sex-oriented Motion Picture Arcade(use type). The term Sex-oriented Motion Picture Arcade shall mean any place to which the public is permitted or invited wherein coin or slug-operated or electronically,electrically,or mechanically controlled still or motion picture machines,projectors,computers,or other image-producing devices are maintained to show images to five or fewer persons per machine at any one time,and where the images so displayed are distinguished or characterized by an emphasis on depicted or describing"specified sexual activities"or"specified anatomical areas,"(as defined below),for observation by patrons therein,or any establishment,determined to be in substantial conformity with the above by the Director of Community Development. Sex oriented Motion Picture Theater(use type). The term Sex-oriented Motion Picture Theater shall mean an enclosed or unenclosed building or structure or portion thereof used for presenting material in the form of motion picture film,video tape,slides or other similar means,which is distinguished or characterized by an emphasis on matter depicting,describing,or relating to"specified sexual activities"or"specified anatomical areas,"(as defined below),for observation by patrons therein,or any establishment, determined to be in substantial conformity with the above by the Director of Community Development. Sexual Encounter Center(use type). The term Sexual Encounter Center shall mean any business,agency or person who,for any form of consideration or gratuity,provides a place where three or more persons,not all members of the same family,may congregate, assemble or associate for the purpose of engaging in"specified sexual activities"or exposing"specified anatomical areas",or any establishment,determined to be in substantial conformity with the above by the Director of Community Development. Shopping Center(use type). The term Shopping Center shall mean a commercial development on a single parcel or contiguous parcels under the same ownership, containing five or more retail stores,service uses,or other tenants,where each have individual entrances from a commonly-owned public area such as a parking lot,mall corridor or atrium. Also includes such commercial developments where individual tenant spaces are subdivided as a commercial condominium,with parking and pedestrian circulation areas owned in common. Single-Family Dwelling(use type). The term Single-Family Dwelling shall mean a building designed for and/or occupied exclusively by one family. Also includes factory- built housing(modular housing),manufactured housing(mobile homes),and the rental of bedrooms within a single-family dwelling to no more than four borders. More than four boarders constitutes a boarding house,which is included within the definition of"Multi- Family Dwelling". City of Dublin Zoning Ordinance 16 September 18, 1996 DEFINITIONS Small-Scale Transfer and Storage Facility (use type). The term Small-Scale Transfer and Storage Facility shall mean facilities with wastestreams small enough to be exempt from manifest requirements as described in California Health and Safety Code, Division 20, Chapter 6.5, Article 6. Wastes from any given generator must not exceed a total volume of five gallons or a total weight of 50 pounds. A household hazardous waste collection facility is considered to be a small-scale transfer and storage facility. Small Family Day Care Home (use type). The term Small Family Day Care Home shall mean a home which provides family day care to six or fewer children, including children under the age of 10 who reside in the home. A Small Family Day Care Home shall be considered a residential use of property. No permit or business license are required. Special Events (use type). The term Special Events shall mean Arts and Crafts Fairs, Carnivals, Farmers Markets, Festivals, Outdoor"Sidewalk" Sales/Promotional Events by Dublin businesses having an established location,Neighborhood/Place of Worship/School Festivals, Recreational Events, Expositions and Street Fairs; and exempting City-sponsored events such as the annual Saint Patrick's Day Celebration, or other event determined to be in substantial conformity with the above by the Director of Community Development. Specified Anatomical Areas. The term Specified Anatomical Areas shall mean: a. Less than completely and opaquely covered human genitals or pubic region, buttock, female breast below a point immediately above the top of the areolae; and/or, b. Human male genitals in a discernible turgid state, even if completely and opaquely covered. Specified Sexual Activities. The term Specified Sexual Activities shall mean: a. Human genitals in a state of sexual stimulation or arousal; b. Acts of human masturbation, sexual intercourse, or sodomy; c. Fondling or other erotic touching or sexual stimulation of human genitals, pubic region, buttock, or female breasts. Storage of Petroleum Products for On-Site Use (use type). The term Storage of Petroleum Products for On-Site Use shall mean the storage of such materials as gasoline, diesel fuel and petroleum lubricants for use by an approved agricultural or commercial enterprise on the same site, including but not limited to the purposes of commercial or agricultural vehicle or equipment fueling and maintenance. City of Dublin Zoning Ordinance 17 September 18, 1996 DEFINITIONS Warehousing and Distribution (use type). The term Warehousing and Distribution shall mean establishments engaged in warehousing, wholesaling, selling merchandise to retailers; to industrial, commercial, institutional, farm, or professional business users; or to other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies, or mail-order businesses requiring warehousing facilities. Includes such establishments as: merchant wholesalers; agents, merchandise or commodity brokers, and commission merchants; assemblers, buyers and associations engaged in the cooperative marketing of farm products; stores primarily selling electrical, plumbing, heating and air conditioning supplies and equipment; bottling works and similar uses determined to be in substantial conformity with the above by the Director of Community Development. This use does not include discount warehouses such as a Costco, Price Club, Office Depot, Home Depot or other similar establishments which are included under the Service Retail use type. g:pa95027/deft City of Dublin Zoning Ordinance 1 8 September 18, 1996