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04-16-1996 PC Agenda
-,. • • PLANNING COMMISSION Regular Meeting-Dublin Civic Center Tuesday-7:30 p.m. 100 Civic Plaza, Council Chambers April 16, 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-Regular Meeting of 3/5/96 and Study Session of 3/19/96 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 Planning Director(no later than 11:00 a.m.,on the Tuesday preceding a regular meeting)to have an item of concern placed on the agenda for the next regular meeting. 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 95-048 California Creekside Planned Development Rezone,Development Agreement,Tentative Map and Site Development Review. The applicant is requesting a Planned Development Rezone,Development Agreement,Tentative Map and Site Development Review to place 154 single family dwellings and 123 townhomes on approximately 35.4 gross acres. The property is located north of Dublin Boulevard,west of Tassajara Creek and south of the transit spine. 8.2 PA 95-029-Trumark Homes General Plan Amendment. A General Plan Amendment Study for a 8.9±acre site along the Southern Pacific right-of-way,west of Dougherty Road;changing the General Plan Designation for the site from"Transportation Corridor" to"Medium Density Residential"(6.1 - 14.0 units per acre).The medium density residential designation would permit single family residential development at approximately 12 units to the acre. 8.3 PA 95-39 Valley Christian Center Playfield Expansion An Application for Site Development Review for Valley Christian Center, 10800 Dublin Boulevard,to expand its playfield facilities by approximately 3.8 acres. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS(Commission/Staff Informational Only Reports) 11. ADJOURNMENT (OVER FOR PROCEDURE SUMMARY) 1 P 1 CITY OF DUBLIN PLANNING COMMISSION PUBLIC HEARING AGENDA STATEMENT/STAFF REPORT Meeting Date: April 16, 1996 TO: Planning Commission FROM: Planning Staff PREPARED BY: Dennis Carrington, Senior Planner/Zoning Administrator SUBJECT: PA 95-048,California Creekside RECOMMENDATION: Adopt Draft Resolution(Exhibit B)for PA 95-048,California Creekside recommending City Council approval of the Planned Development Rezone,and Development Agreement(Exhibit D);and Adopt Draft Resolution approving the Tentative Map and Site Development Review,(Exhibit C)for PA 95-048,as recommended by Staff; or: Direct Staff to revise the Draft Resolutions as amended; or: Continue these matters until a date certain,or give Staff and Applicant direction and continue the matter. GENERAL INFORMATION: PROJECT: Request for a Tentative Map, Site Development Review,PD Planned Development,and Development Agreement to allow a residential development consisting of 154 single-family dwellings(one and two story homes ranging in size from 1346 square feet to 1986 square feet)and 123 townhouses(two story units with underground garage ranging in size from 1,162 square feet to 1,549 square feet)on approximately 35.4 gross acres in the Eastern Dublin Specific Plan. APPLICANT: Matthew Koart Kaufman&Broad of Northern California 3130 Crow Canyon Place, Suite 300 San Ramon,CA 94583 PROPERTY OWNER: Surplus Property Authority of Alameda County 224 West Winton Avenue,Room 151 Ha-ward,CA 94544 LOCATION: On the North side of Dublin Boulevard, West of Tassajara Creek, South of the Transit Spine/Central Parkway,and East of a collector street. ASSESSOR PARCEL: 946-15-1-4(por) GENERAL PLAN DESIGNATION: Low Density(0-6.0 du/ac), Medium Density(6.1-14.0 du/ac),and Medium High Density Residential(14.1-25.0 du/ac). COPIES TO: Applicant Owner PA File ITEM N0. .:__ SPECIFIC PLAN DESIGNATION: Single Family(0.9-6.0 du/ac),Medium Density(6.1-14.0 du/ac),and Medium High Density Residential(14.1-25.0 du/ac). EXISTING ZONING AND LAND USE: Zoning: PD Business Park Industrial Land Use: Vacant,site of old Animal Shelter. SURROUNDING GENERAL PLAN,SPECIFIC PLAN ZONING,AND LAND USE: North: General Plan: Medium Density Residential(6.1-14.0 du/ac),Public/Semi- Public(elementary school); Specific Plan: Medium Density Residential(6.1-14.0 du/ac),Public/Semi- Public(elementary school); Zoning: PD Business Park Industrial; Land Use: Vacant. South: General Plan: General Commercial; Specific Plan: General Commercial; Zoning: PD General Commercial; Land Use: Proposed Developer's Diversified Shopping Center. East: General Plan: Low Density Residential(0-6.0 du/ac),and Medium Density Residential(6.1-14.0 du/ac); Specific Plan: Single Family(0-6.0 du/ac),and Medium Density Residential (6.1-14.0 du/ac); Zoning: PD Business Park Industrial; Land Use: Vacant(current site of vacant Naval Hospitals). West: General Plan: Neighborhood Commercial; Specific Plan: Neighborhood Commercial; Zoning: PD Business Park Industrial; Land Use: Vacant. SITE HISTORY: The Eastern Dublin General Plan Amendment and Specific Plan were approved by the City Council on May 10, 1993. At that time,the site was designated Low Density Residential,Medium Density Residential and Medium High Density Residential on the General Plan. Prior to that time,the site had been used for agricultural and storage purposes by the U. S.Army,and as the site of the old County Animal Shelter. The property to the south is the site of the proposed Developer's Diversified Shopping Center,which proposes 800,000 square feet of retail space. The Planned Development Rezone for this project was approved by the City Council on January 31, 1995. The Site Development Review was approved by the City Council on August 22, 1995,and revised on March 26, 1996. ENVIRONMENTAL REVIEW: An analysis by staff of the project found that the project is exempt according to Section 15182 of the State CEQA Guidelines. That analysis showed that the proposed residential project is within the scope of the Final Environmental Impact Report(FEIR)for the Eastern Dublin General Plan Amendment which was certified by the City Council by Resolution No. 51-93,and the Addenda dated May 4, 1993,and August 22, 1994. The analysis indicated that no new effects could occur and no new mitigation measures would be required for the California 2 �Zq Creekside project that were not addressed in the FEIR. Further,that analysis found that the project is in conformity with the Eastern Dublin Specific Plan. CONSISTENCY WITH GENERAL PLAN AND SPECIFIC PLAN An analysis of the project in light of all of the elements of the City General Plan determined that the project is consistent with the General Plan. An analysis of the project in light of all of the Action Programs and Policies of the Eastern Dublin Specific Plan determined that the project is consistent with the Specific Plan. For a more detailed explanation,please see Exhibit E. ANALYSIS: PLANNED DEVELOPMENT Section 11.2.7 of the Eastern Dublin Specific Plan requires that"Planned Development Plans"be prepared in greater detail than the Specific Plan,in keeping with Zoning Ordinance requirements(Sections 8-31.0 to 8-31.19 and Section 8-57.0). The plan must show the location and arrangement of all proposed uses,specify the circulation system,define parcels,refine the development standards,specify the infrastructure requirements and their sequencing,reflect the applicable mitigation measures of the FEIR,and include master neighborhood landscape plans. Planned Development plans must be consistent with the Dublin General Plan,as amended by the Eastern Dublin Specific Plan. For the purposes of this project the Land Use and Development Plan required by the Ordinance is represented by the Tentative Map,the Site Plan and Preliminary Landscape Plan and the written statement supplied by the Applicant. The PD Planned Development General Provisions and Development Standards,and Conditions of Approval relating to the Planned Development are included in the Draft Resolution recommending that the City Council adopt the Planned Development Rezone and the Development Agreement(Exhibit C). The Planned Development District is to be established to provide for and regulate the development of the California Creekside Subdivision. Development is required to be generally consistent with the Land Use Development Plan. This approval changes 35.4 gross acres of the old zoning category(PD Business Park Industrial)to PD zones which will be consistent with the Eastern Dublin Specific Plan requirements. The new PD zoning would be 26.8 gross acres zoned PD Single Family Residential District(154 dwelling units at 5.75 dwelling units per acre)and 8.6 gross acres zoned PD Medium-High Density Residential District(123 dwelling units at 14.3 dwelling units per acre),for a total maximum of 277 dwelling units. The proposed Planned Development Rezone would establish the following general provisions and development standards for this project: Except as specifically modified in the provisions of the PD District Rezone,all applicable and general requirements of the Dublin Zoning Ordinance R-1 District will be applied to the PD Single Family designated lands, and of the R-3 District will be applied to the PD Medium-High Density Residential designated lands in the PD District. 3 PP,CE G Z�_ PLANNED DEVELOPMENT SETBACK STANDARDS SETBACKS SINGLE-FAMILY MULTI-FAMILY FRONT YARD Property line to garage face 18 feet 10 feet Property line to habitable space 15 feet 10 feet Property line to porch face NA 4 feet From common area parcel lines NA 0 feet From adjacent buildings NA 15 feet SIDE YARD To property line 5 feet 5 feet From common area parcel lines NA 0 feet From adjacent buildings NA 15 feet STREET SIDE YARD To property line 10 feet 10 feet REAR YARD To property line 12 feet 12 feet From common area parcel lines NA 0 feet From garage face to garage face NA 30 feet ACCESSORY STRUCTURES To property line 5 feet 5 feet MAIN BUILDING HEIGHT 30 feet/Two Stories 35 feet/Two Stories/Underground Garage ACCESSORY BUILDING HEIGHT 15 feet 15 feet PARKING Two enclosed spaces and two on Two enclosed spaces and 51 guest driveway apron spaces PD Single Family Residential Permitted uses: Residential development limited to single-family detached houses Prohibited uses: Field crops,orchards,plant nurseries,greenhouses used only for cultivation of plant materials for sale,and hospitals Conditional uses:All conditional uses in the R-1 District are conditional uses in the PD Single Family Residential District with the exception of prohibited uses listed above Exceptions to the Setback requirements are as follows: Architectural projections(such as eves,columns,balconies,awnings, steps,and fireplaces)may encroach up to a maximum of two(2)feet into a required front,rear, or side yard setback and decks may encroach a maximum of five(5)feet into a required rear yard setback. PD Multi-Family Residential Permitted Uses: Multifamily Townhouse units and Multifamily Condominium units Prohibited Structures: Accessory Structures are not permitted Conditional Uses: All conditional uses in the R-3 District are conditional uses in the PD Multi-Family Residential district with the exception of prohibited uses listed above. 4 7 1Z-9 Development Standards: Development standards within the PD Multi-Family district are as follows. Exceptions to the Setback requirements are as follows: Architectural projections(such as eves,columns,balconies,awnings,steps, and fireplaces)may encroach up to a maximum of two(2)feet into a required front,rear,or side yard setback and decks may encroach a maximum of five(5)feet into a required rear yard setback. DEVELOPMENT AGREEMENT One of the implementing actions of the Eastern Dublin Specific Plan calls for the City to enter into development agreements with developers in the plan area. The purpose of a development agreement is to provide security to the developer that the City will not change its zoning and other laws applicable to the project for a specified period of time and,on the other hand,provide a mechanism to the City to obtain commitments from the developer the City might not otherwise be able to obtain. The development agreement is one means the City has to assure that the Specific Plan goal that new development fund the costs of infrastructure and service is met. Attached to this Staff Report is a Development Agreement(Exhibit D)between the City of Dublin,the Surplus Property Authority of the County of Alameda and Kaufman and Broad of Northern California. The Development Agreement sets forth the agreements between the three entities in relation to many items,including, but not limited to, infrastructure construction and phasing,payment of public facilities,noise and traffic impact fees and future creek improvements. The Development Agreement becomes effective for a term of five years from the date it is recorded. The Development Agreement runs with the land and the rights thereunder can be assigned. The main points of the Development Agreement can be found in Exhibit B of the Development Agreement and are highlighted below: Roads: The Developer and/or Alameda County have agreed to construct road improvements along Dublin Boulevard,the Transit Spine,the collector street on the west side of the project,and to Tassajara Road. Dublin Boulevard. The ultimate north half of Dublin Boulevard must be constructed along the project boundary. The improvements will consist of three travel lanes,a bike lane,a landscaped median island,curb, gutter,a sidewalk,a regional trail and landscaping. Dublin Boulevard from the BART station to Hacienda Drive will be realigned and improved by the Developer and/or Alameda County to four lanes if the project begins construction after the Tri-Valley Crossings project and the Dublin Ranch Phase 1 project have been constructed. Transit Spine. The Transit Spine on the north side of the project will be constructed with a travel lane,bike lane,parking lane,curb,gutter and sidewalk on the south side. The north side of the Transit Spine will be constructed to include a travel lane. A landscaped median island will be constructed along the right-of-way. Collector Street. The Collector Street will be paved forty feet wide from curb to curb,with sidewalk, landscaping and curb and gutter on the west side of the street. Tassajara Road. Tassajara Road from Dublin Boulevard to I-580 will be widened by Alameda County to four lanes at the time the average daily traffic(ADT)on this segment exceeds 15,000 vehicles unless it has been widened by another Eastern Dublin Developer. The Developer will construct improvements to Dublin Boulevard and the Transit Spine and make other improvements beyond twenty feet from the curb. The Development Agreement describes these as"oversized improvements"and provides the County will receive a credit against the Traffic Impact Fee if these improvements are constructed. 5 IZ? Signals: The Developer and/or Alameda County will install traffic signals at the intersection of Tassajara Road and Dublin Boulevard with a left turn lane,and at the intersection of Dublin Boulevard and Hacienda Drive with a left turn lane unless they have already been installed by the developer of the Tri-Valley Crossings project.The Developer and/or Alameda County will install traffic signals at the two main access roads into the project from Dublin Boulevard opposite the Tri-Valley Crossings project. Traffic Impact Fees. The Developer will pay a Traffic Impact Fee(TIF)for each residential unit in the project in the amount set forth in the City's Traffic Impact Fee for Eastern Dublin in effect a the time the fee is payable. The TIF for a single- family residential unit in property designated for one to fourteen units is$4,182 and for units designated 14.1 units to 25 units per acre(as are these townhouse units)is$2,928,and is payable not later than the date of the fmal inspection of the unit. Traffic Impact Fee to reimburse Pleasanton for freeway interchanges. The Developer and/or Alameda County will pay the Eastern Dublin 1-580 Interchange Fee established by the City if it is effective at the time of inspection of the fmal inspection of the first residence. The current fee is $214.60 per single family dwelling in this project and$150.22 per townhouse unit in this project payable at fmal inspection of the first unit. Public Facilities Fee. The public facilities fee for neighborhood parks,community parks,community facilities,libraries and buildout of the Civic Center will be paid by the Developer and/or Alameda County. Resolution No. 11-96 adopted by the City Council on March 26, 1996,requires a fee of$4,029 per single family dwelling in this project and $2518 per townhouse unit in this project payable at the time of fmal inspection of the dwelling unit. The County is also required to dedicate 3.69 acres of land to the City for the City Park located east of Tassajara Creek. This dedication will satisfy the Developer's obligation under the City's"Quimby Act Ordinance" for community park land and neighborhood park land and shall be a credit against the portion of the Public Facilities Fee for the project for community parks land and neighborhood parks land. Noise Mitigation Fee. The Developer will pay a Noise Mitigation Fee as set forth is City of Dublin Resolution No. 33-96,adopted by the City Council on March 26, 1996. The fee is$4.74 per single-family unit and$3.32 per townhouse unit. This Section implements Mitigation Measure 3.10/7.0 of the Mitigation Monitoring Program for Eastern Dublin. School Impact Fee The Developer and/or Alameda County will pay school impact fees in accordance with the"Agreement to Provide School Facilities Mitigation"between the Alameda County and the Dublin Unified School District. The fee is currently$4.44 per square foot for single family/low density homes in this development and$1.73 per square foot for the townhouses in this development. Regional Transportation Impact Fee. In the event that the City Council adopts a Regional Transportation Impact Fee to pay for regional transportation improvements in the Tri-Valley area,the Developer will pay the fee in effect at the time of issuance of building permits. 1., Affordable Housing In-Lieu Fees. The Developer will pay the Rental Availability In-lieu fee of$986.24 per rental unit not provided,as required by the Rental Availability Ordinance(RAO). The City Council has directed Staff to prepare an ordinance repealing the RAO and to amend the Housing Element of the General Plan to remove reference to the RAO. The Rental In-Lieu Fee will be charged until the time the ordinance repealing the RAO becomes effective and the General Plan is amended. When and if the RAO is removed,the fee will be returned with interest. The project will be subject to the proposed Inclusionary Zoning Ordinance,provided that the Developer will have the right, in-lieu of providing the required percentage of affordable units required by the ordinance,to pay a fee of not more than$1.00 per square foot for single-family homes and$.75 per square foot for attached homes. Specific Plan Implementation Fee. The Developer will pay a Specific Plan Implementation Fee prior to approval of the final map for the project. The amount of the fee will be the project's pro rata share on an acreage basis of the City's then current costs for implementation of the Specific Plan and the mitigation measures of the final Environmental Impact Report for the Specific Plan. Creek Improvements and maintenance. The County is required to prepare a Stream Restoration Plan in accordance with the Eastern Dublin Comprehensive Stream Restoration Program,and the Drainage Plan for the County property,for the portion of Tassajara Creek under the ownership of the County. The plan will be prepared to the satisfaction of the City and will include landscaping. The County must make the creek improvements within 36 months of the date the Development Agreement is recorded. Within that same period of time the County will also dedicate property on both sides of the creek to the appropriate entity,as determined by the City Council,which will own and maintain it. Staff recommends that the Planning Commission adopt the Draft Resolution recommending that the City Council approve the Planned Development Rezone and Development Agreement,for PA 96-048,California Creekside. TENTATIVE MAP The developer has submitted Tentative Map 6822 proposing to subdivide an existing 813 gross acre remainder parcel created by Tentative Parcel Map 6879 into 154 single-family lots and 48 parcels containing 123 airspace condominium townhouses. The 48 parcels and Parcel A will be held in common by the owners of the 123 townhouses. The developer is also proposing that three open space lots at the end of cul de sac streets be dedicated to the City. If the City accepts dedication of these lots,the City would be responsible for maintenance of the lots and liable for potential litigation with regard to them. Staff has included a condition of approval that the developer submit a replacement map showing the three lots as being made part of the adjacent residential lots. The maintenance of these areas would be the responsibility of the owner of the residential lot of which they are a part. The approved Tentative Map must conform generally to the Tentative Map prepared by Ruggieri-Jensen and Associates dated received by the Planning Department on April 10, 1996. The project consists of conventional single-family homes on 50 foot by 80 foot lots. The primary access to the single family homes will be from Dublin Boulevard. Single-family homes will back up onto Dublin Boulevard and will be protected from Dublin Boulevard by a sound wall. The townhouse units will have an internal circulation system and be located in 37 buildings of four or six units each. Project issues and associated conditions of approval are as follows: 7 / ? Flooding Tassajara Creek flows along the east side of the project. A condition of approval has been included requiring the developer to prove to the City that this subdivision is protected from a 100-year storm event. The pad elevations must be one foot above the 100-year flood. Relationship to Developer's Diversified Shopping Center Conditions of approval require that the two streets within the project along Dublin Boulevard align with the two entrances into the shopping center along Dublin Boulevard and that the developer work with the developer of the shopping center to provide adequate access and utility connections. Further,the developer is responsible for widening the existing,or extending the new alignment for,Dublin Boulevard from the BART easterly access road to Hacienda Drive(at Dublin Boulevard adjacent to the Tri-Valley Crossings Shopping Center)to four lanes if this project develops after the Tri-Valley Crossings and Dublin Ranch projects have been completed. Street Improvements Street improvements for Dublin Boulevard,the Transit Spine,the Collector Street and Tassajara Road are as described in the section on the Development Agreement above. Regional Trail A condition of approval requires that a trail(part of the regional trail system)be incorporated into and as part of the sidewalk system along the Dublin Boulevard frontage. This trail will connect to the eventual Iron Horse Trail located on the Metropolitan Transportation Commission right-of-way adjacent to the Southern Pacific right-of- way. Utilities/Fire/Schools Required fire and water service will be provided to the subdivision pursuant to letters dated March 27, 1996,from DRFA,and March 14, 1996,from DSRSD if conditions are met and fees paid. Sewer service for this subdivision will be provided pursuant to an agreement between Alameda County and DSRSD. The developer has entered into an agreement to provide school facilities mitigation with the Dublin Unified School District assuring school capacity. Phased Occupancy Plan A condition of approval requires that,if occupancy is requested to occur in phases,then all physical improvements within each phase will be required to be completed prior to occupancy of units within that phase except for items specifically excluded in an approved Phased Occupancy Plan,or minor work items approved by the Planing Department. This will ensure that homeowners have adequate vehicular access and that no units are occupied until the adjoining area is finished,safe,provided with all reasonably expected services and amenities,and completely separated from remaining additional construction activity. Noise Mitigation An acoustical analysis performed for this project included several requirements to ensure that residences in the project meet City noise standards. These requirements have been incorporated into conditions of approval. They include airtight patio fencing for townhouse units closest to Dublin Boulevard;that glass sections of buildings facing Dublin Boulevard meet sound insulating criteria;and that air conditioning be provided for dwellings along the west and south sides of the development. SITE DEVELOPMENT REVIEW The Eastern Dublin Specific Plan requires that Site Development Review occur at the subdivision map stage. the purpose of the site development review process is to promote orderly,attractive and harmonious site and structural development. It addresses building location,architectural and landscape design and theme,vehicular and pedestrian access,on-site circulation,parking and traffic impacts. Architecture The single-family residential dwelling units will conform to architectural plans prepared by Kaufman& Broad dated Received April 9, 1996,by the City of Dublin Planning Department. The one and two story homes will be in the Craftsman style,will have attractive architectural detailing,porches,front facade trim carried around the corner of the structure,horizontal belly-boards defming stories,and trim-outs around windows and vents. The townhouses will conform to architectural plans prepared by Kaufman&Broad dated Received December 18, 1996, by the City of Dublin Planning Department. The townhouses will also be in the Craftsman style. The four and six unit,two-story buildings,with underground garages will have attractive architectural detailing similar to that of the single-family homes. Staff has reviewed the design of the dwellings with the developer and feels that the designs incorporate design features that will make this development an attractive community. Plotting Plan The developer submitted a plotting plan for phase 1 of the development showing the single-family dwelling unit models and orientation(left or right)on a plotting plan dated received April 10, 1996. A condition of approval requires that plotting for units in Phase 1 conform to that plan in order to ensure privacy,ensure that homes are well sited on each lot,that there is a good mix of one and two-story homes,and provide a variety of architectural design. Additionally,plotting plans for each phase must be submitted to the Community Development Director for approval prior to submitting for building permits. Landscaping The Site Plan and Preliminary Landscape Plan provides for a wide variety of street trees,shrubs,vines, perennials and ground covers. Pop-out tree planters have been incorporated into the plan to provide variety to the street scene. A condition of approval requires the submittal of a Final Landscape and Irrigation Plan prior to the issuance of building permits. Street trees must be of a minimum 15 gallon size. Exact tree locations and varieties and shrub,vine,espalier,and groundcover varieties will be reviewed and approved by the Community Development Director. The Final Landscaping and Irrigation Plan must conform to the City's Water Efficient Landscape Ordinance. Design Features The Site Development Review contains conditions relating to design. Automatic garage door openers are required for the townhouses. The homes must have a back-lighted illuminated house number. Front yards of single-family dwellings must be landscaped. All common areas of the townhouse portion of the project must be landscaped. All mail-box units must be at the back of the curb. No three car garages will be located on a corner lot. Exterior lighting will be provided for stairwells,and dwelling entrances,and must be of a design and placement to not cause glare onto adjoining properties. Reflective glass will not be allowed on east facing windows in order to control the effects of glare. Maintenance of Open Space/Landscaping The City is responsible for maintenance of landscaping within the rights-of-way of streets that it accepts for dedication. Outside the right-of-way,the Developer will be responsible for maintenance. At the time the City Council considers the Planned Development and Development Agreement for this project,it will determine the 9 _ most appropriate means of provision of maintenance,whether it be a Homeowner's Association;Lighting, Landscaping and Maintenance District;or other means. Staff recommends that the Planning Commission adopt the Draft Resolution adopting the Tentative Map and Site Development(Exhibit B)Review for PA 96-048,California Creekside. RECOMMENDATIONS: FORMAT: 1) Open public hearing and hear Staff presentation, 2) Take testimony from the Applicant and the Public, 3) Close public hearing and deliberate, 4) Adopt Draft Resolution(Exhibit B)for PA 95-048,California Creekside recommending City Council approval of the Planned Development Rezone,and Development Agreement(Exhibit D);and Adopt Draft Resolution approving the Tentative Map and Site Development Review,(Exhibit C)for PA 95-048,as recommended by Staff; or: Direct Staff to revise the Draft Resolutions as amended; or: Continue these matters until a date certain,or give Staff and Applicant direction and continue the matter. ATTACHMENTS: Exhibit A: Project Plans Exhibit B: Draft Resolution recommending City Council approval of the Planned Development Rezone and Development Agreement for PA 95-048,California Creekside Exhibit C: Draft Resolution approving the Tentative Map and Site Development Review for PA 95-048,California Creekside Exhibit D: Draft Development Agreement Exhibit E: General Plan Conformity and Specific Plan Conformity for PA 95-048,California Creekside Background Attachments: Attachment 1: Applicant's Written Statement Attachment 2: Typical Public Works Conditions of Approval for Commercial/Industrial Site Development Review or Conditional Use Permit Development Attachment 3: Site Development Review Standard Conditions Attachment 4: Standard Plant Material,Irrigation System and Maintenance Agreement Attachment 5: Typical Parking Striping Detail Attachment 6: City of Dublin Residential Security Requirements g:pa95-048\pcstfrpt 10 An-I NI . 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EXHIBIT DUBLIN PLANNING cr- N ...• .•• • . . ExHIBIT.... . . • •• ••.. • . ..• ... ....... . . .•.• ••... .•.• . ..• • \y • , i.„., c.,.., J - - 1 T SPINE 7'-T-..• '') I ( - -- - - - -- - - _ I .,... -� _.-_--- - __ - - .- Lt. 6......—__________ar, ri NI---zmi 7--r, 1 . FIRM MIK ] IIK NEM I: - t74117""=1 E. ----110allif MICHIMEJ- 71.H , r JJP I \ bl IQ 1nii,„„„ .--- - � ® ri® n I I I l�1 ��\ 1� of i e . I a e 1 �e a �llillllf� \ \• Ipi ma 0 0 0 0 0 0 0 0 0 ii Itin I ® l III \ \ Ili iR © III - to ® 1 ® e i e o i e e \ J e o e e 1 0 0 ® ,i ( 1 ----] Iwo !: @ . 41) :4! ' " ' '-i ' vg, 1�lL���1��� i o !W FININWIRCOM l �� e e o o : e e e' III ( �` Jvin i —o L R\ - e 9 ii e 0 0 6 e ® 6 ® 0 a / ® 6 g eiwu II o $IIitI i. ,_ r..._.r....____ri____ .....I____ ri___.....iiii lial e ( ‘ 1 ...L,A, „v.. i e liiireo______.„, _.„. .„.___.)./ . . ___ 1 MOIL NQ,SE MIX K PBELB.NA.MO IS SUBJECT `_ I 1 PRELIMINARY FIRST PHASE HOUSE PLOTTING ••••• APRIL 10, 199° ;' ,V I APR 1 0 1596 1 I Bussed- I CALIFORNIA CREEKSIDE �ASSo DuAINPtANNINGI DUBLIN, CA. ,,,a,,.,a,W. I 8 / S s F i YYt7! 6i : ..Y _—h f sf in 1. „ , , 1 , 0 Aka iE - 10"•Iiiiiiii xe xi i cc) — - .;: J -',!i ; Il ' `" - z g NE ° Ilium- F . o 0 _ m c g 0 71 s - 4 9 . ` PA ‘.::"..---AV o , ▪ i _ • -- - ' m � t , ,., , ,. .„. IL : _ , . , °I t Ff� F ---I If �.1 Z ' if it ,) --1- .P,I' m • 9 1— m m al . F: �z .rig '' N -- w..- ..11t=! ' iic _ S rJ . `�,iP.e��1 f if .. i ,_; r r.„ . t _ IliPfr . ; r • � Immo � Flt • S� °� i0��� f if g �;��If IN Y (I—Wiwi ilii- o . ' 1 Irlf". 0 ' t , 5. 111> • . i. 4 z - I • s _ i▪ s _ lb_......__ ...rwr.u....x.............x..e...rw.......r.x,,.,w.....x..rx.,...w„x.rm..�rx.......xo-w,...e........r..ti•.o-.,.„..,........r,,.n.r.•m.rn..x �r.... 1 0 C z la Z :� `n so (--s I pp� N Cy f'ill I 1. soil- ra 111,Fiki-NI g Inc 1 .rFui . I x •1 I. �A iIlium:or: W ^�._ 1*1... wiiiiamL NC G e ? 3?" i Zy. . . 9 N /, / —*—f. .. -Adi . {— CONCRETE ROOF TILE , :.E WOOD FASCIA RI Ili. v 7.1 - I 1 '' _11 '• -nr711c • snort, •ICI . 2 :Rr4 DECORATIVE(.Abl1 F`:I,Ili I.AIMFN'I Y I I..... I i t Imet- ' .. It `�-'1 _ I ,� _ ' tAY SIDING �` NastMrn_p EAST DUBLIN RG"I'll!E. - N AI WOOD�I111M Y DOORS A WOWS � YRRII ..,•'_.E� NI • 1',LIVE RED STUTTERS--} a.l: )'1• �, • . ��� - ill _..11,16,..kaihrifiKo:;-/ _ r STUCCO _� • �r'E 1 _ J[ • rtk ter^,•. O WOOD FASCIA ?R.r�;` r�r - �'�lil(i'�'I�ii� � • • ' •r, • • P n_. n� •ONlll b.l Dl,llu,. • • E'LAP SIDING - Y '3 i y w.a .__R . x.=Ii1I ' �1 -�'•"� -- _XE HEADER R T-11RKM V1.FE11 P : . • . A ELEVATION B +—WOOD RAILING . . • -_ w. JR1 INNED•.sl.,'1 - 4-WOOD POST W 11lI,M UM •A ---. M .3"" / I ,.. rill .Y 7 w i 1 __ _ _ '��..On ,• TN IPA•PIRA'S E V.DWS -_ ' ^ Y DOSE RED SHOfrHus u<N I 1 F,,.k+„1 IXX*W ',I ASS I.SF kIS 1 • • t 1-WOOD POST �. I, +ti R ELEVATION C "" .. WOOD RAILING Raj STONE VENEER 1f ,t SC M SCALLOP SID ,OM �� r•r MARCH I I Iw., • • 1 • �� ...41111111111111111111111111111L., ■ r 4 'rt •` • • • R $ C i V sly 1�_1 .,__ - KA -,; r wad II We., APRI_ �M' b 9 KK��/� a ul���i���i� ! 111�11 =Y. • Nil in / • +sgg 11—I��� I� YN �� j�. • ik DOWN -`AI 1 N., .-` .. .. _-__ ... \ ` • TWO ROLL-UP GARAGE DOOR W" LASS INSERTS --"N. ELEVATION A f SCALE.I A••1'-W i 1 m - III d o X II iIIlliifl o N CO p Iiiiiilli. I XI I ) p w MiI�I [.i ifili � � r. Z 'cp A /\ O i fi G 4 ,I 4. IL ill Eg■e''o it ›. _____,-.2......;roLiaL . ao g bm x oz � �` II 1! -� o `� a 0 II 11 PO 0 0 o z I 2 36'-O• 1 MI 7t ' lip',, - - -,-., „. s , Jo Ib•Ye�Isew0�lw1LwYwbwww�•�w�a�INww��ww•rwwww.�Yww.�/Yw�w1YIY1tiw�w Iti.w_s_s Y4M11��1Yww.�MYIDwtir�uwww.�NOflu 1���141ww O��wRryw:�Y Qom_ N • 't-IO1.61111.O WWI .. A. . RAISED YANEI SHIN"EF.kS-- - • 2.11 - ROOD FASCIA— r --DECORUM GAM.l 1:N111NI IT.NF\1 • w Lruuirawsaiuo .;.. `��, ill I_ - _ ..IIIi��ilrWiNlW�d _mac mar i -'.....iliPR —____ • . 1111.M 1,, 0'.1 - STIK'C'U 1 1s _ - Ii1j J•LArSIUfNG _Z• ..1 m ip - r • EAST DUBLIN :.IMu 1 u.lu,�i iyiyuj.1I”*".. . 1 !il 1,11.1 R7R1�1R IIWII. li- .J. 2*`i-. ram.:'lka7ellTs'Ic."1",..:.1 ..ir __.. a A• '„�. ,x�I N. IIIMMIllinilllialaa -_\+ROOD TRIM.IIIORSN WOWS - ` i mat I —DI WOOD FASCIA ;i .� ,..� - ' I��,• 1, IS 111 f- _ C'ONC1FTE ROOF PILE „-,� - ': t-.-�_ -•-- • . ... . _��� - - -. • .tlx ill 11W UI IMO • 1Wili iMPAH EIN iR 1:.'.�i Di�iNemR MnRa11441.I••4411♦ .l• YI miily I!�!IN�1lRllrir�. , �, • .. 1�� .ppl._ r RE.JIIommi.R.Rm.111�•III� .-.•, a i_:. 41 um IRmtl)ni w wnlR$IO.w ` '•. i.R�l�ll .Y�/. .... �'• �.� • II��II�IR�r1�111 , IN 4- 1rRY1Mltl... .wn1. �. 1•..Ip.tu I�IwuRRI - y �nr• �IARoI�n'o•RI• n•. 'IRIIR� ''_.d1.1a1irR0 -' 11 511LI .•rltl� �R' IC ERA �d +aticaa...ull�rrlRR. �_ Ml '^-3�x H[nUl-.x IIIMIIIIII - 4y e - - - ROLL-UP GARA E DOORS W GI ASS INSERTS �.� _ STDCCD ELEVATIO B XJO ]\ulRIM • �� '- am aim m al __I lim alma .Y.� r •. i—WIXSU POST ¶' n._ '��. m lir .SIDING ,ib`Jr. • l ,ilkAs au1.�.111�� r 1�IR 11•Irr 1111P 1 ' K'WD Sill TIT KS �c�. ,�. ram. i.. __ —M(1nNUs MaRF�I:'U( ( i NIL. ` CO. CONCRETE ROOF THE 4 ` '�-. ..ice, 1��� tl -tH1T1AK1AENS " � ' , �r I'♦.: A WOO 1. '•� DTRIM4 D(X)RSd WDWS t i I •' • (• WOOD FASCIA I ��. ..i•, Ilfdll _ _ ___ ; • _ -'�✓ �. N � >� ,_��� .'� ... KRTMNFN Ni Iwy +- •STONE VENEER ' _ 7,Y ` ' i.tl WOOD tni ot.�_.�� ,� •I: 1 WOOD POST II TRIM T6M 1lI��� LILR TR.�1 ff .- y y, + • MnM('H 11 1'iM NINiI:Y..nkn\:f IKIURW l:1.ASS INSERTS--r r.' y1REe T - r •<) rRIM ELEVATION I Il����r ��Itltltlll • rpE�$1y iii (� •t1OD RA II ING 7„t� I .1�.. .}'�� ` a S 1� YY�,CO .. a r cam, _ _ r R C L I....1,..........„.......,.....— i1 �j el' NC f • ' ,i ce l-�'��4 I�'��ih��1111�1�r����1:,1 ,'.. , w oq N R�yRR -....laid .n_1w11L .TIME DUBLINon j • •A��'JyiVt', ROLL-l1P GAR CLASS INSERTS �y -" I WWD It MI IN(: ELEVATIi'\ A I ,--WOOD POSTS K TRIM IRS SCALE.I J'-I'-Ir ilii IZiiii� • .� - .- ..._,r 11111,WII 1,1 IIITI_Ii1111 1 -i IT_ i f1191 0 0 POrr9 tod C " 2 PO et 11 1 R7 8 Ca 1"1 I CO[?1')'til gi rrl ti W 4- • • III 0 Al P 1 . I■._ Mi rA I .4_ M1.�►.4! ,I ,, w ›.• L.5.1 'I . Riliri01 v Otn Z Z I a 4- 39- . 7. CA -" khn_. . . i II! I C7 . . . a It.r. .. I ,K: mo it/ .,...�_�..._..m.. ,..........,��..__..... .,.... ..._.,.._..�,.....,..._.........._.o..,.,._�_2 e„��. �.�... e k --LOUVERED VENTS STUCCO 2X4 WOOD IKIM W IXKIRS H WOWS S:li ROOF PITCH 2X1 O/2X6 TRIM ( —6:13 ROOF PITCH— - m.. WUVERED SHUTTERS lOS NOOD 101 I) . A 44. {J I,614r.11M tb. I M 1'1I I.AIII MAN 41112IT All 4!1. .L 7MYfIR�115yMir Jr !!} __e'. .. 1'/CRP I Eltly \..� Q ,7 a MI M1I ` j1 I \ •W.i XI TRIMhi COA^EZR\. <4114141:41111611111i iL: -•"1 . 1II11'31 I \ N. 'EAST DIJBLlr P �.. ]]YL. IX)O/2X6 TRIM• - LXI WOOD TRIM H DOORS!WOWS . 1 t 3 17 ROOF PITCH-I CONCRETE ROOF TILE _ t' t,:l7 ROOF PITCH ��.1 VOR Ill HAS ORSINI," —1-- +RUIITIP ! s!► . / A4. r !l!!N!f :CPMRRRIrRIRImanu/nt. '•n N;: ..:,;Eie .�' f .AR HEADER J 4 F'S A ~ y ' -I-STUCCO .:�''. "*"":14 pppMMy• Mirt.4 wi, - •. •IMI IyI -� �,_�� ,d. NOII.-U N I n RA• - �^ /d1.ASS 1`�'1FN IS i ^ RRII'K VENEER +Alit +x u I ELEVATION B I - M11�I�IIY�!m . Igo- y. iy • !•LAP SIDING NW - —y-. {aETAL CORNERS ,� =L..11107 �4111IL 1, I 0 %• $% Ili! k! lll,i. ,S 1 �" e.• '.! IX; DECORATIVE GABLE END TREATMENT -GOO OOKFRS • �, ,. .: _ •., _...-vJYdIIN•I '!.y�,.�S.A� -iA1 WOOD TRIM M DOOR M ��1ty.. WOOD SHUTTERS- SL WOW • iI, ' '~ i r>r • CONCRETE ROOF TILE �, ,;i --IXR WOOD FACIA B.�L ,i LL ■J I . tt I'. I = I �1I J �1 Oh 1. R� ,, fij j. 4F•5 ..r-.... -....R-.n, 513- i1 l .,-'• - - _ I- , !^' -. I _ M_,- 1 1. 'yf1l N11. 1 .I'.II NWFMtlEK W 14Y5 - :\. .. ._ - - MARCH II.1•4E .I RIm��iir I . • ELEVATION C er i 6 DrDSTt ,. � R tob. in6RR L�W • ROI.1-TIP I:ARAGE• • S Wil:1.ASS 1NSrR FS —STONE VENEER •= ----_ Iff _ { Ri'CEIVEj ILA IM:!..11 ' '�%y/, ♦ '!''♦I!♦ L' •♦ - • PI AI IFOUR I DURUN PtANNIN `` ,..,� Roma , 14011.-UP GARAGE DOORS WGI ASS INSERTS IX)HEADER --WO?O POSTS WITRIM AT IRS w N •• A j( } KAUFMANABROAD I • •ARCHITECTURE• i I 1 Y / 40'-0' I EAST DUBLIN• ; 1 OI I i>�ii I 4i MASTS �111 _, •'1ai: '1 11 E I-- 46- 1:7- 1E / _ to 1 em 11 I 1IiTiIIJ 1i10 ' n I I dr i;iI i • DEN/rrUV; i - BEDRM+4- -rt 1 II �IO � •"--I BEDRM#3 I BEDRM#'L •DATE OCfO0E1111.199f O •0.EVISIONS r OCTORER 13.WEE • I ` O O • MAROI H.lf% {�! �� THREE:AR GARAGE PORCH I 1 11' �l • 1 . • 2 i ' ~TABULATIONS RECEIVE,a d l ST FLR 1070 S ' I !■�J{{96 2ND FL11 916 S ��� M/1/• • PLAN FOUR 1: TOTA.L 1986 S : • SHEET , F DUBUN PLANNgNG . SCALE:1,4•.1'-0. 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IIIn III ` ; Q is + ! s �� IIIIIEAIII►. g .IIIIIIIIIii 67 + C III; gg G 'IIIIIII t . s c VIII !! 111 ., s R _'I 11110111 : s 1 I rl- 3 Ia -:i `HI iiull I III } la mn uu■-. 6 wn c '� M ' y .Fz It �5 '8nn uo n E o 4 a g z F. g - .S. r •F . . 1 0 1 c w • .o jIFV 1 3m �. — ' IZZ RESOLUTION NO. 96 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH FINDINGS, GENERAL PROVISIONS, AND DEVELOPMENT STANDARDS FOR A PD, PLANNED DEVELOPMENT REZONING, AND RECOMMENDING THAT THE CITY COUNCIL ADOPT A DEVELOPMENT AGREEMENT FOR PA 95-048 CALIFORNIA CREEKSIDE WHEREAS, Kaufman & Broad of Northern California have requested approval of a Planned Development Rezoning, Tentative Subdivision Map 6822, and Site Development Review(Exhibit A), and Development Agreement (Exhibit D) for a residential development consisting of 154 single family dwellings and 123 townhouses on approximately 35.4 gross acres in the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for a Tentative Subdivision Map, Site Development Review, Planned Development Rezoning, and Development Agreement are available and on file in the Planning Department; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA)the City has found, pursuant to CEQA Guidelines Section 15182, that the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission did hold a public hearing on said application on April 16, 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 approve the Tentative Map and Site Development Review and recommend that the City Council approve the Planned Development Rezone and Development Agreement subject to conditions prepared by Staff; 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 does hereby make the following findings and determinations regarding said proposed Planned Development Rezone: 1. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance, the General Plan and the Eastern Dublin Specific Plan. The Planned Development Rezone will be appropriate for the subject property in terms of providing General Provisions which set forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses, and Development Standards; which will be compatible with existing vacant and proposed commercial, office and residential uses in the immediate vicinity, and which enhance development of the Specific Plan area; and 2. The Planned Development Rezoning will not have a substantial adverse affect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement as all applicable regulations will be met; and 3. The Planned Development Rezoning will not overburden public services as the Dublin San Ramon Services District has stated that public services are available; and 1DCHIBIT B 4. The Planned Development Rezoning will be consistent with the policies of the Dublin General Plan and the Eastern Dublin Specific Plan designation of Single Family Residential,Low Density Residential, Medium Density Residential and Medium-High Density Residential;and 5. The Planned Development Rezoning will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes preservation of significant open areas and natural and topographic landscape features along Tassajara Creek with minimum alteration of natural land forms;and 6. The Planned Development Rezoning will provide an environment that will encourage the use of common open areas for neighborhood or community activities and other amenities through Conditions of Approval;and 7. The Planned Development Rezoning will create an attractive,efficient and safe environment through Conditions of Approval;and 8. The Planned Development Rezoning will benefit the public necessity,convenience and general welfare and is in conformance with Sections 8-31.0 to 8-31.19 of the Dublin Zoning Ordinance;and 9. The Planned Development Rezoning will be compatible with and enhance the general development of the area because it will be developed pursuant to Conditions of Approval and site development review;and 10. The Planned Development Rezoning will create attractive,efficient and safe development because it will be developed pursuant to Conditions of Approval and site development review. NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Development Agreement: 1. Said Agreement is consistent with the objectives,policies,general land uses and programs specified in the City of Dublin General Plan and the Eastern Dublin Specific Plan in that,a)the General Plan and Eastern Dublin Specific Plan land use designations for the subject site are single family residential,low density residential,medium density residential,and medium high density residential,and that this is a residential development consistent with those designations;b)the project is consistent with the fiscal policies in relation to provision of infrastructure and public services of the City's General Plan and Eastern Dublin Specific Plan;c)the Agreement sets forth the rules the Developer and City will be governed by during the development process which is required by the Eastern Dublin Specific Plan;and because the Agreement is consistent with the requirements of the Kaufman and Broad California Creekside/Mitigation Monitoring Program. 2. Said Agreement is compatible with the uses authorized in,and the regulations prescribed for,the land use district in which the real property is located in that the project approvals include a Planned Development Rezoning adopted specifically for the California Creekside Project. 3. Said Agreement is in conformity with public convenience,general welfare and good land use practice in that the California Creekside Project will implement land use guidelines set forth in the Eastern Dublin Specific Plan and City of Dublin General Plan which have planned for residential development at this location. 4. Said Agreement will not be detrimental to the health,safety and general welfare in that the development will proceed in accordance with the project's Conditions of Approval;and z9_. ./ZQ 5. Said Agreement will not adversely affect the orderly development of the property or the preservation of property values in that the development will be consistent with the City of Dublin General Plan and Eastern Dublin Specific Plan. PLANNED DEVELOPMENT REZONE NOW THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council approve a Planned Development Rezoning including the following General Provisions and Development Standards for PA 95-048, California Creekside, which constitute regulations for the use, improvement and maintenance of the 35.4± acre parcel 946-15-1-4 (por) subject to the following Conditions of Approval: GENERAL PROVISIONS AND DEVELOPMENT STANDARDS GENERAL PROVISIONS A. Purpose This approval is for a Planned Development(PD) District Rezoning for PA 95-048, California Creekside. This PD District Rezone includes a Land Use and Development Plan which is represented by the Tentative Map dated received April 10, 1996, Site Plan and Preliminary Landscape Plan dated received April 2, 1996 (Both Labeled Exhibit A), and the written statements provided by the Applicant dated received April 1, 1996 and on file. The PD District Rezone allows the flexibility needed to encourage innovative development while ensuring that the goals, policies and action programs of the General Plan and Eastern Dublin Specific Plan are met. More particularly, the PD District Rezone is intended to ensure the following policies are met: 1. The approval of this Planned Development Rezone shall be pursuant to the term set forth in the Development Agreement approved by the City of Dublin on , 1996, and recorded on 1996. In the event of conflict between the terms of the Development Agreement and the following conditions, the terms of the Development Agreement shall prevail. [PW, PL]. 2. Encourage innovative approaches to site planning, building design and construction to create a range of housing types and prices, and to provide housing for all segments of the community. 3. Create an attractive, efficient and safe environment. 4. Develop an environment that encourages social interaction and the use of common open areas for neighborhood or community activities and other amenities. 5. Create an environment that decreases dependence on the private automobile. B. Dublin Zoning Ordinance - Applicable Requirements Except as specifically modified by the provisions of the PD District Rezone, all applicable and general requirements and procedures of the Dublin Zoning Ordinance R-1 District shall be applied to the PD Single Family Residential designated lands, and of the R-3 District shall be applied to the PD Medium-High Density Residential designated lands in this PD District. C. General Provisions and Development Standards l. Intent: This Planned Development District is to be established to provide for and regulate the development of the California Creekside Subdivision. Development shall be generally consistent with the Land Use Development Plan. This approval rezones 35.4 gross acres currently zoned Business Park Industrial to 26.8 gross acres zoned PD Single Family Residential District(154 dwelling units at 5.75 dwelling units per acre) and 8.6 gross acres zoned PD Medium-High 3 /&n Density Residential District(123 dwelling units at 14.3 dwelling units per acre),for a total maximum of 277 dwelling units. 2. PD Single Family Residential Permitted Uses: The following principal uses are permitted in the PD Single Family Residential district: A. Residential development limited to: 1. Single Family Detached houses Prohibited Uses: The following uses are prohibited in the PD Single Family Residential district: 1. Field Crops 2. Orchards 3. Plant Nurseries 4. Greenhouses used only for cultivation of plant materials for sale 5. Hospital Conditional Uses: All conditional uses in the R-1 District are conditional uses in the PD Single Family Residential district with the exception of prohibited uses listed above. SETBACKS AND YARDS Development Standards: Development standards within the PD Single Family district are as follows. A. Minimum Single Fami y Setbacks: The minimum setbacks for single family detached houses and accessory structures shall be as follows: Front Setbacks: Eighteen(18)foot minimum from the property line to the garage face Fifteen(15)foot minimum from the property line to the habitable portion of the house Sideyard Setbacks: Five(5)foot minimum from the property line Corner Lot Sideyard Setbacks: Ten(10)foot minimum from the property line. Rear Yard Setbacks: Twelve(12)foot minimum from the property line Accessory Structures:Five(5)foot minimum from the property line B. Exceptions to the Setback requirements are as follows: Architectural projections(such as eves,columns,balconies,awnings,steps,and fireplaces)may encroach up to a maximum of two(2)feet into a required front,rear,or side yard setback and decks may encroach a maximum of five(5)feet into a required rear yard setback. C. Building Height Restrictions: Buildings are to be limited to a maximum of two(2)stories and a height of thirty(30) feet measured at the topmost point of the structure. This height limitation shall not apply to chimneys. 4 yy ..le? Accessory structures are limited to a maximum height of fifteen(15)feet. D. Parking: The number of parking spaces required for each single family detached house shall be two(2)garage spaces and two(2)spaces in the driveway apron. 2. PD Multi-Family Residential Permitted Uses: The following principal uses are permitted in the PD Multi-Family Residential district: A. Residential development limited to: 1. Multifamily Townhouse units 2. Multifamily Condominium units Prohibited Structures: Accessory Structures are not permitted except for common area facilities such as pool equipment,restroom buildings,trash enclosures,and similar structures. Prohibited Uses: The following uses are prohibited in the PD Multi-Family Residential district: 1. Field Crops 2. Orchards 3. Plant Nurseries 4. Greenhouses used only for cultivation of plant materials for sale 5. Hospital Conditional Uses: All conditional uses in the R-3 District are conditional uses in the PD Multi- Family Residential district with the exception of prohibited uses listed above. Development Standards: Development standards within the PD Multi-Family district are as follows. SETBACKS AND YARDS A. Minimum Multi-Family Setbacks: The minimum setbacks for multi-family attached houses and accessory structures shall be as follows: Front Setbacks: Ten(10)foot minimum from the public street right-of way to the garage face Ten(10)foot minimum from the public street right-of way to the habitable portion of the house Four(4)foot minimum from the public street right-of way to the porch face Zero(0)foot minimum from common area parcel lines Fifteen(15)foot minimum from adjacent buildings Sideyard Setbacks: Five(5)foot minimum from the public street right-of way Zero(0)foot minimum from common area parcel lines Fifteen(15)foot minimum from adjacent buildings 5 - /Z 9 Corner Lot Sideyard Setbacks: Ten(10) foot minimum from the public street right-of way. Rear Yard Setbacks: Twelve (12) foot minimum from the public street right-of way Zero (0) foot minimum from common area parcel lines Thirty (30) foot minimum from garage face to garage face Accessory Structures: Five (5) foot minimum from the public street right-of way when permitted B. Exceptions to the Setback requirements are as follows: Architectural projections (such as eves, columns, balconies, awnings, steps, and fireplaces) may encroach up to a maximum of two (2) feet into a required front, rear, or side yard setback and decks may encroach a maximum of five (5) feet into a required rear yard setback. C. Building Height Restrictions: Buildings are to be limited to a maximum of two (2)habitable stories and underground garage, and a height of thirty-five (35) feet measured at the topmost point of the structure. This height limitation shall not apply to chimneys. D. Parking: The number of parking spaces required for each multi-family detached house shall be two (2) garage spaces. Fifty-one (51) guest parking spaces shall be provided as shown in Exhibit A. PLANNED DEVELOPMENT REZONE CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to final occupancy of any building, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the Conditions of Approval. [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 Flood Control & Water Conservation District(Zone 7). 1. The Land Use and Development Plan is conceptual in nature. No formal amendment of this PD Rezone will be required as long as the materials submitted for the Tentative Map and Site Development Review are in substantial conformance with this PD Rezone and the Eastern Dublin Specific Plan. The Community Development Director shall determine conformance or non-conformance and appropriate processing procedures for modifying this PD Rezone (i.e. staff approval, Planning Commission approval of Conditional Use Permit, or City Council approval of new PD Rezone). Major modifications, or revisions not found to be in substantial conformance with this PD Rezone shall require a new PD Rezone. A subsequent PD rezone may address all or a portion of the area covered by this PD Rezone. [PL] 2. Additions to residences in this project are prohibited. [PL] 3. The applicant shall comply with all applicable grading guidelines as indicated on page 103 of the Eastern Dublin Specific Plan. [PW, PL] 4. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. [B] 5. The applicant shall comply with all Eastern Dublin Specific Plan EIR mitigation measures for mitigating potentially significant plant and animal species impacts (e.g. Applicant shall submit a preconstruction - (69 6. survey prepared within 60 days prior to any habitat modification to verify the presence of sensitive species. A biologist shall prepare the survey and shall be subject to the Planning Department review and approval). Any updated surveys and/or studies that may be completed by a biologist prior to Tentative Map application submittal shall be submitted with the Tentative Map application. (222, 230) [PL] 7. Applicant shall comply with all DRFA fire standards, including minimum standards for emergency access roads and payment of applicable fees, including a Fire Capital Impact Fee. (74)[F] 8. The location and siting of project specific wastewater, storm drain, recycled water, and potable water system infrastructure shall be consistent with the resource management policies of the Eastern Dublin Specific Plan. [PL, PW] 9. Any proposed modifications or alterations to Tassajara Creek shall be approved by the City of Dublin and any required permitting agencies and shall be consistent with the policies of Eastern Dublin Specific Plan and FEIR the Eastern Dublin Comprehensive Stream Restoration Program and the Master Drainage Plan. [PW, PL] 10. The garbage service provider shall be consulted to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. (279)[PL] 11. The applicant shall comply with the City's solid waste management and recycling requirements. [ADM] 12. The use of rodenticides and herbicides within the project area will be restricted to the satisfaction of the Community Development Director to reduce potential impacts to wildlife. A written statement from the developer shall be submitted to the Community Development Director to that effect prior to issuance of the Grading Permit. (221)[PL] 13. The applicant shall comply with the City's solid waste management and recycling requirements. (103, 279)[ADM] 14. The applicant shall comply with all applicable action programs and mitigation measures of the Eastern Dublin General Plan Amendment/Specific Plan and companion Final Environmental Impact Report (FEIR), respectively,that have not been made specific Conditions of Approval of this PD Rezone. [PL] DEVELOPMENT AGREEMENT NOW THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council approve the Development Agreement between the County of Alameda, Kaufman& Broad of Northern California, and the City of Dublin(Exhibit D) for PA 95-048, California Creekside. PASSED, APPROVED AND ADOPTED this 16th day of April, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director G:\PA95-048\perepdda 7 / /Zq RESOLUTION NO. 96 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR PA 95-048 CALIFORNIA CREEKSIDE WHEREAS, Kaufman& Broad of Northern California have requested approval of a Planned Development Rezoning, Tentative Subdivision Map 6822, and Site Development Review(Exhibit A), and Development Agreement (Exhibit D) for a residential development consisting of 154 single family dwellings and 123 townhouses on approximately 35.4 gross acres in the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for a Tentative Subdivision Map, Site Development Review, Planned Development Rezoning, and Development Agreement are available and on file in the Planning Department; and WHEREAS, pursuant to the California Environmental Quality Act(CEQA) the City has found, pursuant to CEQA Guidelines Section 15182, that the proposed residential project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the City Council by Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and has further found that the proposed project is consistent with the adopted Eastern Dublin Specfc Plan; and WHEREAS, the Planning Commission did hold a public hearing on said application on April 16, 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 approve the Tentative Map and Site Development Review and recommend that the City Council approve the Planned Development Rezone and Development Agreement subject to conditions prepared by Staff; 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 does hereby make the following findings and determinations regarding said proposed Tentative Map: 1. The California Creekside Tentative Subdivision Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design or improvements of the California Creekside Tentative Subdivision Map is consistent with .he City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for residential development. 3. The California Creekside Tentative Subdivision Map is consistent with the Planned Development herein proposed for this project and is therefore consistent with the City of Dublin Zoning Ordinance. 4. The site is located adjacent major roads on 35.4 acres of relatively flat topography and is, therefore, physically suitable for the type and density of development. w w ; Ali l 5. With the incorporation of mitigation measures from the Program EIR, action programs and policies of the Eastern Dublin Specific Plan, and Conditions of Approval listed below, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 6. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of, property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to letters dated March 27, 1996, from DRFA, and March 14, 1996, from DSRSD if conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between Alameda County and DSRSD. The developer has entered into an agreement to provide school facilities mitigation with the Dublin Unified School District assuring school capacity. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: 1. The approval of this application(PA 95-048) is consistent with the intent/purpose of Section 8- 95.0 (Site Development Review) of the Zoning Ordinance. 2. The approval of this application, as conditioned, complies with the policies of the General Plan, with the Eastern Dublin Specific Plan and with Planned Development Regulations for the project which allow for residential development at this location. 3. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and City of Dublin Zoning Ordinance. 4. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 5. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances and implements the Eastern Dublin Specific Plan. 6. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to provide a desirable environment for the development. 7. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings have been incorporated into the project and as Conditions of Approval in order to insure compatibility of this development with the development's design concept or theme and the character of adjacent buildings and uses. 8. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Tentative Map and Site Development Review for PA 95-048 subject to the following Conditions of Approval, and does hereby recommend that the City Council approve PA 95-048 Planned Development Rezoning subject to the following Conditions of Approval: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to final occupancy of any building, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the Conditions of Approval. [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 Flood Control & Water Conservation District(Zone 7). TENTATIVE MAP 1. PA 95-0048, California Creekside, Tentative Map Tract 6822 is approved to subdivide an existing 813 gross acre remainder parcel created by Tentative Parcel Map 6879 into 154 single family lots and 48 parcels containing 123 airspace condominium townhouses. Said 48 parcels and Parcel A being held in common by the owners of the 123 townhouses. This approval shall conform generally to the Tentative Map prepared by Ruggieri-Jensen and Associates dated received by the Planning Department on April 10, 1996, consisting of three sheets, labeled Exhibit A, stamped approved and on file; to the TJKM Traffic Study and Addendum dated February 1996; to the written statement prepared by the Applicant dated received April 1, 1996; and to the Acoustical Analysis prepared by Environtech Consultants, dated received December 18, 1996, by the City of Dublin Planning Department and on file. [PL, PW] 2. The Parcel Map for Tentative Parcel Map 6879 must be approved by the Public Works Director and recorded before the Final Map for Tentative Map 6822 may be approved by the City and recorded. [PW] 3. The Applicant shall comply with all applicable City of Dublin Typical Public Works Conditions of Approval for Subdivisions. In the event of a conflict between the Public Works Typical Conditions of Ap proval val for Subdivisions and these Conditions, these conditions shall prevail. (see Attachment 2) W] 4. The approval of this Tentative Map shall be pursuant to the term set forth in the Development Agreement approved by the City of Dublin on , 1996, and recorded on , 1996. The California Creekside Tentative Map shall expire , 2001, unless the agreement is terminated at an earlier date, then the approval shall expire at the standard time of two and one half(2 1/2) years as set forth in the Dublin Municipal Code and in the regulations of Section 66452.6 of the Subdivision Map Act. In the event of conflict between the terms of the Development Agreement and the following conditions, the terms of the Development Agreement shall prevail. [PW, PL]. PRIOR TO FINAL MAP APPROVAL: 1. The Developer shall prove to the City that this subdivision is protected from a 100-year storm event, especially from waters in Tassajara Creek. The pad elevations must be one foot above 100-year flood. [PW] 2. The two streets along Dublin Boulevard shall align with the two entrances into the shopping center across Dublin Boulevard. [PW] 3 `(' 12? 3. Dedications of street rights-of-way along Dublin Boulevard,the Transit Spine and the public streets shown on the Tentative Map shall be included in the Final Map.[PW] 4. Any easements now existing on the site,and not to be part of the proposed utility and street improvements,shall be abandoned and removed prior to approval of the Final Map.[PW] 5. All utilities shall be underground,with the exception of transformer vaults in Townhouse portion of development.In areas where the joint trench will be constructed,the Final map shall include a ten(10) foot Public Utilities Easement behind the street rights-of-way.. (108,109,228)[PW] 6. Developer shall provide documentation that electric,gas,and telephone service can be provided to the subdivision.(107)[PL] 7. Applicant shall provide Public Utility Easements per requirements of the Public Works Director and/or public utility companies as necessary to serve this area with utility services. [PW] 8. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided,copies of the deeds and the Final Maps for adjoining properties and easements shall be submitted at the time of the submission of the final subdivision maps,if the Director of Public Works deems necessary.[PW] 9. The Final Map and improvement plans shall be substantially in accordance with the Tentative Map prepared by Ruggieri-Jensen and Associates dated received April 2,1996,unless otherwise modified by the conditions contained herein.[PW] 10. The common open space areas shall be shown as lettered lots on the final map(s).[PW] PRIOR TO GRADING PERMIT APPROVAL: 1. Permits shall be required for oversized and/or overweight construction loads coming to and leaving the site. If soil is to be imported or exported from the site,a haul route plan shall be submitted to the City for review and approval.[PW] 2. All construction traffic may be subject to specific routing as determined by the Public Works Director, in order to minimize construction interference with regional non-project traffic movement.(268)[PW] 3. As part of the grading permit application,subdivider shall submit a Construction Impact Reduction Plan. Said Plan shall include those items addressed as a concern in the Program EIR,in particular,Mitigation Measures 3.11/1 through 3.11/4 and 3.11/7.(269 and 270)[PL,PW] 4. Prior to approval of the grading plans,Applicant shall prepare a Geotechnical Report covering this site for review by the City,and shall design the grading plan to the recommendations outlined in the geotechnical investigation report on the plans and notes for the project and as required by the City's Grading Ordinance(as a minimum).(184,198)[PW] 5. Developer shall prepare plans for the periodic inspection and maintenance of subsurface drainage features,and the removal and disposal of materials deposited in surface drains and catch basins. (199)[PW] 6. Developer shall prepare and submit a Construction Noise Management Program,to the satisfaction of the Community Development Director,that identifies measures proposed to minimize construction noise impacts on existing residents,and shall ensure that construction or grading on the site complies with that program. (263,264)[PL] 7. Developer shall insure that stationary source emissions associated with project development are minimized. This shall be accomplished by preparation of a written program to accomplish the requirements of Mitigation Measure 3.11/12.0 of the Eastern Dublin EIR to the satisfaction of the Community Development Director prior to the issuance of a grading permit.(278)[PL] 8. Street name signs shall display the name of the street together with a City Standard shamrock logo. Posts shall be galvanized steel pipe. A street sign/naming plan shall be submitted prior to application for grading permit and shall be subject to the Public Works Director's review and approval. [PW] 9. Within 60 days prior to habitat modification,subdivider shall request that the City a biological survey undertaken for the project site(Preconstruction Survey). Said Survey shall be prepared by a biologist(to be approved and hired by the City prior to commencement of work). Said Survey shall examine whether any sensitive species exist on or adjacent to the site and if they exist shall include protection plans for the species. Subdivider shall be responsible for the cost of the Survey and Staff review of same. Subdivider shall request that the survey be undertaken at least 60 days prior to the anticipated habitat modification date so that City will have adequate time to ensure that the survey occurs at least 21 days prior to anticipated habitat modification. Subdivider shall be responsible for implementing recommendations of the Preconstruction Survey including any modifications to site design and to plans to protect sensitive species that may be discovered as a result of the Survey. Determination of the significance of the discovery shall be determined by the Community Development Director.(222,230) L 10. Should any Kit Foxes be discovered on the site either during the preconstruction Survey or during project construction,the subdivider shall be responsible for complying with the Kit Fox Protection Plan. (219)[PL,PW] 11. Prior to commencement of any grading or construction activities adjacent to Tassajara Creek,temporary fencing shall be installed along the eastern property line,effectively separating the site from Tassajara Creek. Said fencing is to remain in place throughout the construction process. [PL,PW,B] 12. All of the plans,including Improvement Plans,Grading Plans,and subdivision maps,must be designed to the City of Dublin's standards,policies,requirements,title block and formats. Grading plans must be designed based on approved soil reports. In addition to the civil engineer,a soils engineer must sign the grading plans. The soils engineer or his technical representative must observe and approve grading. All plans must be designed and signed by a Registered Civil Engineer. Plans must be prepared by a registered civil engineer and must be to the satisfaction of the Director of Public Works,and after his approval original mylars or photo mylars with three sets of blue prints must be submitted to the City. 13. The developer shall remove all trees including major root systems and other obstructions from building sites that are necessary for public improvements or for public safety as directed by the Director of Public Works.[PW] 14. Where finish grade of this property is in excess of twenty-four(24")inches higher or lower than the abutting property or adjacent lots within the subdivision,a retaining wall or other suitable solution acceptable to the Director of Public Works shall be required and any fence or wall shall be measured from the top of grade on the higher side of the retaining wall or slope.[PW] 15. Prior to approval by the City of a grading permit or a site development permit,the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. [DSR] 16. The Developer shall supply the Planning Department with a copy of the Developer's Phase 1 and Phase 2 environmental assessment studies prior to issuance of a grading permit. All remediation required by those studies shall be implemented to the satisfaction of the Director of Public works prior to Improvement Plan approval[PL,PW] 5 IZ� PRIOR TO IMPROVEMENT PLAN APPROVAL: 1. The Developer shall submit a replacement Tentative Map showing an alternative provision for incorporating lots B,C and D into the adjacent residential lots. This alternative provision will be utilized and the maintenance of these areas will be the responsibility of the owner of the residential lot of which they are a part if the City does not accept responsibility for lots B,C,and D. [PL] 2. The circular island at the intersection of"A"and"B"streets shall have raised dot approach islands to preclude drivers making left-hand turns from short-cutting the path around the island. [PW] 3. A signage plan for the circular island intersection of"A"and`B"streets shall be prepared to the satisfaction of the Director of Public Works. [PL] 4. A detailed fencing/wall plan for the sound wall along Dublin Boulevard shall be submitted with the improvement plans for the first phase of development. The design,height and location of the fences/walls shall be subject to approval of the Community Development Director.[PW] 5. [PW,PL] 6. The Dublin Boulevard section shall be widened four(4)feet approaching each of the three public street entrances to allow right-turn lanes.[PW] 7. This project shall dedicate and construct the ultimate north half of Dublin Boulevard along the Project boundary,consisting generally of three 12 foot travel lanes,one 8 foot bike lane,a 24 foot wide landscaped median island(with curbs)and a minimum 30 foot wide setback area which shall include curb,gutter,and a 12 foot wide trail and landscaping. Transitions shall be provided at the west and east ends of the project from the new roadway section to existing Dublin Boulevard. Two of the 12 foot travel lanes and the median improvements are Oversized Improvements for which the county shall receive a credit under the terms of the Development Agreement for this project. This project shall also dedicate and construct the Transit Spine along the Project boundary to include a 14 foot travel lane,6 foot bike lane,and an 8 foot parking lane on the south portion of the street and a 20 foot travel lane on the north portion of the street. A 30 foot wide landscaped median island(with curbs) shall be constructed along the centerline of the right-of-way. The south half improvements shall include gutter,landscaping and sidewalk. the north half improvements shall include headerboard and earth drainage ditch. County shall receive credit for dedication of 38 feet of right-of-way,16 feet of road improvements,and 14 feet of landscaped median,under the terms of the Development Agreement for this project.[PW] 8. The developer shall consult with the Livermore-Amador Valley Transit Authority(LAVTA)and provide bus turnouts and shelter per LAVTA's and the City's standards and the City shall approve requested locations. (7,60)[PW] 9. The storm drainage system shall provide for all in-tract drainage,as well as through drainage. The plans shall incorporate watersheds and major storm drains as depicted on the Brian Kangas Foulk master drainage plan and/or any other study acceptable to the City for this area.(8)[PW] 10. A trail(part of the regional trail system)shall be incorporated into and as part of the sidewalk system along the Dublin Boulevard frontage.[PW] 11. The landscaped areas of the Townhouse portion of the project shall have laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable water connection. Recycled water lines shall be installed shall be installed to serve the Dublin 6 r. .�Z Boulevard,Transit Spine and Collector Street frontages and to serve landscaping along the west side of Tassajara Creek. All landscaped areas shall be subject to the City's Water Efficient Landscape Ordinance.[PW] 12. Developer shall improve the collector street with the Project along the west boundary of the Project between Dublin Boulevard and the Transit Spine. The collector street shall generally include a paved area 40 feet from face of curb(east side)to face of headerboard(west side),with sidewalk,landscaping and curb and gutter on the east side of the street and headerboard and earth drainage ditch on the west side of the street.[PW] 13. The Developer shall work with the Developer of the adjacent Developer's Diversified shopping center to provide adequate access and utility connections,to the satisfaction of the Public Works Director.[PW] 14. The improvement plans for this Tentative Subdivision Map shall be prepared by a registered civil engineer and all public improvements shall be designed and installed in accordance with the Ordinances, standards and requirements of the City of Dublin.[PW] 15. Where decorative paving is installed in public streets,a Decorative Paving Plan shall be prepared to the satisfaction of the Director of Public Works prior to approval of Improvement Plans. Pre-formed traffic signal loops shall be used under the decorative paving. Where possible,irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the City Manager.[PW,ADM] 16. Project Applicant shall submit a utilities service report to the City prior to Public Improvement Plan approval.(110)[PW,PL] 17. Provide the two handicap parking spaces for the recreation/pool area in the parking bay of the Townhouse portion of development. [PL] PRIOR TO ISSUANCE OF BUILDING PERMITS: 1. A plot plan for each single family residential lot shall be submitted and approved by the Community Development Director before approval of building permits for the respective lot. Said plot plan shall include pad elevations,setbacks,lot drainage and street utility locations.[PL] 2. The developer shall contract with the Dublin San Ramon Services District(DSRSD)to provide water, wastewater and recycled water to the site. The plans for these facilities shall be reviewed and approved by DSRSD.[PL,DSR] 3. This project is subject to the payment of drainage fees through the City of Dublin to Alameda County Flood Control District,Zone 7,for off-site major drainage channel improvement work.[PL,Zone 7] 4. Prior to issuance of any building permit,complete improvement plans shall be submitted to DSRSD that conform to the requirements of the DSRSD Code,the DSRSD"Standard Procedures,Specifications and Drawings for Design and Installation of Water and Wastewater Facilities",all applicable DSRSD Master Plans and policies and all Recycled Water Design and Construction Standards.[DSR] 5. Prior to issuance by the City of any Building Permit,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] 6. Prior to issuance by the City of any Building Permit,all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block s'/ l24 for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer,the Applicant shall pay all required DSRSD fees,and provide an engineer's estimate of construction costs for the sewer and water systems,a performance bond,a one- year maintenance bond,and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. [DSR] 7. No sewerline or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in condition 5 above have been satisfied. [DSR] PRIOR TO THE FINALING OF ANY BUILDING PERMITS: 1. Dublin Boulevard shall be widened four(4)feet approaching each of the three public street entrances within this project to allow right turn lanes.[PW] 2. The Developer shall be responsible for payment of traffic impact fees,traffic impact fees to reimburse Pleasanton for freeway interchanges,public facilities fees,noise mitigation fees,school impact fees,fire impact fees,affordable housing in-lieu fees,specific plan implementation fees,regional transportation fees, and any other fees as noted in the Development Agreement. The Tri-Valley Transportation Council is presently studying the development of a Regional Transportation Impact Fee. If this fee is adopted by the City of Dublin,or incorporated into Dublin's Eastern Dublin Traffic Impact Fee prior to building permits being issued,then the unissued building permits shall be subject to the new or revised fee. The TIF will be calculated at the time of Finaling of any Building permit.(45-54,58,286)[PW,PL] 3. The County shall widen existing Tassajara Road from Dublin Boulevard to I-580 to four lanes at the time average daily traffic(ADT)on this segment of Tassajara Road exceeds 15,000 vehicles unless Tassajara Road has already been widened by another Eastern Dublin developer. If constructed by the County,the County shall receive credit against the Traffic Impact Fee for Eastern Dublin pursuant to the Development Agreement for this project.[PW] 4. Developer is responsible for installing traffic signals at Tassajara Road and Dublin Boulevard together with left-turn lane,and for installing traffic signals at Dublin Boulevard and Hacienda Drive together with a left turn lane,unless the signals have already been installed by the developer of the Tri-Valley Crossings Project. The developer shall provide traffic signal pre-emption systems(Opticom)at the intersections where signals are required by the Director of Public Works.(65)[PW] 5. Developer shall submit a Plan Line and Striping Plan for Dublin Boulevard and the Transit Spine to the Public Works Director for review and approval. The Plan shall show interim lane configurations and transitions,and shall provide adequate street width to allow two-way left-turn lanes.[PW] 6. The developer shall widen the existing Dublin Boulevard or extend the new alignment for Dublin Boulevard from the BART easterly access road to Hacienda Drive(at Dublin Boulevard adjacent to the Tri-Valley Crossings Project)to four lanes if this Project begins construction after the Tri-Valley Crossings Project(or any phase of it)and the Dublin Ranch Phase 1 Project(PA 95-030)have been constructed. If constructed as part of this Project,the County shall receive credit against the Traffic Impact fee for the forgoing improvements pursuant to the Development Agreement for this project.[PW] 7. The developer waives any right to protest the inclusion of the property or any portion of it in a Landscape and Lighting Assessment District or similar assessment district,and further waives any right to protest the annual assessment for that District. The developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required 8 i29 Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Community Development Director prior to final inspection. [PL] 8. The Developer shall install a 6 foot high fence at the top of bank of Tassajara Creek subject to approval by the Director of Public Works prior to occupancy of the first dwelling. Fencing other than six-foot black vinyl-clad fencing, such as decorative metal fencing, is acceptable to Zone 7 provided that the City, or another entity, is responsible for upkeep and repair. [PL, Zone 7] 9. The applicant shall confer with local postal authorities to determine the required type of mail units and provide a letter from the Postal Service stating their satisfaction at the time of approval of the Final Map. Specific locations for such units shall be to the satisfaction of the Postal Service and the Dublin Planning Department. [PL] STORM WATER RUNOFF/POLLUTION 1. The developer shall demonstrate to the Director of Public Works that the development meets the requirements of the City of Dublin's"Best Management Practices"to mitigate storm water pollution. (171) [PW] 2. Pursuant to requirements of Federal law, a NPDES permit shall be obtained from the RWQCB, and any terms of the permit shall be implemented, if applicable.(172) [PW] FIRE 1. The Developer shall comply with all conditions of the Dougherty Regional Fire Authority included in the letter to Dennis Carrington from that agency dated March 27, 1996. [DRFA] POLICE 1. Fire access between residences shall be controlled by fences and adequate gates to prevent unauthorized pedestrian traffic. (70)[F, PO] 2. Applicant shall submit a projected timeline for project completion to the Dublin Police Services Department, to allow estimation of staffing requirements.(66, 70)[PO] ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 1. The legal responsibility for maintenance and the liability for flood damage caused by inadequate maintenance of this reach of Tassajara Creek remains with the owner. Zone 7 will not maintain any flood control facilities it does not own in fee title. [Zone 7] 2. A minimum setback of 20 feet from (a)top of bank, or(b) a 2.0 (horizontal)to a 1 (vertical)projection from the toe of the arroyo to the top of ground (whichever is greater) should be provided. No buildings or permanent structures should be constructed within this setback area. [Zone 7] 3. To avoid overbank erosion, the area adjacent to the flood control right-of-way should be graded to drain away from the creek and to the on-site storm drain system. [Zone 7] 4. Drainage entering the creek should enter through reinforced concrete pipes and be protected with outfall structures such as shown on Alameda County Flood Control and Water Conservation District (ACFC&WCD) Standard Drawing SF-605. [Zone 7] 5. Special Drainage Area 7-1 was established by the ACFC&WCD Board (Resolution 6922, May 17, 1966) to provide for a program of flood control improvements along the major streams and arroyos within Zone 7 of ACFC&WCD. Ordinance No. 53 of the Alameda County Flood Control and Water Conservation District prescribes fees and charges within SDA 7-1 to be collected at the time of issuance of a building or use permit. The fees and charges so collected are used to finance SDA 7-1 flood control improvements. [Zone 7] 6. Known water wells without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7. Other wells encountered prior to or during construction are to be treated similarly. [Zone 7] 7. Ensure that recycled water projects meet any applicable salt mitigation requirements of Zone 7. (141) [PW] 8. The applicant shall comply with all Alameda County Flood Control and Water Conservation District - Zone 7 Flood Control requirements and applicable fees. [Zone 7, PW] DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 1. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. [DSR] 2. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the Applicant for any project that requires a pumping station. [DSR] 3. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. [DSR] 4. DSRSD policy requires public water and sewer lines to be located in public streets rather than in off- street locations to the fullest extent possible. If unavoidable,public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. [DSR] 5. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. [DSR] 6. Prior to approval by the City for recordation, the Final Map shall be submitted to and approved by DSRSD for easement locations, widths, and restrictions. [DSR] 7. The Applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. [DSR] 8. Applicant shall coordinate off-site and on-site potable and recycled water and sewer pipeline construction with the following project activities: 10 5—/ /29 a. Santa Rita Water and Sewer Improvements as shown in the"Project Manual for the Construction of Santa Rita Water and Sewer Improvements",March 1996,by G.S.Dodson and Associates,as may be amended,except as otherwise provided within these Standard and Special Conditions.(Bid opening scheduled April 5,1996.)[DSR] b. Dublin Boulevard widening and improvements within vicinity of the proposed Tri-Valley Crossings project. This project includes reaches of potable and recycled water mains that will need to be extended east in order to serve the subject development.[DSR] 9. Potable and recycled water facilities and sewer facilities shall be constructed as required by DSRSD Major Infrastructure Policy(Board Resolution 29-94)and in conformance with DSRSD Master Planning. Developer must additionally apply for and construct potable and recycled water pipelines and facilities sufficient to serve this project on Dublin Boulevard from Hacienda Drive east to the eastern project site entrance road in accordance with Standard Conditions 1,2,4,5,and 9-12 above and DSRSD Standards and requirements. Applicant shall coordinate design,timing and phasing of construction of on site water facilities with all required off site water facilities. 10. All in-tract potable and recycled water and wastewater pipelines and facilities shall be constructed by the owner/developer in accordance with all DSRSD requirements.[DSR] 11. Requirement for dual piping to facilitate future recycled water use for landscaping purposes(City of Dublin Water Efficient Landscape Ordinance)shall be met.[DSR] Handicap Ramps 1. Handicap ramps must be placed at all curb and curb returns where sidewalks occur and conform to Federal ADA and City of Dublin Standards.[PW] Archaeology 1. Should any prehistoric or historic artifacts be exposed during excavation and construction operations, works shall cease immediately and the City Planning Department shall be notified. A qualified archaeologist shall be consulted to determine whether any such materials are significant prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Appendix K of the California Environmental Quality Act Guidelines.[PL,PW,B] Hold Harmless 1. The subdivider shall defend,indemnify,and hold harmless the City of Dublin and its agents,officers, and employees,from any claim,action,or proceeding against the City of Dublin or its agents,officers, or employees,to attack,set aside,void,or annul,an approval of the City of Dublin or its advisory agency,appeal board,Planning Commission,City Council,Community Development Director,Zoning Administrator,or any other department,committee,or agency of the City concerning a subdivision or other development which actions is brought within the time period provided for in Government Code Section 66499.37;provided,however,that the subdivider's or permittee's duty to so defend,indemnify, and hold harmless shall be subject to the City's promptly notifying the subidivider or permitee of any said claim,action,or proceeding and the City's full actions,or proceedings.[PL] CC&R's/Maintenance/Homeowner's Association 1. Covenants,Conditions and Restrictions(CC&R's)shall be established for this development. The CC&R's shall be approved by the Community Development Director prior to the recordation of the Final Map to assure that:[PL] 11 fi", a. A Homeowner's Association is established for the Townhouse portion of this development complete with Bylaws. b. There is adequate provision for at least the maintenance,in good repair,of all commonly owned facilities,property and landscaping,including but not limited to open space areas,lighting,recreation facilities,landscape and irrigation facilities,fencing,and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a vehicle,whether towed or self-propelled on its own chassis or attached to the chassis of another vehicle and designed or used for temporary dwelling,recreational or sporting purposes. The term includes,but is not limited to,travel trailers, pickup campers,camping trailers,motor coach homes,converted trucks and busses,and boats and trailers.[PL] d. The landscaping and irrigation in the Single Family portion of the development shall be maintained and kept in good order by the resident and/or owner of each residence. 2. The applicant shall comply with the City's proposed Wildfire Management Plan for covering long-term maintenance of the urban/open-space interface. The Plan requirements shall be incorporated into the CC&R's for the project. If a Wildfire Management Plan has not been adopted prior to approving the CC&R's for the project,the applicant shall provide a project specific wildfire management plan and shall submit this plan prior to recordation of the Final Map.(17,75,77)[F,PL,PW] 3. Developer is responsible for landscape and lighting maintenance through Lighting and Landscaping Maintenance Assessment Districts or any other method of maintaining the landscaping and lighting approved as part of this project.[PL] Bonds 1. A faithful performance bond or securities that are 100%of Improvement costs,and a labor and material bond or securities that are 50%of Improvement costs,must be provided prior to issuing any grading and/or improvement permits. Improvement costs will include street,drainage,grading,backfill of utilities,and landscaping cost to the satisfaction of the Director of Public Works.[PW,ADM] 2. Labor and materials bond will be released after City's acceptance of improvements. The Performance bond will be released one year after acceptance of improvements and after all defects have been repaired. The Developer,with the approval of the Director of Public Works, has the option of providing a Maintenance Bond after acceptance of improvements by the City in the amount of 25%of improvement costs. This will serve instead of the Faithful Performance Bond. Prior to release of the Faithful Performance Bond or the Maintenance Bond,all improvements and landscaping shall be installed and established per approved plans and a declaration by the project civil engineer that the finished graded building pads are within± 0.1 feet in elevation of those shown on approved plans.[PW,ADM] Encroachment Permit 1. An encroachment permit shall be secured from the Public Works Director for any work done within the public right-of-way where this work is not covered under the improvement plans.[PW] Phased Occupancy Plan 1. If occupancy is requested to occur in phases,then all physical improvements within each phase shall be required to be completed prior to occupancy of units within that phase except for items specifically excluded in an approved Phased Occupancy Plan,or minor hand work items,approved by the Planning Department. The Phased Occupancy Plan shall be submitted for Community Development Director review and approval a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all lots in each 12 s� , J.29 phase,and shall substantially conform to the intent and purpose of the subdivision approval. No individual unit shall be occupied until the adjoining area is finished,safe,accessible,provided with all reasonably expected services and amenities,and separated from remaining additional construction activity. Subject to approval of the Community Development Director,the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. [PL,B] 2. Prior to the sale of any unit within a phase,the Applicant/Developer shall obtain a written acknowledgment(secured from the individual property owner)acknowledging the continuance of construction activity within the unoccupied phases of the project. The written acknowledgment shall include a statement that the property owner has reviewed and understands the phasing plan and the associated Conditions of Approval. Said acknowledgment is subject to City Attorney review and approval. The Applicant/Developer shall keep a copy of said written acknowledgment on file and shall submit the original signed acknowledgment to the Planning Department within three(3)days upon request of the Community Development Director. If the Applicant/Developer fails to comply,the Community Development Director may require the submittal of the written acknowledgment prior to release of occupancy of any future units and/or future phases. [PL,ADM,B] Noise Mitigation 1. Developer shall install six-foot high airtight patio fencing in the four townhouses nearest to Dublin Boulevard. Barrier height is in reference to the patio floor.[PL,B] 2. Glass sections of the building elevations facing Dublin Boulevard shall provide a sound insulation equal to that required to meet an STC(Sound Transmission Class)rating of 27. This applies to glass sections in buildings on lots adjacent to the south property line as shown in Figure 3 of the"Acoustical Analysis of The California Creekside Project In the City of Dublin"dated October 11,1995,prepared by Environtech Consultants. The requirement applies to the complete operable(or fixed)assembly including frames and seals. The specified ratings assume that windows do not occupy more than 35%of the exterior wall area or of the floor area of a given living space. [PL,B] 3. Mechanical ventilation acceptable to the Building Department shall be provided for units on the south and west side of the development as shown in Figure 4 of the Acoustical Analysis for the project to assure habitability in accordance with Title 24 and the Uniform Building Code. Windows for these units shall be operable. Exterior doors for these units shall be one and three-quarters inch thick solid core doors with full perimeter seals. All frames and seals for these units shall be thoroughly caulked with resilient caulking and weather-stripped to prevent air leaks. Kitchen and bathroom vents for these units shall be provided with exterior or interior dampers. [PL,B] General 1. The Developer shall ensure that areas undergoing grading and all other construction activity are watered or other dust control measures used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. Further,the developer shall keep adjoining public streets and driveways free and clean of project dirt,mud,materials and debris,and clean-up shall be made during the construction period,as determined by the Public Works Director.(267)[PW] 2. Construction and grading operations shall be limited to weekdays,Monday through Friday,and non-City holidays,between the hours of 7:30 a.m.and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors'overtime.[PL] 3. Any]relocation of improvements or public facilities shall be accomplished at no expense to the City. 13 c7 f 29 4. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. [B] 5. Approval of this Tentative Map is subject to the Applicant securing approval from the City Council of the proposed Development Agreement Amendment associated with this request. [PL] 6. The developer shall provide all homes with cable TV and telephone.[PL] 7. All water, gas, sewer, underground electric power, cable television or telephone lines and storm drain facilities shall be installed before any paving, curb, gutter or sidewalk is installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived by the Director of Public Works in writing. [PW] 8. For production units the first lift of asphaltic concrete will be required by phase on the subdivision streets prior to combustible construction. [PL] SITE DEVELOPMENT REVIEW 1. This Site Development Review approval is for PA 95-048 establishes the design concepts and regulations for the California Creekside development. Development pursuant to this Site Development Review shall generally conform to the following plans and documents available and on file in the Planning Department(some of the following items require revisions as noted in other Conditions herein): Architectural Plans prepared by Kaufman& Broad for single family homes dated received April 9, 1996, by the City of Dublin Planning Department, and for Townhouses dated Received December 18, 1996, by the City of Dublin Planning Department; Site Plan and Preliminary Landscaping Plan prepared by The Frisbee Planning Company dated Received April 2, 1996, by the City of Dublin Planning Department stamped approved and o file. The Site Development Review shall also generally conform to the Color and material board dated received December 18, 1995, on file in the City of Dublin Planning Department; the written statement prepared by the Applicant dated received April 1, 1996; and Acoustical Analysis prepared by Environtech Consultants, dated received December 18, 1996, by the City of Dublin Planning Department, and on file. Plotting Plans 1. Plotting Plans for each phase of the project shall be submitted by the Developer to the Planning Department for approval by the Community Development Director prior to submitting for building permits in each respective phase. [PL] 2. Plotting for Dwelling unit types in Phase 1 shall be as shown on the Plotting Plan dated received April 10, 1996. [PL] Air Conditioning Units 1. Air conditioning units shall be screened from public view with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non- movable materials to be approved by the Building Official and Community Development Director. [B, PL] Automatic Garage Door Openers 1. Automatic garage door openers shall be provided and shall be of a"roll-up type" for the Townhouse portion of the project. Garage doors shall not intrude into the public right of way. [B, PL] 14 ' Fencing 1. Construction/installation of common/shared fences for all side and rear yards shall be the responsibility of the developer.[PL] 2. All wall or fence heights shall be a minimum 6 feet high(except in those locations where Section 8- 60.55 of the Zoning Ordinance requires lower fence heights)and shall be designed to insure clear vision at all street intersections to the satisfaction of the Director of Public Works.[PW] 3. Fencing placed at the top of banks/slopes shall be provided with a minimum one foot level area on both sides,in order to facilitate maintenance by the property owners.[PW,PL] Street Lights 1. Street lights on arterial streets shall be the City Standard cobra head luminaries with galvanized poles. Either standard City cobra head luminaires or decorative lights may be used on residential streets. Decorative lights shall be designed so as to not shine into adjacent windows,shall be easily accessible for purchase over a long period of time(e.g.30 or more years),and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan demonstrating compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to the Public Works Director's review and approval. The type of residential street lights used shall be acceptable to the Director of Public Works. [PW] Parking 1. The developer shall provide parking as shown on the Site Plan and Preliminary Landscape Plan dated received April 2,1996,by the Dublin Planning Department. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the"Typical Parking Striping Detail"(Attachment 5). Handicapped,visitor,employee and compact parking spaces shall be appropriately identified on the pavement. [PL] Police 1. Except as may be specifically provided for within the General Provisions for PA 95-019,development shall comply with the City of Dublin Site Development Review Standard Conditions,and with the City of Dublin Residential Security requirements(Attachments 3 and 6).[PO,PL,B] Landscaping 1. The Applicant shall,prior to issuance of building permits or according to the requirements of the Phased Occupancy Plan,whichever is first,submit a Final Landscaping and Irrigation Plan stamped and approved by the Director of Public Works and the Community Development Director and Dougherty Regional Fire Authority while this project is adjacent to wildfire areas. That plan should generally conform to the Site Plan and Preliminary Landscape Plan(Exhibit A)prepared by The Frisbee Planning Company,dated received April 2,1996. It must reflect the revised project design shown on the Tentative Map dated received April 2,1996. Plans shall indicate the general plant palette proposed including the number of plants,a description of the type of plants,their rate of growth,size in 3-5 years, mature size,container size at time of planting,both common and botanical names,and indicate planting and staking details(all trees shall be double staked). The Final Landscape and Irrigation Plan shall also include,but not be limited to,the following items:[PL] a. Street tree varieties of a minimum 15 gallon size shall be planted along all street frontages as shown on the Landscaping Plan. Exact tree locations and varieties shall be reviewed and approved by the Community Development Director. Trees planted within,or adjacent to, 15 q ( sidewalks or curbs shall be submitted to the Planning Department for review and approval by the Community Development Director and the Public Works Director.[PL,PW] b. Landscaping at street intersections shall be such that sight distance is not obstructed. Except for trees,landscaping shall not be higher than 30 inches above the curb in these areas. [PW,PL] c. Shrub,vine,espalier,perennial and groundcover varieties shall be reviewed and approved by the Community Development Director.[PL] d. Use fire-resistant or drought tolerant plant varieties in the plant palette.[PL,F] 2. Transformers,irrigation control boxes,backflow devices,valves,and the like shall be enclosed in vaults, fencing and/or painted out and landscaped,as determined acceptable to the Community Development Director. Location of these items shall be indicated on the Final Landscape Plans.[PL] 3. The Applicant/Developer shall sign and submit a copy of the City of Dublin Standard Plan,Material, Irrigation System and Maintenance Agreement(Attachment 4)prior to the occupancy of any units.[PL] 4. The Applicant/Developer shall ensure that the Final Landscaping and Irrigation Plan conforms to the City's Water Efficient Landscape Ordinance.[PL] Standards 1. Prior to fmal approval allowing occupancy of any new home the physical condition of the subdivision and the lot where the home is located shall meet minimum health,design and safety standards including, but not limited to the following: a. The streets providing access to the home shall be complete to allow for safe traffic movements to and from the home.[PL] b. All traffic striping and control signing on streets providing access to the home shall be in place. [PW] c. All street name signs on streets providing access to the homes shall be in place.[PL] d. All street lights on streets providing access to the homes shall be energized and functioning. [PW] e. All repairs to the street curb,gutter and sidewalk which may create a hazard shall be required or any non-hazardous repairs shall be complete and bonded for.[PW] f. The homes shall have a back-lighted illuminated house number.[PL] g. The lot shall be finish graded and final grading inspection shall have been approved by the Building Department.[B] h. All sewer clean-outs,water meter boxes and other utility boxes shall be set to grade to the approval of the Director of Public Works.[PW] i. The homes shall have received all necessary inspections and have final approval by the Building Department to allow occupancy.[B] j. All fire hydrants in streets providing access to the homes shall be operable to City and DRFA standards.[DRFA] 16 t r,'-16 k. All streets providing access to the homes shall be improved to an adequate width and manner to allow for fire engine circulation to the approval of the Director of Public Works and DRFA. [PW, DRFA]] 1. All front yards of single family dwellings shall be landscaped. All common areas of the Townhouse portion of the project shall be landscaped by phase. [PL] m. All mail-box units shall be at the back of the curb. [PL] n. No three car single garages shall be located on a corner lot(three car duplex garages are permissible.) [PL] o. Exterior lighting shall be provided for stairwells, and dwelling entrances, and shall be of a design and placement so as not to cause glare onto adjoining properties. [PL] p. Lighting used after daylight hours shall be adequate to provide for security needs. (Photometrics and lighting plans for the site shall be submitted to the Planning Department and Dublin Police Services for review and approval prior to the issuance of building permits). [PL, PO, B] Glare/Reflective Finishes 1. The use of reflective finishes on building exteriors is prohibited. In order to control the effects of glare within this subdivision, reflective glass shall not be used on all east facing windows. [PL] General 1. The refuse collection areas within the project shall be reviewed by the garbage service provider to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. (279)[PL] 2. The Developer shall comply with applicable Dougherty Regional Fire Authority, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. [F, PW, PO, Z7, DSR, PL] 3. To apply for building permits, the Applicant shall submit six (6) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. [B] 4. Approval of the Site Development Review shall be valid for one year, until April 16, 1997. If construction has not commenced by that time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months (Applicant must submit a written request for the extension prior to the expiration date of the Site Development Review) by the Community Development Director upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. [PL] 17 Col I el 5. The SDR will be revocable for cause in accordance with Section 8-90.3 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 16th day of April, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director G:\PA95-048\peretmsd 18 )29 Recording Requested by: City of Dublin When Recorded Mail To: City Clerk City of Dublin 100 Civic Plaza Dublin,CA 94568 Space above this line for Recorder's Use DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND THE SURPLUS PROPERTY AUTHORITY OF THE COUNTY OF ALAMEDA AND KAUFMAN AND BROAD OF NORTHERN CALIFORNIA,INC. For the East Dublin Residential Project [California Creekside] RECEIVED APR 1 1 1996 DUBUN f LA.-4;411VG 1 April I,1996 EXI•1IBIT� THIS DEVELOPMENT AGREEMENT is made and entered in the City of Dublin on this day of , 1996,by and between the CITY OF DUBLIN,a Municipal Corporation(hereafter"City"),SURPLUS PROPERTY AUTHORITY OF THE COUNTY OF ALAMEDA,a Public Corporation(hereafter"COUNTY'),and KAUFMAN AND BROAD OF NORTHERN CALIFORNIA,INC.,a California corporation(hereafter"Developer"),pursuant to the authority of§§65864 et seq.of the California Government Code and Dublin Municipal Code,Chapter 8.12. RECITALS A. California Government Code§§65864 et seq.and Chapter 8.12 of the Dublin Municipal Code(hereafter"Chapter 8.12")authorize the CITY to enter into an Agreement for the development of real property with any person having a legal or equitable interest in such property in order to establish certain development rights in such property;and B. The City Council adopted the Eastern Dublin Specific Plan by Resolution No.53-93 which Plan is applicable to the Property;and C. The Eastern Dublin Specific Plan requires DEVELOPER to enter into a development agreement;and D. DEVELOPER desires to develop and holds legal interest in certain real property consisting of approximately 35.4 acres of land,located in the City of Dublin,County of Alameda,State of California,which is more particularly described in Exhibit A attached hereto and incorporated herein by this reference,and which real property is hereafter called the"Property";and E. COUNTY is the owner of real property in the City consisting of approximately 620 acres,which includes the Property described in exhibit A; F. DEVELOPER proposes the development of the Property with 154 single-family detached homes and 123 townhomes;(the"Project");and G. DEVELOPER has applied for,and CITY has approved,various land use approvals in connection with the development of the Project,including a PD District rezoning and Land Use and Development Plan(Ord.No._), tentative map(Res.No._),site development review, (Res.No._)] (collectively,together 2 April 1,1996 with any approvals or permits now or hereafter issued with respect to the Project,the "Project Approvals");and H. Development of the Property by DEVELOPER may be subject to certain future discretionary approvals,which,if granted,shall automatically become part of the Project Approvals as each such approval becomes effective;and I. CITY desires the timely,efficient,orderly and proper development of said Project;and J. The Master Development Agreement approved by CITY Resolution No. 144-95 was used as the format for negotiating this Agreement;and K. The City Council has found that,among other things,this Development Agreement is consistent with its General Plan and the Eastern Dublin Specific Plan and has been reviewed and evaluated in accordance with Chapter 8.12; and L. CITY,COUNTY and DEVELOPER have reached agreement and desire to express herein a Development Agreement that will facilitate development of the Project subject to conditions set forth herein;and M. Pursuant to the California Environmental Quality Act(CEQA)the City has found,pursuant to CEQA Guidelines section 15182,that the Project is within the scope of the Final Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which was certified by the Council by Resolution No.51-93,and the Addenda dated May 4, 1993 and August 22, 1994 (the"EIR")and found that the EIR was adequate for this Agreement;and N. On [date],the City Council of the City of Dublin adopted Ordinance No. approving this Development Agreement. The ordinance took effect on [date]. NOW,THEREFORE,with reference to the foregoing recitals and in consideration of the mutual promises,obligations and covenants herein contained, CITY,COUNTY and DEVELOPER agree as follows: 3 April 1,1996 AGREEMENT 1. Description of Property. The Property which is the subject of this Development Agreement is described in ExhibitA attached hereto("Property"). 2. Interest of Developer. The DEVELOPER has a legal or equitable interest in the Property in that it has a contract or option to purchase the Property from COUNTY in fee simple. DEVELOPER shall have no obligation hereunder unless and until it purchases the Property and takes title to the Property or any portion thereof. 3. Relationship of City.County and Developer. It is understood that this Agreement is a contract that has been negotiated and voluntarily entered into by CITY,COUNTY and DEVELOPER and that neither the COUNTY nor DEVELOPER is an agent of CITY. CITY,COUNTY and DEVELOPER hereby renounce the existence of any form of joint venture or partnership between them,and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making CITY, COUNTY and/or DEVELOPER joint venturers or partners. 4. Effective Date and Term. 4.1 Effective Date. The effective date of this Agreement shall be the date upon which this Agreement is recorded in the Office of the Alameda County Recorder. 4.2 IIm. The term of this Development Agreement shall commence on the effective date and extend five(5)years thereafter,unless said term is otherwise terminated or modified by circumstances set forth in this Agreement. 5. Use of the Property. 5.1 Right to Develop. Developer shall have the vested right to develop the Project on the Property in accordance with the terms and conditions of this Agreement,the Project Approvals(as and when issued),and any amendments to 4 April 1,1996 00 1 • any of them as shall,from time to time,be approved pursuant to this Agreement. 5.2 Permitted Uses. The permitted uses of the Property,the density and intensity of use,the maximum height,bulk and size of proposed buildings,provisions for reservation or dedication of land for public purposes and location and maintenance of on-site and off-site improvements,location of public utilities and other terms and conditions of development applicable to the Property, shall be those set forth in this Agreement,the Project Approvals and any amendments to this Agreement or the Project Approvals. 5.3 Additional Conditions. Provisions for the following ("Additional Conditions")are set forth in Exhibit B attached hereto and incorporated herein by reference. 5.3.1 Subsequent Discretionary Approvals. Conditions,terms,restrictions,and requirements for subsequent discretionary actions. (These conditions do not affect Developer's responsibility to obtain all other land use approvals required by the ordinances of the City of Dublin.) See Exhibit B 5.3.2 Mitigation Conditions. Additional or modified conditions agreed upon by the parties in order to eliminate or mitigate adverse environmental impacts of the Project or otherwise relating to development of the Project. Not Applicable 5.3.3 Phasing.Timing. Provisions that the Project be constructed in specified phases,that construction shall commence within a specified time,and that the Project or any phase thereof be completed within a specified time. See Exhibit B 5.3.4 Financing Plan. Financial plans which identify necessary capital improvements such as streets and utilities and sources of funding. See Exhibit B 5.3.5 Reimbursement. Terms relating to subsequent 5 April I.1996 la ( 1�..a reimbursement over time for financing of necessary public facilities. See Exhibit B 5.3.6 Fees.Dedications. Terms relating to payment of fees or dedication of property. See Exhibit B 5.3.7. Miscellaneous. Miscellaneous terms. See Exhibit B 6. Applicable Rules.Regulations and Official Policies. 6.1 Rules re Permitted Uses. For the term of this Agreement, the City's ordinances,resolutions,rules,regulations and official policies governing the permitted uses of the Property, governing density and intensity of use of the Property and the maximum height,bulk and size of proposed buildings shall be those in force and effect on the effective date of this Agreement. 6.2 Rules re Design and Construction. Unless otherwise expressly provided in Paragraph 5 of this Agreement,the ordinances,resolutions, rules,regulations and official policies governing design,improvement and construction standards and specifications applicable to the Project shall be those in force and effect at the time of the applicable discretionary Project Approval. Ordinances,resolutions,rules,regulations and official policies governing design, improvement and construction standards and specifications applicable to public improvements to be constructed by DEVELOPER shall be those in force and effect at the time of the applicable permit approval. 6.3 Uniform Codes Applicable. Unless expressly provided in Paragraph 5 of this Agreement,the Project shall be constructed in accordance with the provisions of the California Building Codes(Building,Mechanical,Plumbing,and Electrical)and Title 24 of the California Gode of Regulations,relating to Building Standards,in effect at the time of approval of the appropriate building,grading,or other construction permits for the Project. 7. Subsequently Enacted Rules and Regulations. 7.1 New Rules and Regulations. During the term of this Agreement,the City may apply new or modified ordinances,resolutions,rules, regulations and official policies of the City to the Property which were not in force 6 April 1,1996 ' and effect on the effective date of this Agreement and which are not in conflict with those applicable to the Property as set forth in this Agreement if the application of such new or modified ordinances,resolutions,rules,regulations or official policies would not prevent or materially delay development of the Property as contemplated by this Agreement and the Project Approvals. 7.2 Approval of Application. Nothing in this Agreement shall prevent the CITY from denying or conditionally approving any subsequent land use permit or authorization for the Project on the basis of such new or modified ordinances,resolutions,rules,regulations and policies except that such subsequent actions shall be subject to any conditions,terms,restrictions,and requirements expressly set forth herein. 7.3 Moratorium Not Applicable. Notwithstanding anything to the contrary contained herein,in the event an ordinance,resolution or other measure is enacted,whether by action of CITY,by initiative,referendum,or otherwise,that imposes a building moratorium which affects the Project on all or any part of the Property,CITY agrees that such ordinance,resolution or other measure shall not apply to the Project,the Property,this Agreement or the Project Approvals unless the building moratorium is imposed as part of a declaration of a local emergency or state of emergency as defined in Government Code§8558. 8. Subsequently Enacted or Revised Fees,Assessments and Taxes. 8.1 Fees.Exactions.Dedications. CITY and DEVELOPER agree that the fees payable and exactions required in connection with the development of the Project for purposes of mitigating environmental and other impacts of the Project,providing infrastructure for the Project and complying with the Specific Plan shall be those set forth in PD Ordinance Number ,TM Res. No. ,SDR Res.No. ,and in this Agreement. CITY shall not impose or require payment of any other fees,dedications of land,or construction of any public improvements or facilities,in connection with any subsequent discretionary approval for the Property,except as set forth in those approvals and this Agreement. 8.2 Revised Application Fees. Any existing application, processing and inspection fees that are revised during the term of this Agreement shall apply to the Project provided that(1)such fees have general applicability;(2) the application of such fees to the Property is prospective;and(3)the application of such fees would not prevent development in accordance with this Agreement. 7 April 1,1996 8.3 New Taxes. Any subsequently enacted city-wide taxes shall apply to the Project provided that: (1)the application of such taxes to the Property is prospective;and(2)the application of such taxes would not prevent development in accordance with this Agreement. 8.4 Assessments. Nothing herein shall be construed to relieve the Property from assessments levied against it by City pursuant to any statutory procedure for the assessment of property to pay for infrastructure and/or services which benefit the Property. 9. Amendment or Cancellation. 9.1 Modification Because of Conflict with State or Federal Laws. In the event that state or federal laws or regulations enacted after the effective date of this Agreement prevent or preclude compliance with one or more provisions of this Agreement or require changes in plans,maps or permits approved by the City, the parties shall meet and confer in good faith in a reasonable attempt to modify this Agreement to comply with such federal or state law or regulation. Any such amendment or suspension of the Agreement shall be approved by the City Council in accordance with Chapter 8.12. 9.2 Amendment by Mutual Consent. This Agreement may be amended in writing from time to time by mutual consent of the parties hereto and in accordance with the procedures of State law and Dublin Ordinance No.8-91. 9.3 Insubstantial Amendments. Notwithstanding the provisions of the preceding paragraph 9.2,any amendments to this Agreement which do not relate to(a)the term of the Agreement as provided in paragraph 4.2;(b)the permitted uses of the Property as provided in paragraph 5.2;(c)provisions for reservation or dedication of land as provided in Exhibit B;(d)conditions,terms, restrictions or requirements for subsequent discretionary actions;(e)the density or intensity of use of the Project;(f)the maximum height or size of proposed buildings; or(g)monetary contributions by DEVELOPER as provided in this Agreement,shall not,except to the extent otherwise required by law,require notice or public hearing before either the Planning Commission or the City Council before the parties may execute an amendment hereto. 9.4 Amendment of Project Approvals. Any amendment of Project Approvals relating to: (a)the permitted use of the Property;(b)provision for 8 April 1,1996 reservation or dedication of land;(c)conditions,terms,restrictions or requirements for subsequent discretionary actions;(d)the density or intensity of use of the Project; (e)the maximum height or size of proposed buildings; (f)monetary contributions by the DEVELOPER;or(g)public improvements to be constructed by DEVELOPER shall require an amendment of this Agreement. Any other amendment of the Project Approvals,or any of them,shall not require amendment of this Agreement unless the amendment of the Project Approval(s)relates specifically to some provision of this Agreement. 9.5 Cancellation by Mutual Consent. Except as otherwise permitted herein,this Agreement may be canceled in whole or in part only by the mutual consent of the parties or their successors in interest,in accordance with the provisions of Chapter 8.12. Any fees paid pursuant to Paragraph 5.3 and Exhibit B of this Agreement prior to the date of cancellation shall be retained by CITY. 10. Term of Project Approvals. Pursuant to California Government Code Section 66452.6(a),the term of the tentative map described in Recital G above shall automatically be extended for the term of this Agreement. The term of any other Project Approval shall be extended only if so provided in Exhibit B. 11. Annual Review. 11.1 Review Date. The annual review date for this Agreement shall be June 1, 1997,and each June 1,thereafter. 11.2 Initiation of Review. The CITY's Community Development Director shall initiate the annual review,as required under Section 8.12.140 of Chapter 8.12,by giving to DEVELOPER thirty(30)days' written notice that the CITY intends to undertake such review. DEVELOPER shall provide evidence to the Community Development Director prior to the hearing on the annual review,as and when reasonably determined necessary by the Community Development Director,to demonstrate good faith compliance with the provisions of the Development Agreement for the purposes stated in Government Code Section 65865.1. The burden of proof by substantial evidence of compliance is upon the DEVELOPER. 11.3 Staff Reports. To the extent practical,CITY shall deposit 9 April 1,1996 in the mail and fax to COUNTY and DEVELOPER a copy of all staff reports,and related exhibits concerning contract performance at least three(3)days prior to any annual review. 11.4 Costs. Costs reasonably incurred by CITY in connection with the annual review shall be paid by DEVELOPER in accordance with the City's schedule of fees in effect at the time of review. 12. Default. 12.1 Other Remedies Available. Upon the occurrence of an event of default,the parties may pursue all other remedies at law or in equity which are not otherwise provided for in this Agreement or in CITY's regulations governing development agreements,expressly including the remedy of specific performance of this Agreement. 12.2 Notice and Cure. Upon the occurrence of an event of default by either party,the nondefaulting party shall serve written notice of such default upon the defaulting party. If the default is not cured by the defaulting party within thirty(30)days after service of such notice of default,the nondefaulting party may then commence any legal or equitable action to enforce its rights under this Agreement;provided,however,that if the default cannot be cured within such thirty (30)day period,the nondefaulting party shall refrain from any such legal or equitable action so long as the defaulting party begins to cure such default within such thirty (30)day period and diligently pursues such cure to completion. Failure to give notice shall not constitute a waiver of any default. 12.3 No Damages Against CITY. In no event shall damages be awarded against CITY upon an event of default or upon termination of this Agreement. 13. Estoppel Certificate. Any party may,at any time,and from time to time,request written notice from the other party requesting such party to certify in writing that,to the knowledge of the certifying party,(a)this Agreement is in full force and effect and a binding obligation of the parties,(b)this Agreement has not been amended or modified either orally or in writing,or if so amended,identifying the amendments, and(c)the requesting party is not in default in the performance of its obligations 10 April 1,1996 Via- 1 Y under this Agreement,or if in default,to describe therein the nature and amount of any such defaults. A party receiving a request hereunder shall execute and return such certificate within thirty(30)days following the receipt thereof,or such longer period as may reasonably be agreed to by the parties. City Manager of City shall be authorized to execute any certificate requested by COUNTY or DEVELOPER upon payment of CITY's costs. Failure to execute an estoppel certificate shall not be deemed a default. 14. Mortgagee Protection:Certain Rights of Cure. 14.1 Mortgagee Protection. This Agreement shall be superior and senior to any lien placed upon the Property,or any portion thereof after the date of recording this Agreement,including the lien for any deed of trust or mortgage ("Mortgage"). Notwithstanding the foregoing,no breach hereof shall defeat,render invalid,diminish or impair the lien of any Mortgage made in good faith and for value,but all the terms and conditions contained in this Agreement shall be binding upon and effective against any person or entity,including any deed of trust beneficiary or mortgagee("Mortgagee")who acquires title to the Property,or any portion thereof,by foreclosure,trustee's sale,deed in lieu of foreclosure,or otherwise. 14.2 Mortgagee Not Obligated. Notwithstanding the provisions of Section 14.1 above,no Mortgagee shall have any obligation or duty under this Agreement to construct or complete the construction of improvements,or to guarantee such construction of improvements,or to guarantee such construction or completion;provided,however,that a Mortgagee shall not be entitled to devote the Property to any uses or to construct any improvements thereon other than those uses or improvements provided for or authorized by the Project Approvals or by this Agreement. 14.3 Notice of Default to Mortgagee and Extension of Right to Cure. If CITY receives notice from a Mortgagee requesting a copy of any notice of default given DEVELOPER hereunder and specifying the address for service thereof, then CITY shall deliver to such Mortgagee,concurrently with service thereon to DEVELOPER,any notice given to DEVELOPER with respect to any claim by CITY that DEVELOPER has committed an event of default. Each Mortgagee shall have the right during the same period available to DEVELOPER to cure or remedy,or to commence to cure or remedy,the event of default claimed set forth in the CITY's notice. CITY,through its City Manager,may extend the thirty-day cure period provided in paragraph 12.2 for not more than an additional sixty(60)days upon 11 April 1,1996 request of DEVELOPER or a Mortgagee. 15. Severability. The unenforceability,invalidity or illegality of any provisions, covenant,condition or term of this Agreement shall not render the other provisions unenforceable,invalid or illegal. 16. Attorneys'Fees and Costs. If CITY,COUNTY or DEVELOPER initiates any action at law or in equity to enforce or interpret the terms and conditions of this Agreement,the prevailing party shall be entitled to recover reasonable attorneys'fees and costs in addition to any other relief to which it may otherwise be entitled. If any person or entity not a party to this Agreement initiates an action at law or in equity to challenge the validity of any provision of this Agreement or the Project Approvals,the parties shall cooperate in defending such action. DEVELOPER shall bear its own costs of defense as a real party in interest in any such action,and shall reimburse CITY for all reasonable court costs and attorneys'fees expended by CITY in defense of any such action or other proceeding. 17. Transfers and Assignments. 17.1 Right to Assign. DEVELOPER'S rights hereunder may be transferred,sold or assigned in conjunction with the transfer,sale,or assignment of all or a portion of the Property subject hereto at any time during the term of this Agreement,provided that no transfer,sale or assignment of DEVELOPER'S rights hereunder shall occur without the prior written notice to CITY and approval by the City Council,which approval shall not be unreasonably withheld or delayed. The City Council shall consider the matter within 30 days after DEVELOPER's notice. 17.2 Release Upon Transfer. Upon the transfer,sale,or assignment of DEVELOPER's rights and interests hereunder pursuant to the preceding subparagraph of this Agreement,DEVELOPER shall be released from the obligations under this Agreement,with respect to the Property transferred,sold,or assigned,arising subsequent to the date of City Council approval of such transfer, sale,or assignment;provided,however,that if any transferee,purchaser,or assignee approved by the City Council expressly assumes the obligations of DEVELOPER under this Agreement,DEVELOPER shall be released with respect to all such 12 April 1,1996 1. .`�.a r assumed obligations. In any event,the transferee,purchaser,or assignee shall be subject to all the provisions hereof and shall provide all necessary documents, certifications and other necessary information prior to City Council approval. 17.3 Termination of Agreement Upon Sale of Individual Lots to Public. Notwithstanding any provisions of this Agreement to the contrary,the burdens of this Agreement shall terminate as to any lot which has been finally subdivided and individually(and not in"bulk")leased(for a period of longer than one year)or sold to the purchaser or user thereof and thereupon and without the execution or recordation of any further document or instrument such lot shall be released from and no longer be subject to or burdened by the provisions of this Agreement;provided,however,that the benefits of this Agreement shall continue to run as to any such lot until a building is constructed on such lot,or until the termination of this Agreement,if earlier,at which time this Agreement shall terminate as to such lot. 18. Agreement Runs with the Land. All of the provisions,rights,terms,covenants,and obligations contained in this Agreement shall be binding upon the parties and their respective heirs,successors and assignees,representatives,lessees,and all other persons acquiring the Property,or any portion thereof,or any interest therein,whether by operation of law or in any manner whatsoever. All of the provisions of this Agreement shall be enforceable as equitable servitude and shall constitute covenants running with the land pursuant to applicable laws,including,but not limited to, Section 1468 of the Civil Code of the State of California. Each covenant to do,or refrain from doing,some act on the Property hereunder,or with respect to any owned property,(a)is for the benefit of such properties and is a burden upon such properties,(b)runs with such properties,and(c)is binding upon each party and each successive owner during its ownership of such properties or any portion thereof,and shall be a benefit to and a burden upon each party and its property hereunder and each other person succeeding to an interest in such properties. 19. Bankruptcy. The obligations of this Agreement shall not be dischargeable in bankruptcy. 13 April 1,1996 20. Indemnification. DEVELOPER agrees to indemnify,defend and hold harmless CITY, and its elected and appointed councils,boards,commissions,officers,agents, employees,and representatives from any and all claims,costs(including legal fees and costs)and liability for any personal injury or property damage which may arise directly or indirectly as a result of any actions or inactions by the DEVELOPER,or any actions or inactions of DEVELOPER's contractors,subcontractors,agents,or employees in connection with the construction,improvement,operation,or maintenance of the Project. Nothing in this paragraph shall be construed to mean that DEVELOPER shall defend,indemnify or hold CITY or its elected and appointed councils,boards,commissions,officers,agents and employees and representatives harmless from any claims of personal injury,death or property damage arising from or alleged to have arisen from,the maintenance or repair by CITY of improvements that have been offered for dedication and accepted by CITY for maintenance. 21. Insurance. 21.1 Public Liability and Property Damage Insurance. During the term of this Agreement,DEVELOPER shall maintain in effect a policy of comprehensive general liability insurance with a per-occurrence combined single limit of not less than one million dollars($1,000,000)and a deductible of not more than ten thousand dollars($10,000)per claim. The policy so maintained by DEVELOPER shall name the CITY as an additional insured and shall include either a severability of interest dause or cross-liability endorsement. 21.2 Workers Compensation Insurance. During the term of this Agreement DEVELOPER shall maintain Worker's Compensation insurance for all persons employed by DEVELOPER for work at the Project site. DEVELOPER shall require each contractor and subcontractor similarly to provide Worker's Compensation insurance for its respective employees. DEVELOPER agrees to indemnify the City for any damage resulting from DEVELOPER's failure to maintain any such insurance. 21.3 Evidence of Insurance. Prior to City Council approval of this Agreement,DEVELOPER shall furnish CITY satisfactory evidence of the insurance required in Sections 21.1 and 21.2 and evidence that the carrier is required to give the CITY at least fifteen days prior written notice of the cancellation or reduction in coverage of a policy. The insurance shall extend to the CITY,its 14 April 1.1996 elective and appointive boards,commissions,officers,agents,employees and representatives and to DEVELOPER and each contractor and subcontractor performing work on the Project. 22. Sewer and Water DEVELOPER acknowledges that it must obtain water and sewer permits from the Dublin San Ramon Services District("DSRSD")which is another public agency not within the control of CITY. 23. Notices. All notices required or provided for under this Agreement shall be in writing and delivered in person or sent by certified mail,postage prepaid. Notices required to be given to CITY shall be addressed as follows: City Manager City of Dublin P.O.Box 2340 Dublin,CA 94568 Notices required to be given to COUNTY shall be addressed as follows: County Administrator County of Alameda 1221 Oak Street,Room 555 Alameda,CA 94612 and Patrick Cashman Project Director SURPLUS PROPERTY AUTHORITY OF ALAMEDA COUNTY 225 W.Winton Avenue,Room 151 Hayward,California 9454 and Adolph Martinelli Director of Planning County of Alameda 399 Elmhurst Street Hayward,CA 94544 15 April 1,1996 Notices required to be given to DEVELOPER shall be addressed as follows: Kaufman and Broad of Northern California,Inc. Attn:Matthew Koart,Vice President 3130 Crow Canyon Place,Suite 300 San Ramon,CA 94583 A party may change address by giving notice in writing to the other party and thereafter all notices shall be addressed and transmitted to the new address. Notices shall be deemed given and received upon personal delivery,or if mailed,upon the expiration of 48 hours after being deposited in the United States Mail. 25. Agreement is Entire Understanding. This Agreement constitutes the entire understanding and agreement of the parties. 26. Exhibits. The following documents are referred to in this Agreement and are attached hereto and incorporated herein as though set forth in full: Exhibit A Legal Description of Property Exhibit B Additional Conditions 27. Counterparts. This Agreement is executed in_duplicate originals,each of which is deemed to be an original. 28. Recordation. CITY shall record a copy of this Agreement within ten days following execution by all parties. 16 April 1,1996 IN WITNESS WHEREOF,the parties hereto have caused this Agreement to be executed as of the date and year first above written. CITY OF DUBLIN: By: Date: Mayor SURPLUS PROPERTY AUTHORITY OF THE COUNTY OF ALAMEDA By: Date: Its: I AUFMAN&BROAD OF NORTHERN CALIFORNIA,INC.: By: Date: Name: Its: APPROVED AS TO FORM: Date: City Attorney Date: County Counsel EHS:ria J:\WPO\MNRS W\l I4\AGREE\DEVELOP2.K&B (NOTARIZATION ATTACHED) 17 April I,1996 EXHIBIT A Description of the Property [INSERT LEGAL DESCRIPTION] EXHIBIT B Additional Conditions The following Additional Conditions are hereby imposed pursuant to Paragraph 5.3 above. 1. Subparagraph 5.3.1: Subsequent Discretionary Approvals. [PROVISIONS TO BE TAILORED TO EACH PROJECT.] 2. Subparagraph 5.3.2: Mitigation Conditions. [PROVISIONS TO BE TAILORED TO EACH PROJECT.] 3. Subparagraph 5.3.3: Phasing.Timing. [PROVISIONS TO BE TAILORED TO EACH PROJECT.] 4. Subparagraph 5.3.4: Financing Plan. [PROVISIONS TO BE TAILORED TO EACH PROJECT.] 5. Subparagraph 5.3.5: Reimbursement. [PROVISIONS TO BE TAILORED TO EACH PROJECT.] 6. Subparagraph 5.3.6: Fees.Dedications. [PROVISIONS TO BE TAILORED TO EACH PROJECT.] DEVELOPER agrees to pay the following fees to CITY: a. Traffic Impact Fees pursuant to Dublin Resolution No. 1-95 [or current resolution number,if amended]in the amount of$ b. Freeway Interchange Fee pursuant to Dublin Resolution No. in the amount of$ c. Public Facilities Fees pursuant to Dublin Resolution No. in the amount of$ d. Noise Mitigation Fee pursuant to Dublin Resolution No. in the amount of$ e. Eastern Dublin Specific Plan Preparation Fee pursuant to Dublin g( -/211 Resolution No._in the amount of$ f. Eastern Dublin Specific Plan Implementation Fee pursuant to Dublin Resolution No. in the amount of$ ;and g. insert other applicable fees DEVELOPER acknowledges that payment of school impact fees,fire capital impact fees,and sewer and water connection fees must be made to other public entities. DEVELOPER agrees to make the following dedications to CITY:insert property description and purpose of dedication 7. Subparagraph 5.3.7: Miscellaneous. [PROVISIONS TO BE TAILORED TO EACH PROJECT.] it State of California ) ss. County of Alameda ) On before me,a Notary Public, personally appeared personally known to me(or proved to me on the basis of satisfactory evidence) to be the person(s)whose name(s)is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies),and that by his/her/their signature(s)on the instrument the person(s),or the entity upon behalf of which the person(s)acted,executed the instrument. WITNESS my hand and official seal. NOTARY PUBLIC EXHIBIT"A" LEGAL DESCRIPTION ALL THAT REAL PROPERTY SITUATED IN THE CITY OF DUBLIN, COUNTY OF ALAMEDA,STATE OF CALIFORNIA,BEING A PORTION OF PARCEL 1 AS SAID PARCEL IS DESCRIBED IN THE DEED RECORDED JULY 11,1969 IN REAL 2439 AT IMAGE 213, ALAMEDA COUNTY RECORDS,CITY OF DUBLIN,ALAMEDA COUNTY,CALIFORNIA. COMMENCING AT THE SOUTHERLY CORNER OF SAID PARCEL 1;THENCE ALONG THE WESTERLY BOUNDARY LINE OF SAID PARCEL 1 NORTH 01°23'35"EAST 2416.76 FEET; THENCE LEAVING SAID WESTERLY LINE NORTH 88°36'25"WEST 2386.95 FEET TO THE POINT OF BEGINNING;THENCE SOUTH 88°48'30"EAST 1448.20 FEET TO A POINT OF CURVATURE;THENCE ALONG A NON-TANGENT CURVE TO THE LEFT WHOSE RADIUS BEARS NORTH 89°54'Ol"EAST 725.00 FEET,THROUGH CENTRAL ANGLE OF 18°21'22" AN ARC LENGTH OF 232.27 FEET;THENCE SOUTH 18°27'21"EAST 68.66 FEET;THENCE SOUTH 40°44'45"WEST 8.48 FEET;THENCE SOUTH 13°27'46"EAST 80.03 FEET;THENCE SOUTH 31°38'50"EAST 78.50 FEET TO A POINT OF CURVATURE;THENCE ALONG A NON-TANGENT CURVE TO THE LEFT WHOSE RADIUS BEARS NORTH 65°02'48"EAST 570.00 FEET;THROUGH A CENTRAL ANGLE OF 07°04'12"AN ARC LENGTH OF 70.34 FEET;THENCE SOUTH 21°33'36"EAST 11.88 FEET;THENCE SOUTH 35°29' 13"EAST 81.16 FEET;THENCE SOUTH 88°34'31"EAST 15.46 FEET;THENCE SOUTH 27°36' 12" EAST 86.24 FEET;THENCE SOUTH 40°36'31"EAST 30.91 FEET;THENCE SOUTH 13°01' 46" EAST 74.99 FEET;THENCE SOUTH 42°13'44" WEST 15.48 FEET TO A POINT OF CURVATURE; THENCE ALONG A NON-TANGENT CURVE TO THE RIGHT WHOSE RADIUS BEARS SOUTH 42°13'44"WEST 58.00 FEET,THROUGH A CENTRAL ANGLE OF 83°55'34"AN ARC LENGTH OF 84.96 FEET;THENCE SOUTH 53°50'42"EAST 17.98 FEET; THENCE SOUTH 02°01'04"EAST 84.13 FEET;THENCE SOUTH 14°12'31"WEST 4.12 FEET TO A POINT OF CURVATURE; THENCE ALONG A NON-TANGENT CURVE TO THE RIGHT WHOSE RADIUS BEARS NORTH 02°52'59" EAST 2411.24 FEET, THROUGH A CENTRAL ANGLE OF 15°06' 29" AN ARC LENGTH OF 635.81 FEET TO A POINT OF CURVATURE; THENCE ALONG A NON-TANGENT CURVE TO THE RIGHT WHOSE RADIUS BEARS NORTH 07°55'42"WEST 44.00 FEET,THROUGH A CENTRAL ANGLE OF 40°46' 05" AN ARC LENGTH OF 31.31 FEET TO A POINT OF CURVATURE;THENCE ALONG A NON-TANGENT CURVE TO THE LEFT WHOSE RADIUS BEARS SOUTH 15°21' 14"WEST 2588.24 FEET,THROUGH A CENTRAL ANGLE OF 05°32'18"AN ARC LENGTH OF 250.18 FEET; THENCE NORTH 09°48' 56" EAST 3.00 FEET TO A POINT OF CURVATURE;THENCE ALONG A NON-TANGENT CURVE TO THE LEFT WHOSE RADIUS BEARS SOUTH 09°48'56"WEST 2591.24 FEET,THROUGH A CENTRAL ANGLE OF 08°05' 22"AN ARC LENGTH OF 365.85 FEET;THENCE NORTH 88°16'26"WEST 498.85 FEET; THENCE NORTH 01°11'30"EAST 743.63 FEET TO THE POINT OF BEGINNING. EXHIBIT B Additional Conditions The following Additional Conditions are hereby imposed pursuant to Paragraph 5.3 above. Subparagraph 5.3.1 --Subsequent Discretionary Approvals None. Subparagraph 5.3.2 --Mitigation Conditions Subsection a. Infrastructure Sequencing Program The Infrastructure Sequencing Program for the Project is set forth below. Offsite improvements are depicted in Exhibit C. (i) Roads: The following improvements shall be constructed by DEVELOPER prior to final inspection for the first building permit for the Project. Certain of the improvements are required for the Project. Other improvements which are not required by the Project(hereafter"Oversized Improvements")shall be constructed by DEVELOPER and/or COUNTY as provided below. COUNTY shall be entitled to credits for the Oversized Improvements,as set forth below. A. Project Specific Improvements Prior to final inspection for the first building permit for the Project,the project-specific roadway improvements(and offers of dedication) identified in the Traffic Study for the California Creekside Proposed Residential Development,dated February 1996 prepared for Kaufman&Broad by TJKM Transportation Consultants shall be completed by DEVELOPER. B. Dublin Boulevard between West and East Edges of Project: Dublin Boulevard is currently a two lane roadway lying along the RECEIVED April4,1996 APR i 1 1996 C 114 DUBLIN PLANNING south boundary of the Property. The ultimate north half of the street shall be constructed by DEVELOPER and/or COUNTY along the Project boundary, consisting generally of three 12'travel lanes,one 8'bike lane,a 24'wide landscaped median island(with curbs)and a minimum 30'wide setback area which shall indude curb,gutter,a 12'wide trail and landscaping. Transitions shall be provided at the west and east ends of the project from the new roadway section to existing Dublin Boulevard. Two of the 12'travel lanes and the median improvements are Oversized Improvements for which COUNTY shall receive a credit pursuant to in Subparagraph 5.3.5. C. Transit Spine The Transit Spine is a new street that is planned to ultimately extend from Hacienda Drive east to Tassajara Road. The following portions of the Transit Spine shall be constructed by DEVELOPER and/or COUNTY: Along the north boundary of the Project,the south half of the Transit Spine shall be constructed to include a 14'travel lane,6'bike lane,and 8' parking lane. The north half of the Transit Spine shall be constructed to include a 20'travel lane. A 30'landscaped median island(with curbs)shall be constructed along the centerline of the right of way. The south half improvements shall include curb,gutter,landscaping and sidewalk. The north half improvements shall include headerboard and earth drainage ditch. COUNTY shall receive credit for dedication of 38'of right-of-way, 16'of road improvements and 14'of landscaped median(as shown on Exhibit C)pursuant to Subparagraph 5.3.5. D. Collector Street A collector street shall be constructed with the Project along the west boundary of the Project between Dublin Boulevard and the Transit Spine. The collector street shall generally indude a paved area 40'from face of curb(east side)to face of headerboard(west side),with sidewalk,landscaping and curb and gutter on the east side of the street and headerboard and earth drainage ditch on the west side of the street. E. Tassajara Road from Dublin Boulevard to I-580 The COUNTY shall widen Tassajara Road from Dublin Boulevard to I-580 to four lanes at the time average daily traffic(ADT)on this segment of Tassajara Road exceeds 15,000 vehicles unless Tassajara Road has already 11 April 4,1996 been widened by another Eastern Dublin developer. If constructed by COUNTY, COUNTY shall receive credit against the Traffic Impact Fee for Eastern Dublin ("Traffic Impact Fee")for the foregoing improvements pursuant to Subparagraph 5.3.5. F. Traffic Signals--Tassajara Road and Dublin Boulevard The DEVELOPER and/or COUNTY shall install traffic signals at the intersection of Tassajara Road and Dublin Boulevard together with left-turn lane unless the signals have already been installed by the developer of the Tri-Valley Crossings Project/Santa Rita Commercial Center(PA 95-013[TM],PA 95-026 [SDR]and PA 96-026[SDR] ["Tri-Valley Crossings Project"].). If constructed by DEVELOPER,COUNTY shall receive credit against the Traffic Impact Fee for the foregoing improvements pursuant to Subparagraph 5.3.5. G. Traffic Signals--Dublin Boulevard and Hacienda Drive The DEVELOPER and/or COUNTY shall install traffic signals at the intersection of Hacienda Drive and Dublin Boulevard together with a left turn lane unless the signals have already been installed by the developer of the Tri-Valley Crossings Project. If constructed as part of this Project,COUNTY shall receive credit against the Traffic Impact Fee for the foregoing improvements pursuant to Subparagraph 5.3.5. H. Dublin Boulevard West of the Project The DEVELOPER and/or COUNTY shall widen existing Dublin Boulevard or extend the new alignment for Dublin Boulevard from the BART easterly access road to Hacienda Drive(at Dublin Boulevard adjacent to the Tri-Valley Crossings Project)to four lanes if the Project begins construction after the Tri-Valley Crossings Project(or any phase of it)and the Dublin Ranch Phase I Project(PA 95- 030)have been constructed. If constructed as part of this Project,COUNTY shall receive credit against the Traffic Impact Fee for the foregoing improvements pursuant to Subparagraph 5.3.5. I. Traffic Signals at Project's Two Main Entrances The DEVELOPER and/or COUNTY shall install traffic signals at 111 aaApril 4,1996 PACE OF the two main access roads into the Project from Dublin Boulevard opposite the Tri- Valley Crossings Project's entrances to accommodate the traffic to the Project. (ii) Sewer The Dublin San Ramon Services District has prepared a report("Eastern Dublin Facilities Plan Final Report"dated December, 1993,prepared by G.S. Dodson&Associates[the"DSRSD Report"])which determines the sizes and approximate locations of pipelines to provide potable water facilities,wastewater collection facilities and recycled water facilities within the Eastern Dublin area at ultimate buildout.All references hereinafter to the DSRSD Report shall be to the report as it is periodically updated and in effect at the time of the applicable improvements and as such report is interpreted and applied by the Dublin San Ramon Services District. Prior to issuance of the first building permit for the Project,all sanitary sewer improvements to serve all building sites in the Project(or any recorded phase of the Project)shall be complete to the satisfaction and requirements of the Dublin San Ramon Services District. (iii) Water Prior to combustible construction and/or storage of combustible materials on site,sufficient water storage and pressure shall be available at the site to the satisfaction and requirements of the Dougherty Regional Fire Authority. Prior to issuance of the first building permit for the Project,all potable water system components to serve all building sites in the Project(or any recorded phase of the Project)shall be complete and in working order to the satisfaction and requirements of the Dublin San Ramon Services District. Prior to occupancy of any portion of the Project,recycled water lines shall be installed on site and within adjacent roadways to the satisfaction and requirements of the Dublin San Ramon Services District consistent with the DSRSD policy for recycled water and all recycled water connection fees shall be paid. (iv) Storm Drainage COUNTY has retained a consultant(Brian Kangas Foulk)to prepare a master drainage plan(the"Drainage Plan")showing the routes and sizes of major iv April 4,1996 storm drainage facilities for all of COUNTY's approximate 620 acres. All references hereinafter to the Drainage Plan shall be to the plan as periodically updated and in effect at the time of the applicable improvements and as such report is interpreted and applied by CITY. Prior to final inspection of the first building permit for the Project,the storm drainage systems to the site as well as on site drainage systems to the areas to be occupied shall be complete to the satisfaction and requirements of the Dublin Public Works Department applying CITY's and Zone 7(Alameda County Flood Control and Water Conservation District,Zone 7)standards and policies which are in force and effect at the time of issuance of the permit for the proposed improvements and shall be consistent with the Drainage Plan. The site shall also be protected from storm flow from off site and shall have erosion control measures in place to protect downstream facilities and properties from erosion and unclean storm water consistent with the Drainage Plan. (v) Other Utilities(e.g.gas.electricity) Construction shall be complete prior to final inspection of the first building permit. Subsection b. Miscellaneous (i) Completion May be Deferred. Notwithstanding the foregoing,CITY's Public Works Director may,in his or her sole discretion and upon receipt of documentation in a form satisfactory to the Public Works Director that assures completion,allow DEVELOPER to defer completion of discrete portions of any of the above public improvements until after final inspection of the first building permit for the Project if the Public Works Director determines that to do so would not jeopardize the public health,safety or welfare. (ii) Improvement Agreement Prior to constructing the Improvements described in Subparagraph 5.3.2(a)above,DEVELOPER shall submit plans and specifications to CITY's Public Works Director for review and approval and shall enter into an improvement agreement with CITY for construction and dedication of the public facilities. All such improvements shall be constructed in accordance with City's standards and V April4,1996rr f„ = �-1 policies which are in force and effect at the time of issuance of the permit for the proposed improvements. (iii) Bonds Prior to execution of the Improvement Agreement,DEVELOPER and/or COUNTY shall provide a performance bond and labor and materials bond or other adequate security to insure that the Improvements described in Subparagraph 5.3.2 above will be constructed prior to final inspection of the first unit. The performance bond or other security shall be in an amount equal to 100%of the engineer's estimate of the cost to construct the improvements(including design,engineering, administration,and inspection)and the labor and materials bond shall be in an amount equal to 50%of the engineer's estimate. The bonds shall be written by a surety licensed to conduct business in the State of California and approved by CITY's City Manager. Subparagraph 5.3.3 --Phasing,Timing DEVELOPER and/or COUNTY intend to construct the Project in phases. Each succeeding phase will be constructed to function in harmony with the previous phase(s). With the exception of the road improvements described in Subparagraph 5.3.2(a)(i),this Agreement contains no requirements that DEVELOPER must initiate or complete development of any phase within any period of time set by CITY. It is the intention of this provision that DEVELOPER be able to develop the Property in accordance with its own time schedules. Subparagraph 5.3.4--Financing Plan Except as provided in Subparagraph 5.3.2(b)(i) (Completion May Be Deferred),DEVELOPER will provide all infrastructure described in Subparagraph 5.3.2(a)(i)of this Agreement prior to final inspection of the first building permit for the Project. DEVELOPER and/or COUNTY intends to install all street improvements necessary for the Project at its own cost(subject to credits for any Oversized Improvements as provided in Subparagraph 5.3.5 below). VI Aprriiill4,1996 ' Other infrastructure necessary to provide sewer,potable water,and recycled water services to the Project will be made available by the Dublin San Ramon Services District. COUNTY has entered into an"Area Wide Facilities Agreement" with the Dublin San Ramon Services District to pay for the cost of extending such services to the Project. Such services shall be provided as set forth in Subparagraph 5.3.2(a)(ii)and(iii)above. Subparagraph 5.3.5 --Reimbursement Subsection a. Credits for Oversized Improvements. DEVELOPER and/or COUNTY shall construct certain Oversized Improvements in addition to the Project Specific Improvements. DEVELOPER and COUNTY are parties to an agreement that provides that COUNTY will get credit against Traffic Impact Fees for construction of any Oversized Roadway Improvements. COUNTY shall be entitled to a credit against Traffic Impact Fees for the Project for construction of any such Oversized Improvements as provided below. The Credits shall be given at the time DEVELOPER and/or COUNTY enters into an improvement agreement with CITY for construction of the applicable Improvements. The amount of the credits shall be determined at such time by the Public Works Director using the costs of construction and right-of-way values used by the CITY in calculating and establishing the Traffic Impact Fee. The amount of the Credit,once established,shall not be increased for inflation nor shall interest accrue on the amount of the Credit. No Credit shall be given unless the improvement constructed is one of the improvements described in the resolution establishing the Traffic Impact Fee and is constructed in its ultimate location. (i) Credit for Dublin Boulevard Fronting the Project Credit shall be given for two of the 12'travel lanes and the median improvements,together with the right-of-way for the two travel lanes and the median (for a total of 48'of right-of-way)unless the roadway has already been improved and dedicated as a part of other development. (ii) Credit for Transit Spine Credit shall be given for dedication of 38'of right-of-way along the north boundary of the Project,for 16'of road improvements and for 14'of vii April 4,1996 landscaped median(second paragraph of Subparagraph 5.3.2(a)(i)(C))as shown on Exhibit C. (iii) Credit for Tassajara Road,Traffic Signals and Dublin Boulevard West of the Project Credit shall be given for the improvements described in Subparagraph 5.3.2(a)(i)(E),(F),(G)and(H),if constructed. Subparagraph 5.3.6--Fees,Dedications Subsection a. Traffic Impact Fees. DEVELOPER shall pay a Traffic Impact Fee for each residential unit in the Project in the amount set forth in the City's Traffic Impact Fee for Eastern Dublin as in effect at the time such Fee is payable pursuant to the resolution establishing the amount of the Traffic Impact Fee for Eastern Dublin. For example,pursuant to City of Dublin Resolution No.41-96,the fee for a single-family residential unit on property designated for one to 14 units per acre is$4,182 and is payable not later than the date of final inspection of the unit. likewise,the fee for a single-family residential unit on property designated for 14 to 25 units per acre is$2,928,and for a unit on property designated for over 25 units per acre is$2,509. The total Traffic Impact Fee("TIP')shall be reduced,however,by the Credits for Oversized Improvements provided in Subparagraph 5.3.5 when the Oversized Improvements are constructed or guaranteed. When the Credits have been exhausted,thereafter DEVELOPER will pay the applicable TIF in accordance with the Resolution No. 1-95,as adopted January 9, 1995,or any subsequent resolution which revises the amount of the TIF. If the amount of the Credits exceeds the amount of the TIF,COUNTY shall be entitled to use the unused Credits in the manner provided by separate agreement between the COUNTY and CITY to be entered into within one year of the effective date of this Agreement. Subsection b. Traffic Impact Fee to Reimburse Pleasanton for Freeway Interchanges. DEVELOPER and/or COUNTY shall pay the Eastern Dublin I-580 Vlli April 4,1996 Interchange Fee established by City of Dublin Resolution No. 11-96 if such Fee is effective at the time of final inspection of the first unit. DEVELOPER and COUNTY shall be released from its obligation,as set forth in the preceding sentence,if a lawsuit is filed challenging the Project approvals,this Agreement,the Citys compliance with CEQA for the project,the Eastern Dublin Traffic Impact Fee or any other aspect of the development of the Property. Subsection c. Public Facilities Fees. DEVELOPER and/or COUNTY shall pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No.32-96,adopted by the City Council on March 26, 1996,or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. Notwithstanding the foregoing paragraph,not later than 12 months of the effective date of this Agreement COUNTY shall dedicate to CITY in fee simple 3.69 acres of land for the City Park located east of Tassajara Creek. The exact location of the land to be dedicated shall be determined by CITY. The land to be dedicated and underlying groundwater shall be free of hazardous substances. The dedication of 3.69 acres by COUNTY shall satisfy DEVELOPER'S obligation under Dublin Municipal Code Chapter 9.28 (CITY's"Quimby Act Ordinance")for community park land and neighborhood park land and shall be a credit against the portion of the Public Facilities Fee for the Project for"Community Parks,Land"and"Neighborhood Parks,Land." Subsection d. Noise Mitigation Fee. DEVELOPER shall pay a Noise Mitigation Fee in the amounts and at the times set forth in City of Dublin Resolution No.33-96,adopted by the City Council on March 26, 1996. Subsection e. School Impact Fees and Fire Impact Fees. School impact fees shall be paid by DEVELOPER and/or COUNTY in accordance with Government Code section 53080 and the"Agreement to Provide School Facilities Mitigation"between COUNTY and the Dublin Unified School District,as adopted by the Board of Trustees of the School District on March 20, 1996. Any fire capital impact fees shall be paid by DEVELOPER in accordance with applicable requirements of the Dougherty Regional Fire Authority or its ix pri14,1996 successors. Subsection f. Regional Transportation Impact Fee. In the event that the Tri-Valley Transportation Council recommends and the City Council adopts a Regional Transportation Impact Fee to pay for regional transportation improvements in the Tri-Valley area,DEVELOPER will pay any such fee in effect at the time of issuance of any building permits for the Project. Subsection g. Affordable Housing In-Lieu Fees CITY currently has a Rental Availability Ordinance(RAO)and is in the process of preparing and adopting an Inclusionary Zoning Ordinance(IZO)pursuant to CITY's Housing Element. Both the RAO and IZO are authorized by the General Plan. DEVELOPER and/or COUNTY will pay the Rental Availability In-Lieu Fee in effect at the time of final inspection of each unit if DEVELOPER elects not to make rental units available for rental pursuant to the Rental Availability Ordinance,unless the RAO has been repealed prior to such time. If DEVELOPER is required to pay the In-Lieu Fee and CITY later repeals the General Plan requirement which the RAO implements(General Plan§6.3(III)(E)),CITY will refund any In-Lieu Fees paid by DEVELOPER. The Project will be subject to the proposed Indusionary Zoning Ordinance, provided that DEVELOPER shall have the right in lieu of providing the required percentage of affordable units required by such ordinance to pay a fee in the amounts set forth in such ordinance,and provided further that the in lieu fee for the Project shall not exceed$1.00 per square foot for single-family detached homes and$.75 per square foot for attached homes. Subsection h. Specific Plan Implementation Fee Prior to approval of its final map,DEVELOPER shall pay a"Specific Plan Implementation Fee". The amount of the fee shall be the Project's pro rata share on an acreage basis of CITY's then current costs for implementation of the Specific Plan and the mitigation measures of the final Environmental Impact Report for the Specific Plan. Subsection i, Dedications X April 4,1996 DEVELOPER agrees to dedicate the property required for road improvements described in Subparagraph 5.3.2 above to CITY in fee simple free and both the land and groundwater shall be free of hazardous substances. Subparagraph 5.3.7--Miscellaneous Subsection a. Creek Improvements. COUNTY shall prepare a Stream Restoration Plan in accordance with the Eastern Dublin Comprehensive Stream Restoration Program and the Drainage Plan for the portion of Tassajara Creek under COUNTY ownership. Such Plan shall be prepared to the satisfaction of CITY and shall include landscaping. COUNTY shall make the improvements to Tassajara Creek identified in the Plan within 36 months of the effective date of this Agreement,unless CITY agrees in writing to a later date. Not later than 36 months of the effective date of the Agreement,COUNTY shall dedicate property on both sides of Tassajara Creek pursuant to the requirements of the Plan and Program,to the appropriate entity(as determined by the City Council) which will own and maintain such areas pursuant to the Plan and Program. The amount of land to be dedicated shall be determined by CITY consistent with the Comprehensive Stream Restoration Program. Subsection b. Waiver of Protest. COUNTY and DEVELOPER waive any right to protest the inclusion of the Property or any portion of it in a Landscape and Lighting Assessment District or similar assessment district for maintenance of trails and/or landscaping areas along Tassajara Creek,Dublin Boulevard,the 2-lane collector street running north/south on the westerly edge of the Property and the Transit Spine and further waive any right to protest the annual assessment for such maintenance. Subsection c. Dedication of Additional Park Land COUNTY may dedicate to CITY in fee simple all or a portion of the land required for the City Park located on COUNTY's remaining land. If COUNTY exercises this option,the value of the land to be dedicated shall be determined by agreement between COUNTY and CITY but in no event shall such value per acre be greater than the per acre value assumed by CITY in calculating the amount of its Public Facilities Fee. CITY shall not be obligated to accept any such land until CITY and COUNTY have agreed on the value of the land to be dedicated and CITY has determined that the land and groundwater are free of hazardous substances and that the land is appropriate for park and/or community facility uses. If COUNTY XI April 4,1996 '5 i? dedicates any land,COUNTY or its successor(s)may be entitled to a credit against payment of the Public Facilities Fee for other projects on its remaining land in the amount of the agreed upon value of the land. J:\W PD\M N RS W\114\AGRE E\D V LP-K&B.E X2 Xii cp, Aril 4,1996 'II r C jlo VL'a�1>70Q� �u =►4000�1Q�0Q$ hf T "- _ ...f ..t, ® 71�1i�QC[ �' 'n a f Qddff II099FL �i p y, I R n 0Q 0R>014-11 i , a fr,� of rEr LIN Ai ••��0 II 1r • jof• 1I• lt•�� iis iiii�ii'1 _ • 1 •\. �� �F �aA I�;orY IIipillizoil2r BB`). OS I�R. R' �bi�;f��vinrgi�_I1.1�11ri•L-n � _ � I,_ � I _ .� `� : c-iliti• - \,,, II 1:.. * preirgimr„...31061 „i-e. in _._ .._ ...,.....r, ,--...-. _ ....,,,,.., , 1 .. on - .4 , , _, ____________________ , ,,,„, ., lia ( k._____Itu •_,- ., \ .. _ .tea .......... c BRIT.A CALIFORNIA CREEKSIDE oa , ; DUBLIN. CA. R seal- .y 1cnKna A 1•ICs mr EXHIBIT "C" - OFFSITE STREET IMPROVEMENTS 04,11,96 11:03 $5108667192 KAUFMAN & BROAD ZO03 41'T.LF. 1 r IL 100'-103'(5[=PUM) `Ex PAVd1FNT r CALIFORNIA 02'-31'(SEE PLAN) I µ' 14'RNSEDq]' NEDIAM CREEKSIDE PROPERTY v B' 4 12' l LANE NE 12'SIDEWALK(TYP.) 51D-S'CI1R8 k G (TYP) SECTION A-A DUBLIN BOULEVARD • N.T.S. R 60'R C 10' 20' 20' 6' 4' £M AC PAVEMENT I EARTH I REDWOODDITCH HEADER BOARD SECTION B-B COLLECTOR ROAD 'A' N_LL r le P JT.4F.J TJF. F 108 R/w „IS'FUTURE 0.4FAOWNENT5 20' I , 30'RAISED MEINAN I 28' 4 5' k 5' 5 5' C 6' 14' 15' 15 I 14' B' 6 CAUFORNIA BIIQ: 7RAVEI. ' TRAVEL BIKE PARKING/ CREEKSIDE LANE I LATE 1 LANE LANE PROPERTY _�NEW AC PAVE3IENT SME.OTT ?z� l 510ENatx(Tn..) le 1 90nR0 ' T1F. 51p•0'CURB h GUTTER(TYR) ¢EARTh CATCH SECTION C—C TRANSIT SPINE N.T-S C EXHIBIT"C"-OFFSITE STREET IMPROVEMENTS Exhibit E General Plan Conformity and Specific Plan Conformity for PA 95-048,California Creekside GENERAL PLAN • Number of dwelling units. An analysis of the acreages of the Land Use Element of the General Plan land use designations within the project indicate that the dwelling unit yield has a range of 120 to 377 units based on calculations made at the lowest point,the mid point and the top of the density ranges for the residential categories. The project proposes 277 units which is close to the mid range yield of 270 dwelling units. The project is therefore consistent with the General Plan with regard to dwelling units proposed. • Land Uses. The residential land uses proposed are consistent with the Low Density,Medium Density and Medium-High Density Residential land uses allowed by the General Plan within the project area. • Parks/Open Space. The project is consistent with the Parks and Open Space Element of the General Plan. Although the project does not include Tassajara Creek,riparian vegetation and natural creeks will be retained as open space by Alameda County. Parkland Dedication Fees will be paid insuring that the park facilities requirements of the General Plan and the Parks and Recreation Master Plan are met. • Schools/Public Lands/Utilities. The project is consistent with the Schools,Public Lands and Utilities Element of the General Plan in that an"Agreement to Provide Schools Facilities Mitigation"has been reached with the Dublin Unified School District. The single family detached dwelling units will be charged$4.44 per square foot and the townhomes will be charged$1.73 per square foot. DRFA and DRSD have stated that they can provide fire,water and sewage to the service, if conditions in the resolution are met. • Circulation and Highways. Circulation and Highways Element requirements are met by the design of the project roadways and off-site improvements. These designs and improvements have been approved by the Director of Public Works subject to conditions of approval in the resolution. • Housing. The Dublin Housing Element requires that the City ensure housing opportunities for families in all income levels. This requirement will be met by the agreement of the Applicant,as Part of the Development Agreement,that the Project will be subject to the proposed Inclusionary Zoning Ordinance. As part of that agreement the subdivider shall have the right,in lieu of providing the required percentage of affordable units required by that Ordinance,to pay a fee in the amounts set forth in the Ordinance as long as the in lieu fee for the project may not exceed$1.00 per square foot for single-family detached units and$.75 per Square foot for attached homes. • Conservation The Conservation Element requirements were addressed by the FEIR and the policies of the Eastern Dublin Specific Plan. The impacts of this project are addressed by FEIR and meet the requirements of the Specific Plan and therefore are consistent with the Conservation Element. • Seismic Safety. The Seismic Safety and Safety Element requirements are met by this development. The project is not located near any known earthquake faults. Structures built in this project will conform to the requirements of the City. • Noise. The Noise Element of the General Plan requires that areas with Community Noise Exposure levels of 60-70 dB. An acoustical analysis prepared by Envirotech Consultants dated October 11, 1995,indicated that the provision of an 8 foot high sound wall should be installed along the south side of lots adjacent to Dublin Boulevard. This sound wall is shown on the Tentative Map. The resolution approving the Site Development Review contains conditions to address noise impacts to residences in this project. With these improvements,the requirements of the Noise Element are met. In summary,the General Plan contains elements which have requirements which must be met for the project to be found consistent with the General Plan. An exhaustive review of these requirements by Staff has indicated that the project is consistent with these requirements and is therefore consistent with the General Plan. Specific Plan • Number of dwelling units. An analysis of the acreage's of Specific Plan land use designations within the project indicate that the dwelling unit yield has a range of 120 to 377 units based on calculations made at the lowest point,the mid point and the top of the density ranges for the residential categories. The project proposes 277 units which is close to the mid range yield of 270 dwelling units. The project is therefore consistent with the specific plan with regard to dwelling units proposed. • Land Uses. The residential land uses proposed are consistent with the Single Family,Medium Density and Medium-High Density Residential land uses allowed by the Specific Plan within the project area. • Roadways. The proposed roadways as conditioned in the Draft Resolution and shown on Exhibit A are consistent with Action Program 5A which contains minimum design criteria for roadways within the Specific Plan. • Transit Stops. Transit stops are provided in conformity with Policy 5-14 which requires that transit shelters be provided at major transit stops and bus pullouts on major collector,arterial,and major arterial streets. • Pedestrian Circulation. Pedestrian circulation as shown on Exhibit A is in conformity with Action Program 5C which requires that a detailed pedestrian circulation plan be submitted for review by the City. • Bicycle Circulation. Bicycle circulation as shown on along the north side of Dublin Boulevard and along the Transit Spine/Central Parkway on Exhibit A is in conformity with Action Program 5D which requires that subdivisions include provisions for bicycle circulation. • Ownership/maintenance/management of Tassajara Creek. Policy 6-6 requires the establishment of a mechanism for ownership,management and maintenance of open space areas in Eastern Dublin,prior to final map approval. This policy has been met in the Development Agreement where Alameda County, owner of Tassajara Creek adjacent the project,has stated it accepts responsibility and liability for ownership,management and maintenance of Tassajara Creek except for lands dedicated to Zone 7. • Resources. Policies in Chapter 6,Resource Management,address riparian and wetland areas, revegetation,drainage,establishment of a stream corridor system capable of accommodating wildlife and pedestrian circulation, insuring access to stream corridors,sensitive species,contiguous open space, and vegetation enhancement/management plans. These policies will be met by the adoption of the Eastern Dublin Comprehensive Stream Restoration Program by the City and through this project design which provides access to the creek and minimizes units backing onto the creek. • Open Space Definition. Open space areas,as required by Action Program 6A,must be clearly defined, have clearly defined purposes,have maintenance responsibilities which are defined,and have the approval of police,fire and other agencies. Areas within the project,as shown on Exhibit A,are clearly defined and will be maintained as indicated in the Draft Resolution(Exhibit B)and Draft Development Agreement(Exhibit C). • Open Space Dedication. Open space dedication as required by Action Program 6C will be accomplished by dedication of all of the public open space to the City with the Final Subdivision Map. • Storm Drainage Master Plan. The County meets Action Program 6E which requires submittal of proposals to alter wetlands to appropriate agencies. The County's Storm Drainage Master Plan and Tassajara Creek improvement proposals have been submitted to the State Department of Fish and Game and to the Army Corps of Engineers. • Dedication of Stream Corridors and Wetlands. Stream corridors and wetlands are required by Action program 6G to be dedicated and improved along both sides of stream corridors as a condition of subdivision approval. Alameda County has agreed to dedicate land and make improvements along both sides of Tassajara Creek in the Draft Development Agreement(Exhibit C). • Pre-Construction Survey. Action Program 6L requires development applicants to conduct a pre- construction survey within 60 day prior to habitat modification to verify the presence or absence of sensitive species,especially the San Joaquin kit fox,nesting raptors,the red-legged frog,western pond turtles,the California tiger salamander,and other species of special concern. A condition requiring such a survey is included as a condition of the Tentative Map. • Visual Resources. The project conforms to Action Program 6R,Visual Resources,which requires projects with potential impacts on scenic corridors submit a detailed visual analysis. This project will not impact any visual resources as all of the structures will be two stories or less in height. This project meets the requirements of the Eastern Dublin Scenic Corridor Policies and Standards. • Rodent Poisoning. Action Program 6N requires the city to require any rodent poisoning programs to be done in cooperation with and under supervision of the Alameda County Department of Agriculture. A condition requiring this is included in the Tentative Map. • Archaeology. Policy 6-24 requires the protection of archaeological resources. This is accomplished as a condition of approval of the Tentative Map. • Community Design. Community Design guidelines outlined in Section 7.1.2,Town Center Residential, require landscaped setbacks of 10 to 20 feet from streets. The project proposes a 15 foot minimum front yard landscaped setback to the buildings from the street frontage and 10 feet from a street for side yard on a corner lot,and therefore conforms to the specific plan. Section 7.1.2 also regulates building types, parking,and street sections. The buildings proposed meet the requirements of the specific plan. Parking proposed meets specific plan requirements by providing street parking,guest parking,and providing setback garages for single family units. Circulation requirements of the guidelines are addressed though the requirements of the Director of the Department of Public works and will be met through conditions of approval. • Dougherty Regional Fire Authority. Action Program 8H,which requires incorporation of Dougherty Regional Fire Authority(DRFA)requirements as conditions approval,is met by inclusion of those conditions in the resolution. • Will-Serve Letters. Action Program 8L requires will serve letters for public facilities. The March 27, 1996, letter from DRFA serves as the will-serve letter for that agency if certain conditions are met. The Dublin San Ramon Services District(DSRSD)has agreed to provide 300 dwelling unit equivalents to Alameda County for the Santa Rita property for this year. The March 14, 1996, letter from DSRSD serves as the will-serve letter for that agency with regard to water service if certain conditions are met. The developer has entered into an agreement to provide school facilities mitigation with the Dublin Unified School District. That agreement constitutes a will-serve commitment from that District. • Wastewater and Storm Drainage. Wastewater and Storm Drainage requirements of the Specific Plan are met by requirements of DSRSD,Zone 7 and the Department of Public works. In summary,the Specific Plan contains many requirements which must be met for a project to be found consistent with that plan. An exhaustive review of these requirements by Staff has indicated that the project is consistent with these requirements and is therefore consistent with the Specific Plan. G:pa95048\gpspcon CALIFORNIA CREEKS1DE SUBDIVISION TENTATIVE MAP,PD REZONING.AND SITE DEVELOPMENT REVIEW SUBMITTAL PROJECT DESCRIPTION NIC V D APR- t1996 ouwN BANNING I.SITE DESCRIPTION: The proposed California Creekside Subdivision is a residential subdivision containing 154 single family detached houses and 123 townhouse units in East Dublin. The project is located on the north side of Dublin Boulevard,west of Tassajara Creek. The approximately 35 acre site is part of the larger 800+acre Alameda County Surplus Property,and was included in the East Dublin Specific Plan. The project site is currently vacant,with the exception of a few abandoned Army structures in the northwest comer of the site and the County Animal Shelter in the southeast corner of the site. A new Animal Shelter was recently completed on Gleason Road about 3/4 mile north of the project site,and the Animal Shelter will be relocating to the new facilities within the next month. The topography of the site is flat,with a gentle slope from the Northeast to the Southwest,away from Tassajara Creek. A large mound of dirt has been stockpiled in the central portion of the property for use in grading of the property. The project is not located on a known hazardous waste and substances site. 2.CIRCULATION: Primary access to the site is provided by Dublin Boulevard,which is adjacent to the south boundary of the project. Concurrent with the construction of the subdivision,Dublin Boulevard will be expanded to a four lane arterial street from the west boundary of the project to Tassajara Creek. In addition,a new divided street(commonly referred to as the "Transit Spine")will be constructed with the project from Hacienda Boulevard to the project site,and along thc north boundary of the proposed project to Tassajara Creek. The Transit Spine will be connected with Dublin Boulevard by a new collector street along the west boundary of the proposed subdivision. A traffic study is being prepared by TJKM Traffic Engineers to supplement the East Dublin EIR studies by analyzing the interim traffic conditions in the area both with and without the proposed subdivision. ATTACHMENT I iorif •p-1 ZOOl QBOSS '6 N Xdavx 7.61L99tOT6.. TC:L0 96/i0/t0 3.NEO-TRADITIONAL DESIGN OF SUBDIVISION; The overall design of the project is based around a"Neo-Traditional"concept. The objective of the Neo-Traditional concept is to provide a pedestrian friendly community by narrowing streets where possible,slowing down and dispersing traffic,bringing landscaping and housing elements in closer to the street,and providing front porches on houses to encourage outdoor activity in the front yards of the houses. The design of the California Creekside development has utilized the following elements to establish and enhance the Neo-Traditional theme: -The street pattern has been designed as a rectilinear"grid pattern"street layout that disperses traffic in the neighborhood rather than concentrating it. Care has been taken to assure that no straight through streets are created through the neighborhood between the Transit Spine and Dublin Boulevard,thereby discouraging area-wide traffic from taking shortcuts through the neighborhood. -A Traffic Rotary has been introduced to provide a visual focus for the center of the neighborhood. The Traffic Rotary consists of a circular landscaped median in the middle of an intersection Traffic travels through the intersection by driving around the Rotary in a counter clockwise direction_ The Rotary will slow traffic down on the cast-west street,as well as provide an attractive landscaping amenity to the central streets. -Parkway planting strips have been introduced between the sidewalk and the curb on the three entry streets to the project. The planting strips allow for the planting of street trees close to the street,which will provide continuity and an attractive vertical element to the neighborhood streetscape,as well as shade,in years to come. The sidewalks meander back to the curb at driveways to allow for parking on the driveway aprons. -Tree wells have been introduced on cul de sacs and minor streets to allow for planting of street trees close to the street. The tree wells are created by curving the curb 5 feet into the street between driveways,thus creating a 14'x 5'planting area between the sidewalk and the curb where street trees can be planted. Besides the obvious benefit of bringing the street trees closer to the street,the tree wells enhance the Neo-Traditional design of the subdivision by providing a slight narrowing of the street which has the effect of slowing traffic down. The tree wells have been located such that the narrowing of the street does not effect the amount of on-street parking,and the street widths at the tree wells conform to the widths required for public safety access. ion l COOln avoae '8ISVIQ317F$ Z6TL9990TS, ZC:LO 96-1Oi1'0 -A regional pedestrian trail is proposed to be constructed along the north side of Dublin Boulevard,adjacent to the subdivision. The design for the subdivision includes a pedestrian corridor in the southwest corner of the site to allow direct pedestrian access from the subdivision to the regional trail. Other points of access to the regional trail are provided at the street intersections along Dublin Boulevard,and through an open-ended cul de sac that backs up to Dublin Boulevard in the southeast portion of the project. -The houses have been brought closer to the street without sacrificing driveway apron parking spaces. -The garages have been set back on some of the plans from the front face of the house to accent the living portion of the house and de-emphasize the garage. -The house designs incorporate porches that are an attractive addition to the front elevations of the houses and at the same time promote the use of the front yards by the homeowners for outdoor activities. 4.P iSE The land uses proposed by the project are Single Family Residential and Medium Density Residential,which is in conformance with the land uses proposed for the site by the East Dublin Specific Plan. The Single Family Residential portion of the project will consist of single family detached houses on lots with typical minimum dimensions of 50'x 80'. Proposed setbacks for the houses are as follows: Front Setbacks: 18'Minimum from the property line to the garage face 15'Minimum from the property line to the living portion of the house Sideyard Setbacks: 5'Minimum Rear Yard Setbacks: 12'Minimum Four plans with three elevations each are proposed for the single family lots. The plans are as follows: Plan 1 1,346 Sq.Ft. 3 Bedroom/2 Bath 1 Story Plan 2 1,540 Sq.Ft. 3 Bedroom/2.5 Bath 2 Story Plan 3 1,795 Sq.Ft. 4 Bedroom/2.5 Bath Plan 4 1,986 Sq.Ft. 4 Bedroom/3 Bath 2 Story Story rwi Qvoaa '8 Nvxd:lvx Z6T2.9980Tt ZC:LO 96,T0/t0 The houses will contain a combination of wood and stucco siding,with wood trim and porch elements which reflect the Neo-Traditional theme of the neighborhood. Use of shutters,accent siding(such as"Fish Scale"and narrow horizontal lap siding),and prominent column elements combine to convey a"Craftsman"architectural theme. Brick and Stone elements are introduced on some elevations to further provide visual interest to the streetscape. Flat concrete tile roofs will be utilized on all the single family detached houses. The Medium Density Residential portion of the subdivision will consist of townhouse units which will be grouped in buildings containing between 4 to 6 units per building. Each townhouse unit will have an attached two car garage.The buildings have been located such that most of the units face out onto a public street,with private driveways (known as"mews")accessing the garages in the back of the units. The mews are for use of the homeowners only,with guests accessing the townhouses directly from the adjacent public streets. This configuration provides for minimizing the views of the garages from the street,as well as providing direct pedestrian access from the front door of the townhouse units to the public street The townhouse units consist of the following plans: Plan 1 1,162 Sq.Ft. 2 Bedmom/2.5 Bath 2 Story Plan 2 1,367 Sq.Ft. 3 Bedroom/2.5 Bath 2 Story Plan 3 1,549 Sq.Ft. 3 Bedroom/2.5 Bath 2 Story The exterior elevations have also been designed utilizing the"Craftsman"architectural style,with a combination of wood and stucco siding. The horizontal wood siding is utilized primarily on the surfaces that protrude from the buildings,such as second story pop-outs,chimney elements,and porch/entryway elements. Stone has been introduced to the columns of the entryways and at the base of the chimney elements as an accent material. Shutters,pot shelves,and railing details arc utilized on front and side windows which add further visual interest to the elevations. Each townhome building is depicted on the Tentative Map as a separate parcel,with the common landscape and driveway areas divided up into separate parcels for phasing purposes. The townhomes will he sold as airspace condominiums,with ownership of all of the building,common landscaping and driveway parcels remaining with the townhouse homeowners association. The landscaping and driveways are separated for the purpose of clearly defining areas of maintenance for the homeowners association. The configuration of the parcels allows for the townhomes to be built out in nine distinct phases of construction,as shown on Sheet 1 of the Tentative Map. A recreational facility for the townhomes is planned for the parcel located in the middle of the east-west block in the north portion of the property(Parcel"A"on the Tentative Map)for use by the townhouse residents. The recreational facility will be owned and 105 -ia 2OO1z avows 'e Nvjeirnnj Z6TL99s0Ts$ CC:LO 96/T0/1,0 maintained by the townhouse homeowners association,and will provide an additional visual backdrop for the Traffic Rotary located in the middle of the neighborhood_ 5. TASSAJARA CREEK: Tassajara Creek is located adjacent to the east boundary of the subdivision. A master plan for the creek has been prepared by Alameda County which calls for the creek channel to be expanded and enhanced as a regional amenity for flood control,wildlife enhancement,and recreation purposes. The overall concept calls for a regional trail on the opposite side of the creek from California Creeksidc,and a local trail/maintenance road to he located on the California Creekside side of the creek. The California Creekside subdivision has been designed to maximize views and public access to the creek area without sacrificing the visual and wildlife amenities of the creek. This is accomplished by utilizing a series of open ended cul de sacs which tie directly into the creekside pathway. The open ended cul de sacs maintain pedestrian and visual access to the creek while at the same time minimizing the noise and visual impacts of the nearby public streets on the creek corridor. In addition,a landscaped pedestrian corridor is provided in the northeast portion of the project which provides both additional pedestrian access as well as a visual backdrop for the main east-west street that runs through the project. The proposed enhancement improvements to the creek corridor are part of a larger, separate project and are not included in the scope of the California Creekside Subdivision_ The design of the California Creekside development will provide pedestrian and landscaping improvements to the boundaries of the subdivision as shown on the Tentative Map,and the design of those improvements will be coordinated such that they are compatible with the plans for enhancement of the creek. 6. PROJECT PHASING: The pubic improvements for the project are anticipated to be constructed in one phase. The pareclization proposed for the townhomc portion of the project allows for phasing of the common area improvements as the townhomes are built out. 900(Eij uVOaIH '9 NYILEIVII 961L9990TS$ fC:LO 96/t0/t'0 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (510) 833-6630 In order to assist Applicants in the preparation of development plans (Tentative Maps and Parcel Maps), the City of Dublin has prepared the following list of General Conditions of Approval that have typically been applied to New Developments. This list should not be considered all-inclusive. This list should be used as a guide only. Each application is analyzed separately and only Conditions that apply to a specific application will be recommended as Conditions of Approval for that application. Additional Conditions may be imposed as deemed necessary by the City. Prior to the actual preparation of the development plans, it is highly recommended that Applicants meet with City Planning and Engineering Staff members to discuss Zoning and Engineering design requirements, submittal requirements and processing procedures. TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL The Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. ARCHAEOLOGY: 1. If, during construction, archaeological materials are encountered, construction within 100 feet of these materials, shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. BONDS: 2. The developed shall provide Performance (100%), labor and material (50%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to approval by the Public Works Director/City Engineer prior to approval of the Final Map. 3. Prior to acceptance of the project as complete and the release of securities by the City: a) All improvements shall be installed as per the approved Improvement Plans and Specifications. b) All required landscaping shall be installed. c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the ATTACHMENTProject Landscape Architect that all work was done under his supervision and iaccordance with the , - 1 - Yry - Rev: 4/96 EU IJ i:.' /E7y/ recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Public Works Director/City Engineer. d) An as-built grading plan prepared by a registered Civil Engineer, including original ground surface elevations, as-graded ground surface elevations, lot drainage, and locations of all surface and subsurface drainage facilities. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 4. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25%of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 5. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: 6. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: 7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. 8. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 9. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence including 1 foot of freeboard. - 2 - ) 1?'1 Rev: 4/96 12. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 13. Storm drainage facilities shall be designed to meet the following capacity: Drainage area Design Storm less that 1 sq. mile 15 year 1 to 5 sq. miles 25 year over 5 sq. miles 100 year 14. No buildings or other structures shall be constructed within a storm drain easement. 15. Developer shall provide "trash racks"where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. 16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5%minimum slope. 17. A 6" minimum diameter subdrian shall be installed in all swales that are to be filled. 18. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. 19. Downhill cul-de-sacs must provide a storm drain overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 20. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 21. No drainage shall be directed over slopes. 22. The storm drainage system shall be designed and constructed to the standards of the City of Dublin or as may be modified by the Public Works Director. 23. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. 24. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. 25. All concentrated storm drain flow shall be discharged into the established drainage channels,not onto the slopes. Rev: 4/96 3 OF/ 94/ 26. All public streets shall drain into storm drain systems before being discharged into established drainage channels. DUST: 27. Areas undergoing grading, and all other construction activities, shall be watered, or other dust- palliative measures may be used, to control dust, as conditions warrant or as directed by the Public Works Director. NPDES: General Construction: 28. The applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review and approval by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. Failure to comply with the approved SWPPP will result in the issuance of correction notices, citations or a project stop work order. 29. Construction access routes shall be limited to those approved by the Public Works Director and shall be shown on the approved grading plan. 30. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 31. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 32. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. 33. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatering activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 34. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. - 4 - /4D , - / Rev: 4/96 µ99�' 35. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. 36. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 37. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless detailed erosion control plan approved by the Public Works Director and implemented by the contractor. 38. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and maintenance area has been approved as part of the SWPPP. Commercial/Industrial Developments: 39. The project plans shall include storm water pollution prevention measures for the operation and maintenance of the project for the review and approval of the Public Works Director. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 40. The project plan BMPs shall also include erosion control measures described in the latest version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system. 41. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 42. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the Regional State Water Quality Control Board. 43. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Washwaters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the Dublin-San Ramon Services District(DSRSD). 44. All loading dock areas must be designed to minimize "run-on"to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. Implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 45. All metal roofs and roof mounted equipment(including galvanized), shall be coated with a rust- inhibitive paint. - 5 - Rev: 4/96 46. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 47. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Public Works Director. 48. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. 49. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, washwater shall not discharge to the storm drains; washwaters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 50. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Public Works Director for review and approval prior to the issuance of a building permit. 51. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent"run-on"to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 52. Commercial Car Washes: No washwater shall discharge to the storm drains. Washwaters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 53. Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the washwater collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent"run-on"to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 54. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on"to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof downspouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 55. All on-site storm drain inlets must be labeled"No Dumping-Drains to Bay"using an approved methods. - 6 - P;jW ltv-b-9 Rev: 4/96 56. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once in January. Additional cleaning may be required by the Public Works Director. Residential: 57. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review and approval of the Public Works Director. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 58. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 59. The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are aware of, and implement, all storm water quality measures and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 60. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been submitted to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at the construction site at all times. 61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay"using an approved methods. 62. All metal roofs and roof mounted equipment(including galvanized) shall be coated with a rust- inhibitive paint. 63. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or recycling area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 64. When a common area car wash is provided, no washwater shall discharge to the storm drain system. The car wash area should drain to the sanitary sewer. The area must be covered and designed to prevent excess rainwater from entering the sanitary sewer. Contact the local permitting authority and POTW for specific connection and discharge requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. Rev: 4/96 1 GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Public Works Director. 70. No special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Public Works Director. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 74. All building pad elevations must be above the 100-year flood level. 75. A registered civil or structural engineer shall design all retaining walls over three feet in height(or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. 76. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 77. Prior to filing for building permits,precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and - 8 - /Pi 1. Rev: 4/96 sedimentation control shall be submitted and subject to the review and approval of the Public Works Director. 78. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 79. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish& Game, Army Corps of Engineers, Zone 7, Etc.) EASEMENTS: 80. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Public Works Director. EROSION: 81. Prior to any grading of the site and filing of the Final Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Public Works Director. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide,to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP: 82. Prior to filing the Final Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Public Works Director. 83. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of improvement plans, grading plans, and recorded Final Map to the City of Dublin Public Works Department. Upon completion of construction,the City's mylar shall be modified to an"as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommendations contained in the soils report shall be submitted to the Public Works Department. 84. For storm drains outside the public right-of-way a"Storm Drain Easement" or"Private Storm Drain Easement" shall be dedicated on the final map. 85. Provide an access road and maintenance easement to storm drainage detention facilities and trash racks. 011 - 9 - kav: 4/96 86. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 87. Existing and proposed access and public utility easements shall be submitted for review and approval by the Public Works Director prior to approval of the Final Map. These easements shall allow for vehicular and utility service access. 88. A 10-foot public utility easement shall be shown on the Final Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 89. All street dedications shall include working easements for slopes maintenance. 90. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3)permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Public Works Director . FIRE: 91. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 92. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Public Works Director and Dublin San Ramon Services District. 93. Fire access roads must be designed, constructed, and gated to the satisfaction of the Public Works Director and to the Dougherty Regional Fire Authority. 94. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FLOOD CONTROL: 95. The developer shall comply with Alameda County Flood Control District requirements. 96. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. FRONTAGE IMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. Rev: 4/96 j; -? FUTURE CONFORMANCE: 98. The design and improvements of the Subdivision shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 100.Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. 101.Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Public Works Director that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Public Works Director. 102.If grading is commenced prior to filing the Final Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Public Works Director as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 103.Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Public Works Director prior to the start of work. 104.Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Public Works Director. 105.The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. 106.Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Public Works Director. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. - - / Rev: 4/96 107.Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. 108.Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Public Works Director's approval. 109.All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110.Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111.A11 cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Public Works Director. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants,placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors. 112.All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District(GHAD). The developer or homeowners' association are responsible for financing the GHAD. The administration of the GHAD is to be determined at the Final Map stage. 113.The project civil engineer shall certify that the finished graded building pads are within± 0.1 feet in elevation of those shown on approved plans. HANDICAPPED ACCESS: 114.Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS. AGREEMENTS, AND SECURITIES: 115.Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 116.All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 117.The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. - 12 - Rev: 4/96 118.Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Public Works Director and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 119.A11 required securities, in an amount equal to 100%of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. MAINTENANCE OF COMMON AREA: 120.Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC & Rs. MISCELLANEOUS: 121.Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1" =400' scale, and 1" =200' scale for City mapping purposes. 122.The Developer shall enter into an Improvement Agreement with the City for all public improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Public Works Director and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 123.The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 124.All construction traffic and parking may be subject to specific requirements as determined by the Public Works Director. 125.The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the developer of any claim, action, or proceedings. 126.In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approval of all participating non-City agencies prior to the issuance of building permits. - 13 - //l C Rev: 4/96 127.Labor and materials bond will be released by City's following acceptance of improvements. The Performance bond will be released one year after acceptance of improvements and after all defects have been repaired. The Developer, with the approval of the Director of Public Works, has the option of providing a Maintenance Bond after acceptance of improvements by the City in the amount of 25% of improvements costs. This will serve instead of the Faithful Performance Bond. Prior to release of the Faithful Performance Bond or the Maintenance Bond, all improvements and landscaping shall be installed and established per approved plans. PERMIT: 128.Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of- way or impacting their facilities. 129.An encroachment permit shall be secured from the Public Works Director for any work done within the public right-of-way where this work is not covered under the improvement plans. 130.The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 131.Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Public Works Director. NOISE: 132.Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 133.During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: i 34.Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. - 14 - / /)- / Rev: 4/96 STREETS: 135.The street surfacing shall be asphalt concrete paving. The Public Works Director/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Public Works Director/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. STREET LIGHTS: 136.Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for street lights is 5%. 137.Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 138.The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 139.Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 140.The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 141.Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 142.The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. /2// j '] - 15 - Rev: 4/96 UTILITIES: 143.Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 144.Prior to the filing of the Final Map, the developer shall furnish the Public Works Director/City Engineer with a letter from Dublin San Ramon Services District(DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 145.The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 146.Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 147.Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 148.Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7 . 149.Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 150.Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 151.Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. ZONING: 152.Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. TIM/gencoa - 16 - /2 Rev: 4/96 CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriata physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin. Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be • resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and no: detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. k. That all other public agencies that require review of the project be supplied with copies of the final building and site plans and that compliance be obtained with at least their minimum Code requirements. 2. Final landscape plans, irrigation system plans, tree Preservation techniaues, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy it growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual • circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are • rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions reouired by the City. THE CITY OF DUBLIN P.O.Box 2340 Dublin.CA 94568 (415)829-4600 STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE AGREEMENT I (property owner) do hereby agree that all plants (trees, shrubs and ground cover) will be installed in accordance with the City of Dublin's approved landscape plan for (name of project) located at (address). All plants will be replaced in kind as per the approved plan at such time as they are found to be missing, diseased, damaged, or dead, for at least one (1) year from the date of their installation. I further agree that all plants will henceforth be irrigated, fertilized, weeded and tended on a regular basis such that they will maintain a healthy and weedfree appearance. I further agree that the irrigation system will be installed according to the irrigation plans as approved by the City of Dublin, and that said system will be kept in good working order for at least one (1) year from the date of the landscaping installation. This agreement is binding against this and all property owners of record. Signed: Date: ATTACHMENT Form 83-05 1/83 , SAMPLE / ., _N r-- I� Z• A f 1IJll -4" ll s 13 o tp_ III; ii 1 I 1 ' P1L�;'� P,�p ,�1NL, ATTACHMENT 5 I, - Pc/ +-CURB ENLARGED SECTION 0 N 9'--o" %//A j/ „,; „ . --I ENLARGED PLAN SECTION NOT TO SCALE CITY OF DUBLIN PLANNING DEPT. APPROVED PARALLEL PARKING DETAIL SHEET I OF I j- Mfr CITY OF DUBLIN P.O.Box 2340,Dublin,California 94568 • City Offices, 100 Civic Plaza.Dublin,California 94568 'r , Y�ti''�i CITY OF DUBLIN RESIDENTIAL SECURITY REQUIREMENTS City Ordinance No. 21-89 1988 Building Code Section 4101 1. Exterior doors. All exterior wood doors shall be of solid wood construction, no less than 1 3/4 inches thick or hollow metal doors. Except for sliding glass doors, exterior doors shall not have glazing larger than 2" unless glazing is 1/4" tempered glass. 2. Locking devices. Exterior swinging doors shall have a lock on the latching device and an auxiliary cylinder dead-bolt. The dead-bolt shall be hardened steel and have a 1" throw. If the cylinder of the lock protrudes from the face of the door it shall be fitted with a cylinder ring guard so it cannot be gripped with pliers or other wrenching devices. Double doors shall have the inactive leaf secured with flush bolts at top and bottom. The bolts shall be hardened steel 1/4" minimum in diameter and shall engage a metal strike plate to a minimum depth of 3/8". 3. Strike plates. Strike plates for wood jambs shall be the high security type and shall be secured with a minimum of two wood screws 3" long which shall engage the door studs. 4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs on the strike side shall have solid shims above and below the strike plates and the opposite jamb shall have solid shims at the level of the strike plate. Both door studs shall be reinforced with horizontal solid blocking at the approximate height of strike. 5. Hinges. Exterior hinges and hinges of outswinging doors from the garage to the dwelling shall have non-removable pins. 6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54. Sliding glass doors shall be fitted with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin, lock, or similar device of not less than 1/4" diameter. The pin shall be of hardened material and engage the metal portion of the sliding door. The primary locking device shall be operable by a keyed or code lock inside. Doors with 2 sliding panels shall be locked at the meeting rails and shall have an auxiliary locking device as described above. 7. Entry vision. All main or front entry doors shall be fitted with a viewing device having a field of view of not less than 180 degrees. ATTACHMENT 6 Administration(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 �V) /J L � Lj 8. Windows. All accessible dwelling windows shall be secured as follows: a) Sliding glass windows shall be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. b) Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. c) Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. d) Windows fitted with a crank type gear opening device shall be fitted with a positive window lock that engages metal to metal. Windows shall not be located within 40 inches of the locking device of any door unless protected by a steel grill with 1/4" minimum diameter bars not more than 2" on center or by a screen with 1/8" diameter wire mesh more than 2" on center mounted on the inside or glazed with 1/4" tempered glass. 9. Garage doors. Vehicle garage doors shall be secured with a metal to metal locking device that prevents the door from being pulled or pried up from the outside. No electric garage door openers shall be permitted that will automatically activate when the door is forced open. Garage doors fitted with automatic openers shall be permited with an alternative form of locking device activated from the interior of the garage. Other garage doors shall comply with all of the provisions of this section. 10. Storage areas. Any exterior storage area attached to a dwelling, apartment or condominium and enclosed by a door shall comply with this section or have a minimum 3/8" diameter hardened padlock hasp. 1/90 1191 A-�W.82 CITY OF DUBLIN �v/1�" PO. Box 2340, Dublin, California 94568 • City Offices, 100 Civic Plaza, Dublin, California 94568 1LIFORy MEMORANDUM To: Planning Commission From: Eddie Peabody, Jr., Community Development Director Re: Revised Final Negative Declaration Trumark Homes Project (PA95-029) Date: April 16, 1996 Attached is a revised copy of the Final Negative Declaration for the Trumark Homes General Plan Amendment application. Certain responses have been modified from the documentation provided in the agenda packet, based on further research and analysis. Please note that the last two letters, MCE Corporation and Alameda County Public Works, were received by the City after distribution of your packets. G:\PA95-029\PCMEM 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 Trumark Homes Final Mitigated Negative Declaration April, 1996 Revised April 16, 1996 I. Introduction and Document Format This document constitutes the Final Negative Declaration for the proposed Trumark Homes General Plan Amendment and associated applications,a proposed single family subdivision containing 92 detached dwelling units. This document contains all letters received by the City of Dublin during the comment period concerning the Negative Declaration with associated responses to each of the comments.Taken together,the Draft Negative Declaration/Initial Study and the Final Negative Declaration constitute the complete environmental documentation for the proposed project II. Project Location The proposed project is located in the central portion of Dublin,California,within eastern Alameda County.More specifically,the project is sited on the west side of Dougherty Road,south of the Southern Pacific Railroad right-of-way,across Dougherty Road from the main entrance from Camps Parks military base.It consists of 8.9 acres of land. The Assessors Parcel Number assigned to the subject property by Alameda County is:941-0205- 006-10. Specific actions addressed in the Negative Declaration include: • Consideration of a General Plan Amendment from"Transportation Corridor"to"Medium Density Residential"for the subject property; • Consideration of a zone change from the M-2 District to the Planned Development District; • Consideration of a subdivision map to divide the property into 92 residential lots; • Consideration of Site Development Review for a site plan and specific building elevations and designs,landscaping and other project details. III. List of Persons and Organizations Submitting Comments The following individuals and/or organizations have submitted comments on this environmental document: • Priscilla Brown,Breon,O'Donnell,Miller,Brown and Dannis on behalf of Dublin Unified School District; • Mike Maples,Trumark Homes • Maynard Crowther,MCE Corporation • Ousama Kawar,Alameda County Engineer IV. Comment Letters and Responses Following is a summary of the comment letters received by the City of Dublin regarding the Draft Negative Declaration and responses to the comment letters.The full text of each of the comment letters follow this section.Note that responses have been prepared for individual paragraphs constituting the letters,where appropriate. Letter 1: Priscilla Brown, Breon, O'Donnell, Miller, Brown & Dannis, representing Dublin Unified School District • Comment 1:The Negative Declaration needs to provide more specific mitigation for identified school impacts.The following mitigation measure is recommended based on the District's Facilities Master Plan: "The applicant shall enter into a written agreement with the Dublin Unified School District which requires the payment of mitigation fees as prescribed by the Facilities Master Plan of$2.66 per square foot of habitable space,to be adjusted to$3.28 per square foot should the District annex additional territory,along with inflation adjustment permitted by law.The agreed upon fee shall be that in effect at time building permits are obtained.Such fees shall be paid no later than the issuance of building permits." Response:Comment acknowledged and incorporated by reference into the Negative Declaration.It replaces the existing Mitigation Measure No.19 contained in the Draft Negative Declaration. Letter 2: Mike Maples,Trumark Homes • Comment 2a: The project description should be changed,so that a"maximum of 92 residential lots"reads instead as"approximately 92 residential lots."This will give maximum flexibility to the applicant. Response: Many of the specific impacts associated with the project,including noise and traffic,have been predicated on the development of a maximum of 92 dwelling units on 92 Final Negative Declaration page 2 Trumark Homes GPA/PA 95-029 April 1996 Revised April 16, 1996 residential lots.The applicant may submit a tentative tract map on up to and including a 92- lot tentative tract map. • Comment 2b:The proposed 10-foot solid masonry is propose to wrap around DSRSD's Turnout 1 and then becomes an 8-foot wall adjacent to Dougherty Road. Response:Comment acknowledged and incorporated by reference into the Final Negative Declaration. • Comment 2c:The third access point to and from the project,as required by the Draft Negative Declaration,should be eliminated,since the Dougherty regional Fire Authority only requires two access points and two such points have already been provided. Response:The proposed mitigation of a third access point has been required by the Public Works Department.Elimination of the third access point could be considered by the Planning Commission and City Council based on further input from the City Engineer. • Comment 2d:The existing pipeline is located approximately 35 feet from the northerly property line of the proposed project,not fifty feet as noted in the Draft Negative Declaration. However,all inhabited structures will be located at least fifty feet from the pipeline. Response:Comment acknowledged and incorporated by reference into the Final Negative Declaration. • Comment 2e:The proposed noise barrier wall is recommended to be 8 feet along Dougherty Road,not 10 feet as stated in the Draft Negative Declaration.The applicant is also proposing to place the wall five feet behind the sidewalk to match the design of the Arroyo Vista development to the north. Response:The revised height of the wall adjacent to Dougherty Road of eight(8)feet is acknowledged and incorporated by reference into the Final Negative Declaration. Regarding the proposed wall setback adjacent to Dougherty Road,it is recommended that a minimum of one foot of setback be provided per one foot of wall height,which would result in a minimum 8-foot wide setback,not 10 feet as recommended in Mitigation Measure 21.Mitigation Measure 21 would still require the wall along Dougherty Road to be visually and aesthetically"softened"by use of trees,vines and turfed berms. Letter 3: Maynard Crowther,MCE Corporation • Comment 3:Concerned about the zone change in that more complaints will be received related to the every day noise levels associated with the MCE business.Construction equipment is generally started between 6:30 and 7:00 a.m and in some instances 6:00 a.m. MCE Corporation would prefer to see the site remain zoned M-1 and developed with a passive use,such as a self-storage complex to serve as a buffer between light industrial and residential. Response:The acoustic study prepared for this project assumed a"worst case"noise generation scenario of 75 decibels at the property line,which is the maximum noise Final Negative Declaration page 3 Trumark Homes GPA/PA 95-029 April 1996 Revised April 16. 1996 emission allowed for industrial uses under the current Noise Element of the General Plan. Based on the findings of the acoustic report,construction of a 12 foot high solid noise barrier wall will be adequate to reduce noise levels from industrial operations to acceptable levels for residential uses. Mitigation Measure No.17(noise)should be revised to ensure that future owners of the proposed dwelling units on the project site are made aware of potential noise from MCE and other industrial users prior to purchase of dwelling units.The following is recommended wording to be added to Mitigation 17: "Appropriate wording,as approved by the Dublin Planning Department,shall be submitted to the State Department of Real Estate to be included on the final white report(sales disclosure document)provided to buyers that industrial users exist immediately south of the subdivision and loud noises may be generated during early morning and late evening hours related to industrial operations.Such wording shall also be included with the project Conditions,Covenants,and Restrictions(C,C&R's)to notify future resale buyers of the noise condition." Letter 4: Ousama Kawar, Alameda County Engineer Comment 4a:The fifty foot wide transportation corridor owned by Alameda County from Dougherty Road to the County line should remain part of the Alameda County Transportation Corridor and designated as such in Dublin's general Plan Response:The fifty-foot strip will remain designated as"Transportation Corridor"in the Dublin General Plan. • Comment 4b:Any planned development adjacent to the corridor should not preclude use of the corridor for transportation and/or multiple trail use. Response:Refer to the following comment and response. • Comment 4c:The developer should install a noise barrier/wall between the development and Alameda County corridor to protect the residents from any future noise generated by future transit uses of the corridor. Response:The following change is recommended to Mitigation Measure 14: Mitigation Measure 14:The applicant shall coordinate with the East Bay Regional Parks District and Alameda County Public Works with regard to treatment of the proposed project adjacent to the Iron Horse Trail,including number and location of access points, wall/fence treatment and landscaping. The requirement to provide a permanent noise barrier/wall between this project and the Transportation Corridor to minimize noise from the proposed light rail system is premature. First,these are no assurances that such a system will ever be constructed,due to funding and other constraints.Secondly,preliminary design plans for the light rail system do not exist,so that acoustic consultants cannot make reasonable assumptions as to future noise levels which must be mitigated.Assuming a"worst case"noise scenario could result in an excessively tall barrier which is not only costly for the developer to construct,it would also become a maintenance problem and magnet for graffiti. Final Negative Declaration page 4 Truman(Homes GPA/PA 95-029 April1996 Revised April 16, 1996 Additionally,other communities along the Iron Horse Trail,such as San Ramon,have not required noise barriers for similar residential developments along their portions of the trail right-of-way. Final Negative Declaration page 5 Trumark Homes GPA/PA 95-029 April 1996 Revised April 16, 1996 BREON, O'DONNELL, MILLER. BROWN & DANNIS ATT ORNEYS AT LAW A PROFESSIONAL CORPORATION Keith\:Breon 71 Stevenson Street Margaret L.O"Donnell Nineteenth Floor David G-.Viller San Francisco.CA 94105 Priscilla Brown RECEIVED ECEIVED Txl: 413'343-9111 Gregory Dannis Fax: 413j543-4384 Emi R ilyehara Bridget A.Flanagan April 2, 1 996 APR 3 1596 2330 Via lcinn Nancy Bourne N,,p Suite 3.A Kathryn Luhe ` UBUN PLANNiN Palos Verdes,CA 90274 �� V Tel: 310/373.68 - Marilyn I Cleveland Fax: 310/373-6808 Laurie S.luengen loan Rirdt David A.Wolf17842 Moro Road Suite F120 Brant T.Lee Claudia P Madrigal Salinas,CA 93907 Tel: 408/663-0470 Peter W.Sturges Laurie E.Reynolds Guy A.Bryant Los Angeles,CA lane Mitchell Weston Tel: 310i642-1123 Martha Buell Scott `rr"„Co"'sr' VIA FACSIMILE TRANSMISSION Costa Mesa CA Tel: 714 f 66'_-69 7' City of Dublin Planning Department P.O. Box 2340 Dublin, CA 94568 Attn: Jeri Ram, Associate Planner Re: PA 95-029--Trumark Homes General Plan Amendment; Our file 5180.1.002.6 Dear Ms. Ram: We have reviewed the draft Negative Declaration on the Trumark Homes General Plan Amendment provided to us on March 29, 1996. The Dublin Unified School District ("District") has asked us to comment on the proposed school mitigation, Mitigation Measure 19 (the "Measure"). Briefly stated, we believe the Measure must be revised to provide for definite and immediate requirements for mitigation. The Negation Declaration recognizes that the impact on schools is significant. The District's Facilities Master Plan analyzes in depth the impact that density such as that proposed by Trumark would have. Relevant portions of that are enclosed. Specifically, the District's Dublin High School and Wells Middle School would serve the development; grades K-5 would be served by one of the three elementary schools in the District. No elementary school has sufficient capacity at all grade levels at present to house the students who will be generated by the new development. The Facilities Master Plan posits that housing of the density contemplated by the project would generate the students as set forth in the Negative Declaration. Such housing is categorized as medium density. When the cost of providing facilities to the total number of students VIA FACSIMILE TRANSMISSION City of Dublin Planning Department Attn: Jeri Rain generated by the development is divided on a per square foot basis for medium density housing, the result is a fee of$2.66 per square foot of habitable space, as defined by law, to offset the impact on the District's facilities. This $2.66 includes the current statutorily required fee of$1.84 per square foot. As "Scenario II" of the Facilities Plan makes clear, this amount could increase to $3.28 per square foot if prior to Trumark's obtaining building permits, the District were to annex additional territory. Thus the Measure should reflect the difference in fee depending upon whether annexation has occurred when building permits are obtained. Failure to require specific mitigation at this time could render the Measure ineffective, in violation of CEQA. In addition, a general requirement of an agreement may not be enforceable under case law to address the needs of the District. Therefore to be compliant with the law, the Measure must be revised to read: The applicant shall enter into a written agreement with the Dublin Unified School District which requires the payment of mitigation fees as prescribed by the Facilities Master Plan of $2.66 per square foot of habitable space, to be adjusted to $3.28 per square foot should the District annex additional territory, along with inflation adjustment permitted by law. The agreed upon fee shall be that in effect at time building permits are obtained. Such fees shall be paid no later than the issuance of building permits. Please let me know if you need additional information. Thank you for your attention to this matter. Very truly yours, BREON, O'DONNELL, MILLER, BROWN& DANNIS Priscilla Brown PB/jra G:\W P\CLIENTS\5180\10026\CITY01.WPD APR. 4. 1996 4: 19PM TRLIMHFK HOMES H0. 175 P. 1.' Trurnark Homes April 4, 1996 City of Dublin Planning Department P.O. Box 2340 Dublin, California 94568 Atten: MsJeri Ram Dear Ms.Rain: Thank you for a copy of the draft Initial Study and Negative Declaration. The report is very well done. Your letter of March 25th asked for me to submit any comments by April 5, 1996. I only have five comments and I'm not sure how important they are, but I thought I should mention them. 1, On page 1, paragraph 4, line 2, it says, "...a tentative tract map to subdivide the existing parcel into a maximum of 92 residential lots..." We would suggest a word change from a "maximum of 92 residential lots" to "approximately 92 residential lots" may give us more flexibility in the design process. 2. On page 1, the last paragraph, the last sentence says, "A 10 foot solid masonry wall would also be built adjacent to Dougherty Road for noise attenuation purposes." The sound study wall diagram is a little difficult to read, however, the 10 foot high wall wraps around the DSRSD turnout and then becomes an 8 foot high wall along Dougherty Road. 3. On page 27, under Mitigation Measure 9, the second paragraph it says, "In addition to providing one main access and one secondary access, the project developer should provide one additional emergency vehicle access point at the westerly end of the project..." It is my understanding that the Dougherty Regional Fire Authority only requires two access points, and that they are satisfied with those points being the main entrance off Dougherty and the secondary access off Sierra Court. I would request that this additional EVA (a third access point) be reconsidered, and eliminated. 4. On page 29, under"Environmental Setting", bullet point two it says, "Based on a preliminary reconnaissance, the pipeline is located approximately 50 feet northeast of the Trumark property," To clarify, the pipeline is approximately 35 feet (or more) from our property line, but we have placed all homes at least 50 feet from the pipeline. 6375 CLARK AVENUE • SUITE 205 • DUBLIN, CA 9456S • (510) S29-7140 • FAX (510) S29-7144 RPF.. 4.1 vEr, 4:4i4FP1 TF If 1HFk: HOMES H0.1'S F.,r2 5. On page 39,under Mitigation Measure 21,bullet point two it says, "The 10-foot wall along Dougherty shall be constructed of decorative block material,shall be setback a minimum distance of ten feet from the property line..." The wall is ten feet tall as it wraps around the DSRSD turn- out. However,it is only required to be 8 foot tall along Dougherty Road according to the sound report. Also,along Dougherty Road we have placed the wall 5 feet from the back of the sidewalk- to match the wall situation as it is in front of Arroya Vista. We were told by Mehran that matching the Arroya Vista setback,with nice landscaping,would be fine. Please call me if you would like to discuss any of my five comments. Again,I would like to thank you,the rest of the Staff and Jerry Haag for your thorough work on this report. Since" Mi Maples Trumark MCE CORPORATION Maintenance — Construction — Engineering April 10, 1996 Mr. Eddie Peabody, Jr. Community Development Director City of Dublin P. 0. Box 2340 Dublin, California 94568 RE: PROJECT PA 95-029 - TRUMARK HOMES GENERAL PLAN AMENDMENT Dear Mr. Peabody: MCE Corporation has recently constructed a yard and office complex at 6515 Trinity Court, Dublin, California. Our property described as Parcel 4 , Parcel Map 2481, filed Spetember 5, 1978„ Book 105 of Parcel Maps, Page 41, Alameda County LAIN 941-205-031) backs up to and forms a common boundary with the subject project under consideration. The length of common border is a distance of approximately 228 lineal feet. We have met informally with a representative of Trumark Homes and understand that the proposed plan includes construction of a 12 foot high soundwall between ; our properties, as well as construction of a 40 foot wide street with a 5 foot wide planted area adjacent to and parallel with the soundwall . We appreciate the above measures as an effort to mitigate potential sound problems for a medium density residential project. Although the measures proposed will be helpful, we are still concerned that the planned change in zoning will result in complaints related to the normal every day noise levels associated with the necessary activities of running our business. For example, our construction equipment is generally started between 6:30 and 7:00 a.m. , and in some cases, when traveling out of the area, as early as 6: 00 a.m. We are concerned that noise of our equipment startup will result in complaints from the proposed adjacent residents. MCE Corporation would much prefer , to see the area keep the current M-1 zoning. Instead of residential housing, it would seem that a self-storage complex or similar use would serve better as a buffer zone between light industrial and residential zoning areas. RECEIVD APR 11 SS Mr. Eddie Peabody, Jr. Community Development Director City of Dublin April 10, 1996 Page 2 of 2 MCECorporation has .no desire to limit growth. As a matter of fact, we prefer that the area in back of our property be developed, which should help to prevent illegal entry into our property. However, we must question the judgment of allowing residential housing to be constructed so close to a zoned M-1 usage without sufficient passive light industrial usage to act as a buffer zone for normal noise levels associated with light industrial usage. If you have any questions or need additional information please do not hesitate to contact me. Sincerely, MCE CORPORATION M Hard A. Crow her _esident MAC:kj h PEABODY.A10:C:MAC ra`0^• Bpi/rJ%'•S COUNTY OF ALAMEDA PUBLIC WORKS AGENCY 399 Elmhurst Street•Hayward,CA 94544-1395 (510)670-5480 ssOtrces April 9, 1996 Eddie Peabody, Jr. Community Development Director City of Dublin P.O. Box 2340 Dublin, CA 94568 Dear Mr. Peabody: Subject: Notice of Public Review of a Negative Declaration & Public Hearing; PA 95-029; Turmark Homes General Plan Amendment The following comments regarding the Negative Declaration for the above-referenced project are hereby submitted: The Alameda County Board of Supervisors adopted the East County Area Plan in 1994, that includes policies about the Alameda County Transportation Corridor, part of which is located within the City of Dublin (Iron Horse Trail). These policies are: Policy 187: The County shall support construction of a light rail or other transit system along either the I-680 corridor or the former Southern Pacific San Ramon Branch Line (Iron Horse Trail), or a combination of each, from Pleasanton to Walnut Creek, and, if feasible, along the County's Transportation Corridors and remaining Southern Pacific rail line from Tracy to Fremont, and rail extension of the BART system along the I-580 corridor. Policy 195: The County shall support construction of multiple use trails (e.g., pedestrian and bicycle uses) along the "Iron Horse" and the Altamont Pass Southern Pacific rights-of-way only with the assurances that public transit use will also be provided within the corridor. The fifty-foot transportation corridor owned by Alameda County from Dougherty Road to the County Line should remain part of the Alameda County Transportation Corridor and should remain designated as such in the City's General Plan. Any planned development adjacent to the corridor should not preclude the use of the corridor for transportation and/or multiple-trail use. RECEIVE') APR i 2 1993 DUBLIN PLANNl6i4'3 Eddie Peabody, Jr. - 2 - April 9, 1996 The developer should install a noise barrier/wall between the development and Alameda County's corridor to protect the residents from any noise generated by future transit uses of the corridor. Thank you for the opportunity to respond. Please call Scott Swanson at (510) 670-5557 if you have any questions. Very truly yours, Ousama H. Kawar County Engineer SLJ:jcj c: Scott Swanson 640160 `d -Iu -Vito NAoA 4 ova C . CALIFORNIA CREEKSIDE TENTATIVE MAP, PD REZONING, AND SITE DEVELOPMENT REVIEW KAUFAMN.d BROAD RECEIVED APR 1 61996 DUBLIN PLt_Nf-4,pjl- ♦ AM♦F-A M 1 DID UT k3ralk"I O164 v TENTATIVE MAP, P ING.A.ND. SITE DE OPMENT REVIEW The proposed California Creekside Subdivision is a residential subdivision containing 154 single family detached houses and 123 townhouse units in East Dublin. The project is located on the north side of Dublin Boulevard, west of Tassajara Creek. The approximately 35 acre Site is part of the larger 600+ acre Alameda County Surplus Property, and was included in the East Dublin Specific Plan. The overall design of the project is based around a "Neo-Traditional" concept. The objective of the Neo-Traditional concept is to provide a pedestrian friendly community by narrowing streets where possible, slowing down and dispersing traffic, bringing landscaping and housing ele'ments in closer to the street, and providing front porches on houses to encourage outdoor activity in the front yards of the houses. The design of the California Creekside development has utilized the following elements to establish and enhance the Neo-Tradonal theme: - The street pattern has been designed as a rectilinear "grid pattern" street layout that disperses traffic in the neighborhood rather than concentrating it. Care has been taken to assure that no straight through streets are created through the neighborhood between the Transit Spine and Dublin Boulevard, thereby discouraging area -wide traffic from taking shortcuts through the neighborhood. - A Traffic Rotary has been introduced to provide a visual focus for the center of the neighborhood. The Traffic Rotary consists of a circular landscaped median in the middle of an intersection. Traffic travels through the intersection by driving around the Rotary in a counter clockwise direction. The Rotary will slow traffic down on the east -west street, as well as provide an attractive landscaping amenity to the central streets. - Parkway planting strips have been introduced between the sidewalk and the curb on the three entry streets to the project. The planting strips allow for the planting of street trees close to the street, which will provide continuity and an attractive vertical element to the neighborhood streetscape, as well as shade, in years to come. The sidewalks meander back to the curb at driveways to allow for parking on the driveway aprons. - Tree wells have been introduced on cul de sacs and minor streets to allow for planting of street trees close to the street. The tree wells are created by curving the curb 5 feet into the street between driveways, thus creating a 14' x 5' planting area between the sidewalk and the curb where street trees can be planted. Besides the obvious benefit of bringing the street trees closer to the street, the tree wells enhance the Neo-Traditional design of the subdivision by providing a slight narrowing of the street which has the effect of slowing traffic down. The tree wells have been located such that the narrowing of the street does not effect the amount of on -street parking, and the street widths at the tree wells conform to the widths required for public safety access. - A regional pedestrian trail is proposed to be constructed along the north side of Dublin Boulevard, adjacent to the subdon. The design for the subdon includes a pedestrian corridor in the southwest comer of the site to allow direct pedestrian access from the subdivision to the regional trail. Other points of access to the regional trail are provided at the street intersections along Dublin Boulevard, and through an open-ended cul de sac that backs up to Dublin Boulevard in the southeast portion of the project. M - The garages have been set back to be at or near the front face of the house to accent the living portion of the house and de- emphasize the garage. - The house designs incorporate porches that are an attractive addition to the front elevations of the houses and at the same time promote the use of the front yards by the homeowners for outdoor activities. -The materials for the houses will contain a combination of lap siding and stucco with wood trim and porch elements which reflect the Neo-Traditional theme of the neighborhood. Use of shutters, accent siding (such as "Fish Scale" and narrow horizontal lap siding), and prominent column elements combine to convey a "Craftsman" architectural theme. Brick and Stone elements are introduced on some elevations to further provide visual interest to the streetscape. Flat concrete tile roofs will be utilized on all the single family detached houses. - The exterior elevations for the townhomes have also been designed utilizing the "Craftsman" architectural style, with a combination of lap siding and stucco. The horizontal lap siding is utilized primarily on the surfaces that protrude from the buildings, such as second story pop -outs, chimney elements, and porch/entryway elements. Stone has been introduced to the columns of the entryways and at the base of the chimney elements as an accent material. Shutters, pot shelves, and railing details are utilized on front and side windows which add ftirther visual interest to the elevations. - Each townhouse unit will have an attached two car garage. The buildings have been located such that most of the units face out onto a public street, with private driveways (known as "mews") accessing the garages in the back of the units. The mews are for use of the homeowners only, with guests accessing the townhouses directly from the adjacent public streets. This configuration provides for minimizing the views of the garages from the street, as well as providing direct pedestrian access from the front door of the townhouse units to the public street. - A recreational facility for the townhomes is planned for the parcel located in the middle of the east -west block in the north portion of the property. The recreational facility will be owned and maintained by a homeowners association, and will provide an additional visual backdrop for the Traffic Rotary located in the middle of the neighborhood. - The California Creekside subdivision has been designed to maximize views and public access to the adjacent Tassajara Creek area without sacrificing the visual and wildlife amenities of the creek. This is accomplished by utilizing a series of open ended cul de sacs which tie directly into the creekside pathway. The open ended cul de sacs maintain pedestrian and visual access to the creek while at the same time minimizing the noise and visual impacts of the nearby public streets on the creek corridor. The California Creekside improvements are designed to compliment proposed enhancement improvements to the creek corridor which are part of a larger, separate project and are not included in the scope of the California Creekside Subdivision. The design of the California Creekside development will provide pedestrian and landscaping improvements to the boundaries of the subdivision as shown on the Tentative Map, and the design of those improvements will be coordinated such that they are compatible with the plans for enhancement of the creek. DROP - OFF AREAS - TYP. y� T°"%NFIDN6 a,1TRY SIGN WALL,, I lea '%. I. �. ♦ •ramlieills Dublin �Ild° I 11NY, q� 4 IRRIGATION NOTE THE IRRIGATION SYSTEM SHALL UTILIZE LOW PRECIPrTATION RATE _REC. AREA WITH POOL, SPA, WOOD SPRAY AND DRIP EMITTERS FOR ALL TURF. SHRUB ENTRY PAVILION & 2 15' S0. BUILDINGS RHEADS. CBUBBLERS AND AALWD�EATUCALL�Y $I�NOVER AREAS. OPRIIAHE TSTEMVE�AND CCOOP�EO� S � IRF IGATION EOUIPIdENT SHALL BE INSTALLED PER MANUFACTURERS Spine SPECIFICATIONSAN of ovniH GUIDELINES FOR LANDSC}°PE DEVELOPMENT fil C �I —P11 I srtE I E— 1 cnEE wE• LOCATION MAP Site Summary SFD TH TOTAL GROSS AREA 26,8 V.G 35.4 NET AREA tE.i 6.2 ZZ 4 BUILDING COVERAGE ,COVERAGE 34.E 38.- 35,7 VEHIOULAR 6.5 177 98 OPEN SPACE 5E E 43,6 54.5 NUMBER OFrDU'S 1ti 121 273 GROSSVDENSITY 1_3 123 7.9 NE:..DENSITY y E 213 12 E PARKING RATIO •PARKING 34 2.9 3.2 COVERED 371 252 64 OPEN PARKING 154. 164• 'PuDll. Stree: ParIUnC TRANSITIONAL LANDSCAPE & PEDESTRIAN LINK TO CREEK MAINT. ROAD - TYP. MAINT. ACCESS ROAD n � m C0� r f PREILBUNARY PLANT PALETTE SHRUBS (1.5 GALLONS) VINES & ESPALLIERS (5 GALLON MPN.1 TREES(15 GALLON) ARBUTUSUNEDO'NANA' DWARF STRAWBER10 DIITICI1:1 6LICCINTTOKIA BLOOD RID WE TRUMPET VI CNNAMOMUM CAMPHOR CAMPHOR TREE ARCFOSTAPHYlOS'UVA.URS' PROSTRATE MANZANITA PARTHENOCISSUS TRICUSPIDATA BOSTON IVYGEU CRATAES PFIAFNOPYRUM W'ARIOIJGTON THORN CARISSAG 'TITITIFj' DWARF NATAL PLUM PYRACA4TFIA STP FBtEIFiORN ERIOBOTRYA DEFLEXA BRONZELOQUAT COTONEASTER'LOW-FAST' ROCK COTONEASTER I LJOUMAMBAR STI'RACIFLUATALO ALTO SWEET GYM ESL`�KIA'NANA' DWARF FSCALONIA PERENNIALS 0 GALLON) +-20' EVA EASEMENT WITH TURF BLOCK LAGERSrOEMIA IND./FAtl'MU'WHrrE' CRAPE MYRTLE ESC.ALLONIA FRADPSB ESCALLONIA AGAPANTHUS AFRICANUS LILY OF THE NBE NRIUM OLEANDER WHITE OLEANDER ILEX VOMITORIA'NANA' DWARF YALWN AEbEROCALLiS SPP YELLOW DAY LILY NYBRmS PLATANUS ACEUFOLLA'COLUMBLA' LONDON PLANE TREE WNIPERUS PROCUMBENS'NANA' 1ANM'E.SE GARDEN MJIPER LBUOPE'➢IG BLUE BIG BLUE LILY TURF SINGLE FAMILY ENTRY SIGN WALL POPULUS BAISAMIFERA BALM-OF.GEEAD NANDINA DOMISIICA'NANA' DWARF HEAVENLY BAMBOO POPULUS N 'IIALICA' LO,MBARDY POPULAR NANDINA DOFIESTICA HEAVENLY BAMBOO GROUND COVERS (FLATS, SOD) PRUNUS CFRACB,-ERA•gIAUiER Vp9• PURPLE -LEAF PLUM PHOTINIA FRASERB PHOTTwA �ACF1tLoeNSls wao STRAWBERRY �—'SIERRA" PRECAST TYPE PERIMETER WALL ALONG DUBLIN BLVD. FRUNUS S. WWANZAN CHERRY PRTOSPORUMT'VAREOATA' VARIEGATED MOCK ORANGE FRAOGAZANA'WHTTE' WILD STR WBE SEQUOIA 50.iPFRV➢tIN5 COAST Rf71WOOD PYRACMTHA'SANTA CRIB' PROSTRATE PYRgAMA CANT7IA MEDALLION lI FESCUE RAPNIOLEPIS I 'CLARA' WHITE INDIA HANTHORNE RAPMOL.EPISIACR'PROSTRATA' PINK INDIA HAWTHORNE SEE DUBLIN BLVD. LANDSCAPE PLANS FOR IMPROVEMENTS (LANDSCAPE GRAPHICALLY SHOWN) FT ° a SITE PLAN and PRELIMINARY LANDSCAPE PLAN nnTR CTgj n Q a O A . KAUFMAN & BROAD of NORTHERN CALIFORNIA INC. ®i �?� xautmanp6road �.� THE FRISBIE PLANNING COMPANY 11 ®i U mn�� Q' 50 2001 WINWARD WAY SUITE 102 SAN MATE., CA 44404 (415) 312-8063 December 1, 1995 CONCRETE ROOF TILE 5:12 ROOF PITCH 2X4 WOOD TRIM (a DOORS & WDWS 6:12 ROOF PITCH —} WOOD POST H" LAP STDTNG W 2\4TRIM A ROLL -UP GARAGE DOOR W, GLASS INSERTS --I ROI i —20 WOOD FASCIA ---_- -I---WOOD POST W TRIM T&B 2a4 WOOD TRIM Co DOORS& WDWS DECORATIVE GABLE END TREATMENT I OLITLOOKERS WOOD POST W TRIM T&B BOARD & BATTEN 1 _"O.0 I I {--WOOD RAILING i Aa Y KALIFMAN,LRROACD E l EAST DUBLIN ' E � • E • E NORTH BAl' DIVISION . o • . . . E E E . A . • ♦ • . • • E NOVEMBER 30. 1995 • Islo"45 MARCH 11. 1996 . - E • . e • � F L N ONE • • _ SHEET SCALE. I owm SCALE: 114 ' =1'-0' A ♦ A ♦ A • • ♦ c K".aU ftueLI l` LLLuti • • ARCHITECTURE A A ® • • A ♦ ♦ € ♦ • A A A F ♦ • A A A • — EAST UBLIN - • ♦ pE i ♦ • NORTH BAY DIVISION • e • ♦ ♦ A • A A A A A- ♦ ® F ' 3 s A A A A ♦ A g • + A A • A c" + + ♦ ♦ A A S ♦ ♦ ♦ A ♦ ® S A A A A • A A a A i ♦ � a A A ♦ A • ♦ ♦ • A ♦ c A DATE JULY 11, 1995� ♦ REVISIONS OCTOBER 25. 1995 B ♦ NOVEMBER 30, 1995 MARCH 11. 19% A 2S A ® • s A • A Fpp ® ® t ® A S a g + a A ® PLAN ONE ♦ A G 340.12 ®E e �fE • A a F ♦ 2 ♦ A A ♦ ♦ a A A A R " L rill _�uvi�•.u• 1 IN t, L I'liN ':� .gin:■■ , - mm ■ui�n�iii iis:_ - - -- — _ -�-�iinnl�■■winuu�i_ �■�.■�iu�uilWl�i■. ■ ■ ■� M ZIN .Mir or aimPi7K - 4w:l�R MI, ��fi7a�A7�•!is�.. i�ai►�uiwuwioci� o _ � � Imo■"� Wlr ■��� * a Ir IrlBud NEI D♦■lam■ _ t_ y ♦ • ♦ A A A A ♦ A • ♦ A A KAUFMAN®_BROAD E • ♦ ARCHITECTURE ♦ A i ♦ ♦ A • ♦ • :9 ♦ ♦ • . A ♦ 1. c A EAST LIN 't ® ® E • A R m e € A A c E ♦ ♦ c p NORTH BAY DIVISION c ♦ A ♦ ♦ A • _ a E ♦ A A ♦ ♦ • b E • ♦ A A A A E$S' P f 2 F C II ♦ ♦ y A ♦ A • A ♦ ♦ ♦ A _qq C ♦ ♦ • • DATE OCTOBER 17. 1995 A • REVISIONS OCTOBER 75. 1995 E • NOVEMBER 30. 1995 • MARCH It. 19% i ® • e 3 • • E • A ® A ♦ • • A ♦ A .� A ♦ s • ♦ A ♦ $ • apLANTWO A A • ; SHEET A 'A A ♦ A A A ♦ F SCALE: 1 /4 11-V y • A A ♦ ♦ A C sue•..,.,__ � ., i. lum. Alum" Im � f,i �t�luwiiiiiii■insn�liw� °' :o�■uai�iiaisiie�i��� iiil■�■iilil■it�l��iw: ��I_ _ J� �wlwln�n�l�lrrr�iol�■�I�n�ar .;�Ii�iwTinniN ��■A101itl�■r}Ilr■Y�IIMI�m�Y1�1[il ... ��iuGiw�owiwonn. r...erula•1�i�Y1r7iCtrl�WtWI1R1■Yslfrl�l 11ii�.1�lIW1■lWI�I�IWt' , .,.5:��_0_ _���� - — - K,,, � a O' ' 11 - ..1 ram.wrena■�+Nrnai■slnrn�nu��x�■■lul<, iniiiiTi��smerlliii W i.�iruiiY��p�jj�iiol�iw iiwi�l� �i�w®■��i� ■l[Lum fC d1111 NO • '�- Ilrlr� ■ all al �'%wh��Mw�_ �Iwflll�t•�■.1�' �N CIA -- - CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: April 16, 1996 TO: Planning Commission FROM: Planning Staff PREPARED BY: Jeri Ram,Associate Planner; SUBJECT: Trumark Homes General Plan Amendment(PA95-029) RECOMMENDATION: Approve Draft Resolution(Exhibit A) FORMAT: 1) Open public hearing. 2) Close public hearing. 3)Approve Resolution; or, direct staff to supply additional information. GENERAL INFORMATION: PROJECT: A General Plan Amendment to change the Land Use Designation on the project site from "Transportation Corridor" to "Medium Density Residential". APPLICANT: Trumark Homes 6375 Clark Avenue Dublin, CA 94568 OWNER: Southern Pacific Railroad One Market Plaza, Suite 912 San Francisco, CA 94105 LOCATION: Southern Pacific Right of Way west of Dougherty Road COPIES TO: Trumark Homes Southern Pacific Railroad Senior Planner Project Planner Jerry Haag 0 Trumark Homes File ITEM NO. Admin. File I 2c- C 1 ASSESSOR PARCEL: 941-0205-006-10 GENERAL PLAN DESIGNATION: Transportation Corridor EXISTING ZONING/ LAND USE: M-1 (Light Industrial) Vacant SURROUNDING LAND USE AND ZONING: North: South: East: West: P.D. (Residential), M-1, developed with Agriculture, M-1, developed with Arroyo Vista light industrial uses Dougherty Road and light industrial uses Camp Parks BACKGROUND: Trumark Homes has applied for a General Plan Amendment for their 8.9+acre site; changing the General Plan Designation for the site from "Transportation Corridor"to"Medium Density Residential"(6.1 - 14.0 units per acre). The Medium Density Residential Designation would permit single family residential development at approximately 12 units to the acre. Attachment 1 is a draft Site Plan of the Project. The City Council approved the initiation of a General Plan Amendment Study at their meeting of July 11, 1995. On September 26, 1995,the City Council approved a contract with Jerry Haag, a Contract Planner to prepare the General Plan Study and environmental documents. The process for approval of this General Plan Amendment was to determine if the General Plan Amendment was feasible; then complete the environmental documentation and bring it back to the Planning Commission and City Council for adoption. On November 21, 1995,the Planning Commission recommended the feasibility of a General Plan Amendment to the City Council. On November 28, 1995,the City Council determined a General Plan Amendment was feasible and directed staff to continue the process towards a General Plan Amendment(Attachment 2). ANALYSIS: Environmental: An Expanded Initial Study has been prepared in accordance with the California Environmental Quality Act to assess all potential environmental impacts associated with the project(Attachment 3). Major issues analyzed, conclusions and mitigation recommended in the Expanded Initial Study are as follows: 2 PAGE OF 6 b S I • Land Use Compatibility: The proposed project was generally found to be consistent with the existing and planned land use patterns, although a number of mitigation measures are recommended in the document to ensure that a range of potential impacts are reduced to levels of insignificance. • Transportation: The project will generate additional vehicles on nearby streets. A number of mitigation measures are proposed in the Negative Declaration, including payment of Traffic Impact Fees, installation of required street improvements, additional coordination of design with the Public Works Department,to reduce such impacts to a level of insignificance. • Hazards/Risk of Upset: Three potential hazards were investigated: 1. The presence of a pressured petroleum pipeline north of the site; 2. The presence of a water treatment facility operated by Dublin San Ramon Services District immediately southeast of the site,which employs chlorine gas in the water treatment process; and, 3. The presence of a large number of industrial users south of the site within the Sierra Business Park. The Negative Declaration recommends a mitigation measure to establish and maintain a 50 foot setback between the pipeline and any inhabited structure on the site. A mitigation measure was developed to require the project developer to work with the Dublin San Ramon Services District to convert the water treatment facility to one using a less hazardous process. Research by the Dougherty Regional Fire Authority has indicated that the history of industrial incidents over the past five years would not preclude the introduction of residential units adjacent the existing industrial uses to the west. • Noise: A full analysis was completed to review potential acoustical impacts of the project. Potentially significant noise impacts include nearby traffic- generated noise and noise from industrial users south of the site. The Negative Declaration recommends construction of a solid noise barrier wall,varying in height from 6 to 12 feet to ensure that City environmental noise standards are met. • Public Services: All public service providers were contacted to ensure that existing or planned resources would be adequate to accommodate the proposed project. All service providers indicated an ability to serve with the exception of the Dublin Unified School District. District schools are presently at or exceeding capacity. The District has in place a Facilities Plan that will provide additional services. In relation to this project,the District's Facilities Plan contains two possible fees; (1)reflects their planned service area; and, (2) reflects their planned service area plus annexation of additional territory(eastern Dublin). The District felt that the Mitigation Measure crafted by Staff should be more specific. In particular,they requested 3 PAGE 3 OF c that these two possible fees should be identified in the Mitigation Measure. Therefore, Staff, revised the Mitigation Measure in the Final Mitigated Negative Declaration(Attachment 3). • Aesthetics: Concerns were raised in the Negative Declaration regarding the aesthetic impact of the barrier walls required to reduce noise impacts. A suggested mitigation measure outlines specific measures to reduce the aesthetic impact of the walls, including use of decorative construction material for the wall and landscaping adjacent to the walls. During the public review period of the document, staff received two comments; one from the Dublin Unified School District,and one from the Applicant. These comments and staff's responses have been incorporated in the Final Mitigated Negative Declaration. Additionally, a Mitigation Monitoring Program has been prepared that sets forth all the details on how the Mitigation Measures will be implemented(Attachment 4). General Plan Amendment: The City Council Staff Report dated November 28, 1995, (Attachment 2)analyzed the General Plan issues in depth. Any major compatibility issues have been addressed as mitigation measures of the Mitigated Negative Declaration and are summarized above. Based on the Feasibility Study, staff believes that a General Plan Amendment to Medium Density Residential would be an acceptable land use for this site. After preparation of the Mitigated Negative Declaration,the Applicant requested a small change in the proposal. The change consists of moving the point of the secondary access approximately 20-25 feet east and not exchanging land with the Business Park. The change would enable a revision to the site plan which would create more parking on the site. The revision is shown on the General Plan diagram in the Resolution(Exhibit A). This change is not environmentally significant,therefore,no changes have been made to the Mitigated Negative Declaration. Staff recommends approval of the Mitigated Negative Declaration,Mitigation Monitoring Program and General Plan Amendment. ATTACHMENTS: Exhibit A: Resolution of the Planning Commission recommending approval of the Mitigated Negative Declaration,Mitigation Monitoring Program and General Plan Amendment. Background Attachments: Attachment 1: Draft Site Plan Attachment 2: City Council Staff Report on Feasibility of General Plan Amendment. Attachment 3: Expanded Initial Study and Mitigated Negative Declaration. Attachment 4: Mitigation Monitoring Program. G:\PA95029\11-21SR RESOLUTION NO. 96- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE THE MITIGATED NEGATIVE DECLARATION, ADOPT THE MITIGATION MONITORING PROGRAM AND GENERAL PLAN AMENDMENT FOR PA 95-029,THE TRUMARK HOMES PROJECT WHEREAS,Trumark Homes has applied for a General Plan Amendment changing the site's Land Use Designation from Transportation Corridor to Medium Density Residential (Exhibit A); and WHEREAS, the California Environmental Quality Act(CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, an Expanded Initial Study and Mitigated Negative Declaration were prepared for the Trumark Homes Project and is available and on file in the Planning Department; and WHEREAS, Public Resources Code Section 21080.6 requires the City to adopt a reporting or monitoring program for changes in a project or conditions imposed to mitigate or avoid significant environmental effects in order to ensure compliance during project implementation; and WHEREAS, a Mitigation Monitoring Program has been prepared for the Trumark Homes Project in accordance with Public Resources Code Section 21080.6 and is available and on file in the Planning Department; and WHEREAS,the Planning Commission of the City of Dublin has held one public hearing on the documents entitled Expanded Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program and the General Plan Amendment for the proposed Trumark Homes Project; and WHEREAS,the Planning Commission received and reviewed the City Planning Department's Staff Report on the General Plan Amendment, including said Expanded Initial Study, Mitigated Negative Declaration and Mitigation Monitoring Program on the environmental effects of the project; and WHEREAS,the Planning Commission considered the documentary and oral evidence submitted at the public hearing. NOW,THEREFORE,BE IT RESOLVED that the Planning Commission does hereby find that: 1. The Expanded Initial Study, Mitigated Negative Declaration,and Mitigation Monitoring Program are adequate and have been prepared in compliance with the California Environmental Quality Act, CEQA Guidelines and the City of Dublin Environmental Guidelines; and 2. That the Planning Commission has reviewed and considered the information contained in the Expanded Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring Program; and k1T_i-\ 3. That based upon a review of the analysis of pertinent environmental issues presented in the Expanded Initial Study, the Planning Commission has hereby found and determined that, although the proposed project may have potentially significant effects on the environment as presented in the Expanded Initial Study,the mitigation measures have reduced any impacts of the project to a level of insignificance and that the project will not have a significant effect on the environment. NOW, THEREFORE,BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council approve the Mitigated Negative Declaration and adopt the Mitigation Monitoring Program for the Trumark Homes Project. NOW,THEREFORE,BE IT FURTHER RESOLVED that the Planning Commission does hereby find that: 1. The existing Transportation Corridor Land Use Designation in the General Plan is no longer appropriate for this area because the Southern Pacific Railroad no longer has a traction line in this location; and, 2. The Site is suitable for residential development with the incorporation of the mitigation measures included in the Mitigated Negative Declaration. NOW,THEREFORE,BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council approve PA 95-029, Trumark Homes General Plan Amendment for one parcel (APN 941-0205-006-010), from Transportation Corridor to Medium Density Residential as shown on Exhibit A. PASSED,APPROVED AND ADOPTED this 16th day of April, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director (PA95-029\PCRES) Arroyo Vista Development "Transportation Corridor" to remain fe,„ (p+0, N.4%e4 • ] r Proposed "Medium Density Residential" Designation 9' Legend Medium Density Residential COM somin Transportation Corridor Business Park/Light Industrial Initial Study Exhibit FI Trumark Homes General Plan Amendment Proposed General Plan City of Dublin Planning Department March, 1996 PA 95-029 r- .--- I-- 1 _��r: Y Y �+� I II NELSON MAPLES DEVELOPMENT 611Os701A, sRAu64,f- 0 25 50 100 200 �UNI THE IC'GY GROUP. Inc. iF�v.�Gq va Ilaac� I'm i4) apl.sls 3•ayw Fua F+nWwma.0. ClJC �i✓'�` 07' A167 b��ls/ry' 11 �� o0/+L:l Pa. dry UA//l s g y o d s Pff�u6—: 136 GM�&s (2.6 ATTAU,P,IMENTPAGE ti I \ ZAF_i \\ nECEMED Juf4 91995) -,I MEIN PLAi't NIN' CITY CLERK File# p2 0 -L310l AGENDA STATEMENT CITY COUNCIL MEETING DATE: NOVEMBER 28, 1995 SUBJECT: Trumark Homes General Plan Amendment Study(Feasibility) ��.QQ Report Prepared by: Jeri Ram,Associate Planner Jerry Haag,Consulting Planner ATTACHMENTS:: Attachment 1: Conceptual Project Plan Attachment 2: General Plan Land Use and Circulation Map Attachment 3: General Plan Bikeways Map Attachment 4: Diagram of Possible Alignment of Scarlett Drive RECOMMENDATION: 1) Consider this item and hear staff presentation. 2) Open the floor for discussion by Applicant,any members of the public. vp/Jl 3) Question staff,Applicant and the public 4) Close discussion and deliberate 5) Make a motion authorizing staff to continue with the process to prepare environmental documents and a formal General Plan Amendment for the proposed project. FINANCIAL STATEMENT: The Applicant is paying the cost of preparation of the General Plan Amendment Study. Therefore,there is no financial impact to the City. BACKGROUND: Trumark Homes has applied for a General Plan Amendment for their 8.9±acre site;changing the General Plan Designation for the site from"Transportation Corridor"to"Medium Density Residential"(6.1-14.0 units per acre).The Medium Density Residential Designation would permit single family residential development at approximately 12 units to the acre. ATTAArrAcHmENTIssorruthoer:nTprauziac E rk Homes Railroad a .- G/ _ i%� Senior Planner / ' Project Planner Jerry Haag Trumark Homes File ✓ Administration File TTF.NT N(1 i, f The City Council approved the initiation of a General Plan Amendment Study at their meeting of July 11,1995. On September 26,1995,the City Council approved a contract with Jerry Haag,a Contract Planner. Mr.Haag's tasks are to: 1. Analyze the feasibility of a General Plan Amendment for the Site and present the findings to the Planning Commission and City Council. 2. Prepare the necessary environmental documents and General Plan Amendment for Planning Commission and City Council consideration,if the City Council determines the General Plan Amendment is feasible. Site and Surrounding Area Characteristics: LOCATION: Southern Pacific Right of Way west of Dougherty Road ASSESSOR PARCEL: 941-0205-006-10 GENERAL PLAN DESIGNATION: Transportation Corridor EXISTING ZONING/ LAND USE: M-1 (Light Industrial)Vacant SURROUNDING ZONING AND LAND USE: North: Planned Development(Residential),Arroyo Vista South: M-1,developed with light industrial uses East: Agriculture,Dougherty Road and Camp Parks West: M-1,developed with light industrial uses The Project: The Applicant has submitted conceptual plans for the proposed property. The plans characterize the type of future development envisioned for the site should the General Plan be amended(Attachment 1). The conceptual plans indicate that the 8.9±acre site would be subdivided into approximately 92 lots. A detached single family home would be built on each of the lots. The primary vehicular access is proposed to be Dougherty Road with secondary access and/or emergency vehicle access provided to the south on Sierra Court. A solid masonry wall would be constructed along the southerly property line to provide a land use and noise buffer between the proposed residences and existin industrial uses to th ,south. 3iii..1.4/..ti,,,4*-4 T ** ei 110N PAGE or 2 If a General Plan Amendment is ultimately approved,it will not be an approval of the conceptual plan. The conceptual plan would be reviewed later in the process as part of a Planned Development Rezone,Site Development Review and Tentative Subdivision Map. The Applicant has proposed an alternative to designating the entire 8.9±acre site as"Medium Density Residential." The alternative would leave a small strip of land parallel with the southern boundary line as"Light Industrial,"with the balance of the site changed to"Medium Density Residential." The area remaining as industrial could be used for mini-warehouses and would serve as a more substantial buffer between proposed residential uses and existing industrial uses to the south. The mini-warehouse would require a strip of land approximately 70 feet in width. This alternative and possibly others would be analyzed as part of the environmental review process of the General Plan Amendment Study. General Plan: General Plan policies applicable to this proposal,by Element,include: Land Use Element: The Land Use Element designates the site as"Transportation Corridor(Attachment 2)." The adjacent use immediately to the south is"Business Park/Industrial." A residential development,with the proper design, would be compatible with the business park use. The use adjacent the bike path to the east is residential which would be compatible with a residential proposal. The Land Use Element contains the following policies which deal with this application: "2.1.1 Housing Availability Guiding Policy A: Encourage housing of varied types,sizes and prices to meet current and future needs of all Dublin residents. Implementing Policy B: Designates sites available for residential development in the primary planning area for medium to medium-high density where site capacity and access are suitable and where the higher density is compatible with existing residential neighborhoods nearby." Circulation Element: The Circulation Element notes that Contra Costa and Alameda Counties are considering the preservation of the Southern Pacific right-of-way for possible future light rail transit or as a busway. Guiding policies include: "A. Support preservation of the Southern Pacific right-of-way as a future transportation corridor. 3 B. Consider potential recreation use in conjunction with transportation use." The Circulation Element also notes that a jogging and bike path should be incorporated into the railroad right-of-way. A bikeway and jogging path has been developed adjacent the site (Attachment 3). Housing Element: The Housing Element notes that the City presently falls below production goals set for the City by the Association of Bay Area Governments(ABAG). This situation could change in the near future,however,as residential projects are proposed in the East Dublin planning area. The Housing Element also identifies possible strategies to assist in the production of new housing units,some of which require the adoption of new regulations. Two programs which could have a bearing on the pending application include: 1. Strategy I.C.a review of development standards to determine potential changes to reduce development costs and thereby the cost of housing. Innovative site planning and construction methods were specifically mentioned as ways to achieve this. 2. Strategy I.D.recommends examining the use of air rights over parking lots and other sites with a low intensity of use to permit construction of housing. Safety Element: There are several safety issues that will be addressed as part of any environmental document for the project. These include a large pressurized underground gas line and the DSRSD water treatment facility near the site. There are no policies in the Safety Element which would address this application or these issues. Noise Element: The Noise element notes that portions of the site are subject to excessive noise generated by vehicles along Dougherty Road. The design of the project will need to reduce exterior noise to 65dB. Regional Planning Agency Programs and Policies: Although the City of Dublin bears full responsibility for planning of land use inside City limits,a number of regional planning bodies have been created over the years which have taken a largely advisory role to municipalities. Typically,such regional agencies have been formed in response to specific region-wide issues,such as air quality or transportation,or as mandated by federal requirements. /3' 4 Primary agencies which have taken positions with respect to land use or transportation include the Association of Bay Area Governments(ABAG),which is composed of all local governments in the greater bay area,the Metropolitan Transportation Commission(MTC),a regional transportation advisory commission and the Bay Area Air Quality Management District(BAAQMD). Under the auspices of ABAG,a Tri-Valley Regional Planning Strategy Committee was formed. They have completed a draft subregional planning effort which includes policies regarding urban growth,land use,transportation,housing and similar regional issues. The BAAQMD has adopted a region-wide Clean Air Plan to enhance air quality in the basin. Although many of the recommended techniques for improving air quality are technical in nature,the Clean Air Plan also includes a Transportation Control Measure to encourage cities and counties to promote high density residential and mixed use development in the vicinity of mass transit stations. This project is consistent with the applicable policies of regional agencies as well as those of the draft Strategy. Other Environmental Planning Issues: Factors which must also be considered in the review of the proposed GPA include overall land use compatibility,possible traffic and site access concerns,risk of hazards caused by adjacent land uses,flooding potential and concerns from other public service agencies. Many of these issues identified below will be further studied and refined as part of the environmental review process. Land Use Compatibility: Immediately adjacent the site to the south is a business park which has a General Plan Land Use Designation of"Business Park/Industrial"and is in the M-1 Zoning District(Light Industrial). Possible land use compatibility issues between residential and industrial land uses include excessive noise generated by industrial operations,such as industrial processes; truck traffic;outdoor security lighting;emission of noxious fumes and similar hazards;creation of large quantities of dust;aesthetic compatibility;and,safety/security of industrial uses adjacent to residential uses. An investigation of the project site indicates that the business park is generally well managed and maintained. Existing industrial users include Ron Nunes Enterprises(metal stamping and fabricating),a Federal Express center,a service center for Home Federal Savings,a swimming pool supply store and other light industrial uses. Industrial users are oriented toward Sierra Court and Trinity Court,south of the subject property,although several have overhead-type doors opening to the north(facing the project). A chain link fence has been constructed on the common property line between the Sierra Industrial Park and the subject property. Concerns have been identified regarding incompatibilities between existing industrial uses and future residences. These concerns relate to the types of industrial operations and possible negative impacts related to emission of noxious or hazardous material,such as escape of industrial gasses or odors and risk of explosion. The City's M-1 Zoning District is intended to minimize 5 • 13 £ e negative effects on surrounding properties and limit industrial operations to enclosed buildings, except for a number of specific uses which must obtain a Conditional Use Permit. These uses include outdoor uses which could have negative effects on residences,including storage of liquefied natural gas and concrete and asphalt batch plants. Land use compatibility also includes consideration of land use patterns on other peripheries of the proposed project site. To the north lies the Arroyo Vista housing project which would be separated from the project site by a regional bicycle and pedestrian trail. Traffic/Circulation/Access: The property in question presently has access off of Dougherty Road,a major arterial highway in Dublin. The Applicant proposes to maintain this access as the primary project entrance and supplement it with a secondary access off of Sierra Court. Further study will determine if the secondary access will serve only the residents or perhaps be reserved for emergency access only. A new traffic signal is anticipated at Dougherty Road and the project entrance. The City's Public Works Department is presently exploring plans to relocate and widen Scarlett Drive in the general vicinity of the project area for the purpose of improving area-wide circulation to the new BART station(See Attachment 4). The precise location and design of the relocated Scarlett Drive may have an impact on the design of the subject property. The project site is located adjacent to a bus route on Dougherty Road operated by WHEELS. According to a route planner from WHEELS,between twenty to thirty buses transverse Dougherty Road in front of the site. Direct bus transit will be provided to the new BART station once it is operational. Risk of Upset/Hazardous Material: There are two issues related to potential risk of upset and hazardous materials with respect to the application. A major underground pressurized gas pipeline has been constructed immediately northeast of the project site. Also,DSRSD maintains a small water treatment plant on the southeast corner of the site which uses a chlorine process to treat the water. Both facilities could pose some level of health risk to future residents on the subject property. It is possible that mitigation could be developed to assure the City that health risks could be reduced. Such mitigation would be proposed through the final site design and environmental review process. In-Fill Housing Experience From Other Cities: Staff has contacted other cities which have existing or proposed infill housing near transit facilities. 6 1 g . $ The City of Fremont has recently reviewed and approved two similar type residential developments for Trumark Homes. Both projects are infill-type developments and are located adjacent to railroad tracks and heavily traveled arterial streets. They conform to the City of Fremont's desire to add new housing to older commercial areas as a way of supporting the remaining commercial base. The projects have densities of approximately 11.5 dwelling units per acre,similar to the requested density in Dublin. Issues raised by the Fremont staff included mitigation of vehicular noise,provision of adequate on-site guest parking and high quality exterior architectural elevations. The Applicant was able to satisfy all City concerns. ANALYSIS: Based on an analysis of the factors relating to this proposal,staff believes the proposal has sufficient merit and that the Applicant should be given direction to make a formal request to amend the General Plan as originally requested. Staff's analysis is based on the following factors: 1. Amending the General Plan to"Medium Density Residential"would be consistent with the intent of the current General Plan Designation of"Transportation Corridor." As an outcome of additional staff review of this request,the City may want to retain a portion of the site within the"Transportation Corridor"designation so as not to preclude construction of a future circulation route in this location as well as to allow the regional recreational trail. It is apparent from the General Plan Map that the width of the subject property is wider than other properties to the north also designated as a future transportation corridor,so that non- transportation uses could potentially be accommodated in addition to future transportation facilities. Higher density housing,as proposed,would be located adjacent to a major transportation corridor in the community. Residential uses on the site would also be more consistent with the adjacent regional bicycle,hiking and jogging trail than would industrial uses. Staff would also recommend that the"Transportation Corridor"General Plan Designation be retained for the regional recreational trail immediately north of the site. 2. Initial conceptual plans submitted by the Applicant show a small-lot,single family detached housing type not currently available elsewhere in Dublin. This can assist the City in meeting Housing Element production goals set by ABAG especially for houses affordable to moderate income households. 3. The particular housing type and configuration proposed by the Applicant has been approved by other communities and has proven successful in meeting City goals,specifically in more urban,infill sites. 4. A preliminary investigation of land use compatibility issues indicate that all issues can be dealt with or mitigated through proper site planning and the environmental review process. Modern business parks,such as Sierra Business Park,are typically designed to be compatible with adjacent residences through generous setbacks,limitation of operations to enclosed buildings and environmental performance standards. Also,it is a generally accepted planning principle that land use transitions,such as between industrial and residential,are best accommodated along rear property lines rather than other configurations. PLANNING COMMISSION COMMENTS AND RECOMMENDATIONS: The Planning Commission heard this item at their meeting on November 21,1995. At the meeting Commissioners discussed the types of conceptual plans that would be evaluated. In addition, they questioned staff regarding the type of information staff would evaluate as part of the environmental review. The Commissioners agreed that a residential project would be an improvement to the undeveloped land. The Planning Commission unanimously recommended that the City Council authorize staff to continue with the process to prepare environmental documents and a formal General Plan Amendment for the proposed project. G:IPA95029 11-28SR it 8 PACE/19 s"/e5 i r7' 2AR - - ---------- ; '4 g--,y 2AR 2A;R it A IA 4 'A,9 4A 2-03 A 4AR -AFI A 2AR ,A 'AR —jil F1 'R R 2AR 4IR I ILA \ ��\ i 4A T- -7- i 'AjRj \I\is IA j L L jT �4 2e-� �j 3A F m ZA 2EA I I I:, � -.ER -c j2 2 C,9 2� 2A 1� I 'A 4L 3FR 2S L asa A ��AT 51 rr F-, LC 23 C) �Joizzi: WITIA Ac:Olictq, fl.Rd.-,P t F-T '7 NELSON MAPLES DEVELOPMENT o0p)�-/w (31rr- C, 4, 0 S7f,� cNJ6Gf- lr-,4HIG l o 25 50 100 200 Ail' � I 1411 THE KTGY GROUP..,,. Yw HAW 11:-*p*l-loc— op Sly /4-0. OIT �. 07; D 0/� po. 06 (A,A( V6--- 2.36 6MM (2.6 SN)PIT) TRUMARK HOMES CONCEPTUAL PLANS ATTACHMENT I j tj j,4 9 1995 NIJBUN PLANNINO Residential Low Density Single Family Residential (0.5 - 3.8 units per acre) Single Family Residential (0.9 - 6.0 units per acre) Medium Density Residential (6.1 14.0 units per acre) t Medium -High Density Residential (14.1 - 25.0 units per acre) ommercial/Industrial Commercial/Industrial Retail/Office Nmm Retail/Office & Automotive Business Park/industrial [I 71 Business Park/Indus trial: 1 Outdoor Storage Business Park/Industrial: Low Coverage Public/Semi-Public/Open Public/Senii-Public Facility Park s/Recrea lion Open Space Stream Corridor Public Lands ZJ, V lire- Finvom Id 1. cr ,4 V -t'.5c `Z, rs • A aR, .. .... ................... Circulation ................. Arterial and Major Streets INTERSTATE Collector Street Bart (proposed) . . Proposed Street Downtown Intensification Area Freeway ........... Transportation Corridor Dublin City Limit / Primary Planning Area Boundary 'NOTE: See Table on opposite page for descriptions of numbered Publlc/Somi-Public Facilities and Park s/Racreallon. V Figure 1-1 LAND USE & CIRCULATION Primary Planning Area .............. .......... . . . . . . . . . . . .. 1,50 ................... ........................ ................. .� l ....... . .... S EE BELOW q, V, APPROXIMATE INSET SCALE: V 6982' THE SITE ti ti Y "I. xlx� d. a 4 0 14 90' 2980' • DUBLIN GENERAL PLAN Revised February 19RI 1-7 . @, ., x •;!:.. �; ' ° • boo C Y 's�- i 1 � ''•,,, ?fi`. .- n�I-I--_� •/� I+x�ac•, . �!'-� r '. 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INT ER9TAT.E. j - I' • Figure 5-2 Primary Planning Area EXISTING: 000000 Class I r■■.rr■ Class it PROPOSED: 00000c Class I ❑oQooa Class II O-o00-o-< Class Ill CLASS I BIKEWAY (BIKE PATH): Provides a completely separate bike path facility from streets or sidewalks for the exclusive use of bicycles. CLASS II BIKEWAY (BIKE LANE): Provides a striped lane for one-way bike travel on street. CLASS Ill BIKEWAY (BIKE ROUTE): Provides for shared use with either pedestrians on the sidewalk or motor vehicle traffic on the street. NOTE: Locations of Proposed Bikeways r r i]MEN� � n' i 2057' 41 14 u� L1 DUBLIN GENERAL PLAN Revised February 1992 Lr_ ! Figure 5-1 d L C". Q) POSSIBLE ALIGNMENT OF SCARLETT DRIVE 111"..)1 .4.."' 1... I.. . I i ,.,‹- /I \ "0= = E Uf !J cpp ��. ' d co a) a $j Fe,ci h y' 0^I� m N h E m Obpb l.1tl3Mp pp - - - ! Q Q e§ g oi D8I§ 1i _m m O O • N - hN N• -, f, L °° ErE E LL �" cc ti w 8 CD w ► DI8m c8I8 co 0 pCO f L, m N CIC 6 - $` ? 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CITY OF DUBLIN \( / P.O.Box 2340,Dublin,California 94568 • City Offices.100 Civic Plaza,Dublin,California 94568 4CIFO1-:-/ NEGATIVE DECLARATION (Prepared pursuant to City of Dublin Environmental Guidelines,Section I.7(c),5.5) Description of Project:A General Plan Amendment Study for a 8.9±acre site;changing the General Plan Designation for the site from"Transportation Corridor"to"Medium Density Residential"(6.1-14.0 units per acre). The medium density residential designation would permit single family residential development at approximately 12 units to the acre. The project will ultimately include a Planned Development Rezoning,Tentative Subdivision Map and Site Development Review. Project Location: Southern Pacific Right of Way west of Dougherty Road, APN: 941-0205-006-10 Name of Proponents:Trumark Homes I hereby find that the above project will not have a significant adverse effect on the environment. Attached is a copy of the Initial Study("Environmental Information Form"and"Environmental Checklist") documenting the reasons to support the above fmding.Mitigation measures have been included in the project to avoid potentially significant effects on the environment. A summary of the mitigation measures can be found at the end of the Initial Study. A Mitigaiton Monitoring Program has been prepared to ensure the mitigation measures are carried out during the project's implementation. Jeri n,Associate Planner Date Attachments Date Published: Date Posted: Date Notice Mailed: Considered by: on: /... Action on Negative Declaration: Approved Disapproved_ Notice of Determination filed: Resolution No. - G:WPA95-029\ND . .. ... . .. Administration (5ATTAWiMNT Finance (510)833-6640 • Building Inspection.(510)633-6620 Code Enforcement (510)833-6620 • Engineering (510)833-6630 • Parks&Community Service (510)833-6645 Police (510)833-6670- Public Works (510)833-6630• Planning (510)833-6610 Trumark Homes Final Mitigated Negative Declaration April, 1996 I. Introduction and Document Format This document constitutes the Final Negative Declaration for the proposed Trumark Homes General Plan Amendment and associated applications,a proposed single family subdivision containing 92 detached dwelling units. This document contains all letters received by the City of Dublin during the comment period concerning the Negative Declaration with associated responses to each of the comments.Taken together,the Draft Negative Declaration/Initial Study and the Final Negative Declaration constitute the complete environmental documentation for the proposed project II. Project Location The proposed project is located in the central portion of Dublin,California,within eastern Alameda County.More specifically,the project is sited on the west side of Dougherty Road,south of the Southern Pacific Railroad right-of-way,across Dougherty Road from the main entrance from Camps Parks military base.It consists of 8.9 acres of land. The Assessors Parcel Number assigned to the subject property by Alameda County is:941-0205- 006-10. Specific actions addressed in the Negative Declaration include: • Consideration of a General Plan Amendment from"Transportation Corridor"to"Medium Density Residential"for the subject property; • Consideration of a zone change from the M-2 District to the Planned Development District; • Consideration of a subdivision map to divide the property into 92 residential lots; • Consideration of Site Development Review for a site plan and specific building elevations and designs,landscaping and other project details. III. List of Persons and Organizations Submitting Comments The following individuals and/or organizations have submitted comments on this environmental document: • Priscilla Brown,Breon,O'Donnell,Miller,Brown and Dannis on behalf of Dublin Unified School District; • Mike Maples,Trumark Homes IV. Comment Letters and Responses Following is a summary of the comment letters received by the City of Dublin regarding the Draft Negative Declaration and responses to the comment letters.The full text of each of the comment letters follow this section.Note that responses have been prepared for individual paragraphs constituting the letters,where appropriate. Letter 1: Priscilla Brown, Breon, O'Donnell, Miller, Brown & Dannis, representing Dublin Unified School District • Comment 1:The Negative Declaration needs to provide more specific mitigation for identified school impacts.The following mitigation measure is recommended based on the District's Facilities Master Plan: "The applicant shall enter into a written agreement with the Dublin Unified School District which requires the payment of mitigation fees as prescribed by the Facilities Master Plan of$2.66 per square foot of habitable space,to be adjusted to$3.28 per square foot should the District annex additional territory,along with inflation adjustment permitted by law.The agreed upon fee shall be that in effect at time building permits are obtained Such fees shall be paid no later than the issuance of building permits." Response:Comment acknowledged and incorporated by reference into the Negative Declaration.It replaces the existing Mitigation Measure No.19 contained in the Draft Negative Declaration. Letter 2: Mike Maples, Trumark Homes • Comment 2a: The project description should be changed,so that a"maximum of 92 residential lots"reads instead as"approximately 92 residential lots."This will give maximum flexibility to the applicant Response: Many of the specific impacts associated with the project,including noise and traffic,have been predicated on the development of a maximum of 92 dwelling units on 92 residential lots.The applicant may submit a tentative tract map on up to and including a 92- lot tentative tract map. • Comment 2b:The proposed 10-foot solid masonry is propose to wrap around DSRSD's Turnout 1 and then becomes an 8-foot wall adjacent to Dougherty Road. Response:Comment acknowledged and incorporated by reference into the Final Negative Declaration. Final Negative Declaration page 2 Trumark Homes GPA/PA 95-029 April 1996 G � • • Comment 2c:The third access point to and from the project,as required by the Draft Negative Declaration,should be eliminated,since the Dougherty regional Fire Authority only requires two access points and two such points have already been provided. Response:The proposed mitigation of a third access point has been required by the Public Works Department.Elimination of the third access point could be considered by the Planning Commission and City Council based on further input from the City Engineer. • Comment 2d:The existing pipeline is located approximately 35 feet from the northerly property line of the proposed project,not fifty feet as noted in the Draft Negative Declaration. However,all inhabited structures will be located at least fifty feet from the pipeline. Response:Comment acknowledged and incorporated by reference into the Final Negative Declaration. • Comment 2e:The proposed noise barrier wall is recommended to be 8 feet along Dougherty Road,not 10 feet as stated in the Draft Negative Declaration. Response:Comment acknowledged and incorporated by reference into the Final Negative Declaration. Final Negative Declaration page 3 Trumark Homes GPA/PA 95-029 April 1996 _ii 0.9 BREON. O'DONNELL, MILLER. BROWN & DANNIS ATTORNEYS AT LAW A PROFESSIONAL CORPORATION Keith V.Rrttm 71 Stevenson Street Margaret I..O'Donnell Nineteenth Floor David G.Miller San Francisco,CA 94105 Priscilla Brown RECEIVED 7e:: 343.4111 Gregor I.Dannis Fax: 415/15/543-4384 Emi R.llyehara rl r R 3 is96 Bridget A.Flanagan April 2' 1996 "' 2550 Via Tejon Nancy Bourne Suite 3A DUBUN PlAPJi�I�iV�' Palos Verdes,CA 90274 J Kathnn Luhe lel: 310/373-6857 ! Marilyn I.Cleveland Fax: 310/373-6808 Laurie S.luengert loan Birdt David A.Wolf17842 Moro Road Brant T.Lee Suite F120 Claudia P.Madrigal Salinas,CA 93907 Peter W.Sturges Tel: 408/663.0470 Laurie E.Reynolds Guy A.Bryant Los Angeles,CA lane Mitchell Weston lel: 310/642-1123 Martha Buell Scott Costa Mesa,CA SPECLI:Cotuss I VIA FACSIMILE TRANSMISSION Tel: 714/662-6977 City of Dublin Planning Department P.O. Box 2340 Dublin, CA 94568 Attn: Jeri Ram, Associate Planner • Re: PA 95-029--Trumark Homes General Plan Amendment; Our file 5180.1.002.6 Dear Ms. Ram: We have reviewed the draft Negative Declaration on the Trumark Homes General Plan Amendment provided to us on March 29, 1996. The Dublin Unified School District ("District") has asked us to comment on the proposed school mitigation, Mitigation Measure 19 (the "Measure"). Briefly stated, we believe the Measure must be revised to provide for definite and immediate requirements for mitigation. The Negation Declaration recognizes that the impact on schools is significant. The District's Facilities Master Plan analyzes in depth the impact that density such as that proposed by Trumark would have. Relevant portions of that are enclosed. Specifically, the District's Dublin High School and Wells Middle School would serve the development; grades K-5 would be served by one of the three elementary schools in the District. No elementary school has sufficient capacity at all grade levels at present to house the students who will be generated by the new development. The Facilities Master Plan posits that housing of the density contemplated by the project would generate the students as set forth in the Negative Declaration. Such housing is categorized as medium density. When the cost of providing facilities to the total number of students VIA FACSIMILE TRANSMISSION City of Dublin Planning Department Attn: Jeri Rain generated by the development is divided on a per square foot basis for medium density housing, the result is a fee of$2.66 per square foot of habitable space, as defined by law, to offset the impact on the District's facilities. This $2.66 includes the current statutorily required fee of$1.84 per square foot. As "Scenario II" of the Facilities Plan makes clear, this amount could increase to $3.28 per square foot if prior to Trumark's obtaining building permits, the District were to annex additional territory. Thus the Measure should reflect the difference in fee depending upon whether annexation has occurred when building permits are obtained. Failure to require specific mitigation at this time could render the Measure ineffective, in violation of CEQA. In addition, a general requirement of an agreement may not be enforceable under case law to address the needs of the District. Therefore to be compliant with the law, the Measure must be revised to read: The applicant shall enter into a written agreement with the Dublin Unified School District which requires the payment of mitigation fees as prescribed by the Facilities Master Plan of $2.66 per square foot of habitable space, to be adjusted to $3.28 per square foot should the District annex additional territory, along with inflation adjustment permitted by law. The agreed upon fee shall be that in effect at time building permits are obtained. Such fees shall be paid no later than the issuance of building permits. Please let me know if you need additional information. Thank you for your attention to this matter. Very truly yours, BREON, O'DONNELL, MILLER, BROWN & DANNIS Priscilla Brown PB/jra G:\WP\CLIENTS\5180\10026\CITY01.WPD HPR. 4. 1q96 4: 19F1'1 TFLIMHRk. HOMES Hf. 1?c F. 1:;E Trumark Homes April 4, 1996 City of Dublin Planning Department P.O. Box 2340 Dublin,California 94568 Atten: Ms.Jeri Ram Dear Ms.Ram: Thank you for a copy of the draft Initial Study and Negative Declaration. The report is very well done. Your letter of March 25th asked for me to submit any comments by April 5, 1996. I only have five comments and I'm not sure how important they are, but I thought I should mention them. 1. On page 1, paragraph 4, line 2, it says, "...a tentative tract map to subdivide the existing parcel into a maximum of 92 residential lots..." We would suggest a word change from a "maximum of 92 residential lots" to "approximately 92 residential lots" may give us more flexibility in the design process. 2. On page 1, the last paragraph, the last sentence says, "A 10 foot solid masonry wall would also be built adjacent to Dougherty Road for noise attenuation purposes." The sound study wall diagram is a little difficult to read, however, the 10 foot high wall wraps around the DSRSD turnout and then becomes an 8 foot high wall along Dougherty Road. 3. On page 27, under Mitigation Measure 9, the second paragraph it says, "In addition to providing one main access and one secondary access, the project developer should provide one additional emergency vehicle access point at the westerly end of the project..." It is my understanding that the Dougherty Regional Fire Authority only requires two access points, and that they are satisfied with those points being the main entrance off Dougherty and the secondary access off Siena Court. I would request that this additional EVA (a third access point) be reconsidered, and eliminated. 4. On page 29, under"Environmental Setting", bullet point two it says, "Based on a preliminary reconnaissance, the pipeline is located approximately 50 feet northeast of the Trumark property," To clarify, the pipeline is approximately 35 feet (or more) from our property line, but we have placed all homes at least 50 feet from the pipeline. 637. CLARK AVENUE • SUITE 205 • DUBLIN, CA 94568 • (510) 829-7140 • FAX (510) 629-71:1 1 APR. 4.199E 4:20PM TRUMARK: HOMES' HC.175 P.2/2 5. On page 39,under Mitigation Measure 21,bullet point two it says, "The 10 foot wall along Dougherty shall be constructed of decorative block material,shall be setback a minimum distance of ten feet from the property line..." The wall is ten feet tall as it wraps around the DSRSD turn- out. However,it is only required to be 8 foot tall along Dougherty Road according to the sound report. Also,along Dougherty Road we have placed the wall 5 feet from the back of the sidewalk- to match the wall situation as it is in front of Arroya Vista. We were told by Mehran that matching the Arroya Vista setback,with nice landscaping,would be fine. Please call me if you would like to discuss any of my five comments. Again,I would like to thank you,the rest of the Staff and Jerry Haag for your thorough work on this report. Sinter Michae Maples Trumark • DRAFT Initial Study/ Negative Declaration Project Trumark Homes General Plan Amendment File No. PA 95-029 Lead Agency: City of Dublin March, 1996 c29 -.e. ' Table of Contents Project Location 1 Project Description 1 Environmental Factors Potentially Affected 6 Determination: 7 Evaluation of Environmental Impacts 7 Discussion of Checklist 15 L Land Use and Planning 15 II. Population and Housing 17 III. Soils and Geology 18 IV. Water 19 V. Air Quality 21 VI. Transportation/Circulation 23 VII. Biological Resources 28 VII. Energy and Mineral Resources 28 IX. Hazards 29 X. Noise 32 XL Public Services. 34 XII. Utilities and Service Systems. 37 XIII. Aesthetics. 38 XIV. Cultural Resources 39 XV. Recreation. 40 XVI. Mandatory Findings of Significance 40 Summary of Mitigation Measures 41 Initial Study Preparer 45 Agencies and Organizations Consulted 45 References 46 Appendices 47 List of Exhibits Exhibit 1 Project Location 3 Exhibit 2 General Plan Amendment 4 Exhibit 3 Conceptual Site Plan 5 Exhibit 4 Potential Hazards Location 30 Exhibit 5 Noise Barrier Location and Height 35 • City of Dublin Environmental Checklist/ Initial Study Project Location The project site is located on the west side of Dougherty Road,immediately south of the Southern Pacific railroad right-of-way and contains approximately 8.9 acres of land. Exhibit 1 depicts the project location. Project Description The project involves changing the General Plan land use designation from"Transportation Corridor"to"Medium Density Residential"for the subject property.The Medium Density Residential classification permits residential development in the density range of 6.1 to 14.0 dwellings per acre.A small portion of the site would be changed from"Transportation Corridor" to"Business Park/Industrial"as a result of a land transfer as described below. The project also includes a zone change from the existing"Light Industrial"to the"Planned Development"Zoning District,a tentative tract map to subdivide the existing parcel into a maximum of 92 residential lots and conveyance of adjacent lands to the applicant and transfer of a portion of the site to an adjacent owner.Site Development Review by the City of Dublin to permit the construction of up to 92 dwellings is also requested. A conceptual site development plan submitted by the applicant indicate that,if the application is approved,the site would be developed with up to 92 single family detached dwellings on individual lots.The dwellings are planned to be constructed in"motor court"orientation,with the units clustered around an extended driveway serving multiple units.A small,homeowner association maintained neighborhood open space/mini-park is to be built along the southerly boundary. Primary vehicular access is proposed from a new drive access off of Dougherty Road with a secondary access connection to Sierra Court.Interior streets will be privately maintained by a homeowner association. On-site parking is proposed at a ratio of 2.5 spaces per dwelling unit,which includes a two-car garage per unit and guest parking spaces(one-half space per unit)distributed throughout the project. A 12 foot tall solid masonry wall is planned to be constructed along the southerly property line to assist in mitigating noise and other potential impacts from existing industrial uses immediately south of the project site.A 10 foot solid masonry wall would also be built adjacent to Dougherty Road for noise attenuation purposes. Certain improvements will also be made adjacent to Alamo Creek on the northwesterly border of the project,including a continuance of an existing maintenance road and construction of related bank protection improvements which will be specified by Zone 7 of the Alameda County Flood Control and Water Conservation District(ACFCWCD). Existing earth and construction debris on the site would be removed prior to construction. After approval of the proposed General Plan Amendment,a zone change to the PD-Planned Development zoning district consistent with the Medium Density General Plan classification, subdivision map,a site plan and building elevations. Exhibit 2 shows the proposed General Plan Amendment and Exhibit 3 depicts a proposed conceptual development plan for the site if the General Plan Amendment is approved. Dublin Planning Department Draft Page 2 Trumark Homes GPA March,1996 PA-95-029 �e.c. • Camp ,,P,, Parks P4P Project :.•� Main'Entrance to Camp harks Site • '.:::::', ,.......,'........,i.,:,:,.:..,::::,:,,..., ,...,..,,,,,-...,, ,, ,, ,,,7, ,.,.,:g.•,,g.. .:,..,,,,,..,.„-, ...,.„::,...:..,, ,,: :,.::,,., , } 5ThST ' .�-Southern Pacific Right-ol Way. '•. (Scarlett Drive in Future Between \\‘ .., r'<<�c� • �e `•.•••Dougherty Rd.and Dublin Blvd.) 680 q •. co •. °oat, s'ER /!%9,7/%//% ` ���///.�i East Dublin i/:/% � ����:%� BART Station ( ---------- � � 580 -1r North ---- il Not to Scale CN Initial Study Exhibit 1 Trumark Homes General Plan Amendment Project Location City of Dublin Planning Department March, 1996 PA 9.5-029 Arroyo Vista Development fft"'is "Transportation Corridor" to remain 'op ....................y....:•.•:•...7•:•:...:•:•:•:•:-:•:•:•:•:•:•:•:::::::::::::::::: :Kiiii::i:i:::•• ::::g::::;::N.i::i::1:: ::i:1::!::ii,g:: :: ii.:i: ::::::::::*:•:•:•::::::::••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••.',iii‘iii... ____i i ti.' , 1 -...•.•..•..•............. • :-:::.•••i••:•:•:•:.:•:•:•:•:•••••• 1 , , 1 „............r. .......trw ................ , ,.•• 1 1 _ i I I 1 i li I I I I I 1 N Proposed "Business Park/Industrial" Proposed "Medium Density Residential" Designation .70 c`. ... Legend * .. Medium Density Residential ilimu uulaus Transportation Corridor ......... Business Park/Light Industrial WA Initial Study Exhibit 2 Trumark Homes General Plan Amendment Proposed General Plan City of Dublin Planning Department March, 1996 PA 95-029 __ . • SUMMARY •TOTAL SINGLE FAMILY HOUSES: 92 •GROSS SITE AREA: 8.86 AC. •NET SITE AREA: 8.44 AC. (EXCLUDES LAND EXCHANGE AND DEDICATION FOR CHANNEL) •NET DENSITY: II DU/AC •PARKING: •ENCLOSED GARAGES 92 ACE/MEDIA (2 SPACES PER UNIT) •GUEST PARKING 46 (.5 PER UNIT) ADJACENT PUN 121 TOTAL: 138 \-436 \ —• / •/ — la RLD•G.Si— l.a \ j qo PROPOSED MAINTENANCE ROAD \ ;•,.1,.. :PiiiillgtOrPlyili:0 • kV zy:,:,:s . \ \ �1r` may, { La19.91 T j" I 1—HA LANDMMER-HEAD EXCHANGETURN-AROUND\�• S.d00 SF \\ � PER TIRE DEFT.STD. `L��.�, _ r ^s EXISTING MAINTENANCE ROAD ��1�` �,ic"1.'.- • RESIDENT ACCESS TO TRAIL Initial Si Trumark Trumarl ��i Homes , <KTO K City of Di\ r4w I �"' _ Planning ---�:_ PPG= C7 IC 1.Project description: A General Plan Amendment to change the land use designation from"Transportation Corridor"to"Medium Density Residential"and"Business Park/Industrial"(PA 95-029);a Zone Change from"Light Industrial"to "Planned Development",a tentative tract map to subdivide the property into 92 single family lots and Site Development Review of the proposed residential development. 2.Lead agency: City of Dublin 100 Civic Plaza Dublin CA 94568 3.Contact person: Jeri Ram,Associate Planner 4.Project location: Southern Pacific right-of-way,west side of Dougherty Road. 5.Project sponsor: Trumark Homes 6.General Plan designation: Transportation Corridor 7.Zoning: M-1(Light Industrial) 8.Surrounding zoning and uses: North: Planned Development(residential),Arroyo Vista project South: M-1(Light Industrial),industrial park East: Agriculture,Dougherty Road and Camp Parks West: M-1(Light Industrial),industrial uses,Alamo Creek 9.Other public agency required approvals: The following additional approvals are required: • Building permits • Encroachment permits(construction work in public right-of-way and within Alamo Creek for storm drain outfall pipe) 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. Dublin Planning Department Draft Page 6 Trumark Homes GPA March,1996 PA-95-029 - Land Use/Planning - Transportation/ - Public Services Circulation - Population/Housing - Biological Resources - Utilities/Service Systems - Geotechnical - Energy/Mineral - Aesthetics Resources - Water - Hazards - Cultural Resources - Air Quality - Noise - Recreation - Mandatory Findings of Significance Determination(to be completed by Lead Agency): On the basis of this initial evaluation: _I find that the proposed project could not have a significant effect on the environment and a Negative Declaration will be prepared. X I fmd that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project.A Negative Declaration will be prepared. I find that although the proposed project may have a significant effect 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 earlier analysis as described on the attached sheets,if the effect is a"potentially significant impact"or "potentially significant unless mitigated."An Environmental Impact Report is required,but must only analyze the effects that remain to be addressed. I fmd that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because all potentially significant effects(a) have been analyzed adequately in an earlier EIR pursuant to applicable standards,and(b)have been avoided or mitigated pursuant to that earlier EIR,including revisions or mitigation measures that are imposed on the proposed project. Signature: Date: Printed Name: For: Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except"no impact"answers that are adequately supported by the information sources a lead agency cites in the parenthesis following each question.A"no impact"answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one Dublin Planning Department Draft Page 7 Trumark Homes GPA March,1996 PA-95-029 P- 3�� .: 0 .�5 , t involved(e.g.the project falls outside a fault rupture zone).A"no impact"answer should be explained where it is based on project-specific factors as well as general factors(e.g.the project will not expose sensitive receptors to pollutants,based on a project-specific screening analysis). 2) All answers must take account of the whole action,including off-site as well as on-site, cumulative as well as project-level,indirect as well as direct,and construction as well as operational impacts. 3) "Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant.If there are one or more"potentially significant impact"entries when the determination is made,an EIR is required. 4) "Negative Declaration:Potentially Significant Unless Mitigation Incorporated"implies elsewhere the incorporation of mitigation measures has reduced an effect from"potentially significant effect"to a"less than significant impact."The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level. 5) Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA processes,an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D).Earlier analyses are discussed in Section 17 at the end of the checklist. 6) Lead agencies are encouraged to incorporate the checklist references to information sources for potential impacts(e.g.general plans,zoning ordinances).References to a previously prepared or outside document should,where appropriate,include a reference to the page or pages where the document in substantiated.A source list should be attached and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form and lead agencies are free to use different forms. Dublin Planning Department Draft Page 8 Tnrmark Homes GPA March,1996 PA-95-029 Environmental Impacts(Note:Source of determination listed in parenthesis.See listing of sources used to determine each potential impact at the end of the checklist) Note:A full discussion of each item is found Potentially Potentially Less than No following the checklist. Significant Significant Significant Impact Unless Impact Mitigated I.Land Use and Planning.Will the project: a)Conflict with general plan designation or X zoning?(Source:1) b)Conflict with applicable environmental plans or polices adopted with jurisdiction X over the project?(Source:1) c)Be incompatible with existing land use in X the vicinity?(Source:1,8) d)Affect agricultural resources or operations (soils or farmlands or impacts from X incompatible uses)?(Source:8) e)Disrupt the physical arrangement of an established community(including low X income or a minority community)?(Source: 8) II.Population and Housing.Would the project: a)Cumulatively exceed official regional or local X population projections?(Source:ABAG) b)Induce substantial growth in an area either directly or indirectly(e.g.through projects in X an undeveloped area or extension of major infrastructure)?(Source:8) c)Displace existing housing,especially X affordable housing?(Source:8) III.Soils and Geology.Would the proposal result in or expose people to potential impacts involving: a)Fault rupture?(Source:2) X b)Seismic ground shaking?(Source:2) X c)Seismic ground failure?(Source:2) X d)Seiche,tsunami,including liquefaction? X (Source:2,7) e)Landslides or mudflows?(Source:2,7) X f)Erosion,changes in topography or unstable soil conditions from excavation,grading or X fill?(Source:8) g)Subsidence of land?(Source:2) X h)Expansive soils?(Source:2) X i)Unique geologic or physical features? X (Source:2,8) Dublin Planning Department Draft Page 9 Tnumark Homes GPA March,1996 PA-95-029 pp Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitigated IV.Water.Would the proposal result in: a)Changes in absorption rates,drainage patterns,or the rate and amount of surface X run-off?(Source:8) b)Exposure of people or property to water related hazards such as flooding?(Source: X FEMA map)) c)Discharge into surface waters or other alteration of surface water quality(e.g. X temperature,dissolved oxygen or turbidity)? (Source:6,8) d)Changes in the amount of surface water in X any water body?(Source:6,7) e)Changes in currents or the course or direction X of water movements?(Source:7) 0 Changes in the quantity of ground waters, either through direct additions or X withdrawals,or through substantial loss of groundwater recharge capability?(Source:7) g)Altered direction of rate of flow of X groundwater?(Source:7) h)Impacts to groundwater quality?(Source:7) X i)Substantial reduction on the amount of groundwater otherwise available for public X water supplies?(Source:7) V.Air Quality.Would the proposal: a)Violate any air quality standard or contribute to an existing or projected air quality X violation?(Source:8) b)Expose sensitive receptors to pollutants? X (Source:9) c)Alter air movement,moisture,temperature,or X cause any change in climate?(Source:8) d)Create objectionable odors?(Source:9) X VL Transportation/Circulation.Would the proposal result in? a)Increased vehicle trips or traffic congestion? X (Source:3) b)Hazards to safety from design features(e.g. sharp curves or dangerous intersections)or incompatible uses(e.g.farm equipment)? X (Source:3) c)Inadequate emergency access or access to X nearby uses?(Source:3,7) Dublin Planning Department Draft Page 10 Tntmark Homes GPA March,1996 PA-95-029 PAGE 4 C; �� Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitigated d)Insufficient parking capacity onsite or offsite? X (Source:1) e)Hazards or barriers for pedestrians or X bicyclists?(Source:3,7) f)Conflicts with adopted policies supporting alternative transportation(e.g.bus turnouts, X bicycle racks)?(Source:1) g)Rail,waterborne or air traffic impacts? X (Source:3) VII.Biological Resources.Would the proposal result in impacts to: a)Endangered,threatened or rare species or their habitats(including but not limited to X plants,fish,insects,animals and birds)? (Source:8) b)Locally designated species(e.g.heritage X trees)? c)Locally designated natural communities(e.g. X oak forest,coastal habitat)?(Source:8) d)Wetland habitat(e.g.marsh,riparian and X vernal pool)?(Source:8) e)Wildlife dispersal or migration corridors? X (Source:8) VII.Energy and Mineral Resources.Would the proposal: a)Conflict with adopted energy conservation X plans?(Source: 1,9) b)Use nonrenewable resources in a wasteful and X inefficient manner?(Source:9) c)Result in the loss of availability of a known mineral resource that would be of future X value to the region and residents of the State?(Source:1,9) IX.Hazards.Would the proposal involve: a)A risk of accidental explosion or release of hazardous substances including but not X limited to oil,pesticides,chemicals,or radiation?(Source:8,9) b)Possible interference with an emergency response plan or emergency evacuation X plan?(Source:6,7) c)The creation of any health hazard or potential X health hazards?(Source:6,7) Dublin Planning Department Draft Page 11 Trumark Homes GPA March,1996 PA-95-029 lb S', . t Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitigated d)Exposure of people to existing sources of X potential health hazards?(Source:6,7) e)Increased fire hazard in areas with flammable X brush,grass or trees?(Source:7) X.Noise.Would the proposal result in: a)Increases in existing noise levels?(Source:4) X b)Exposure of people to severe noise levels? X (Source:4) XI.Public Services.Would the proposal result in a need for new or altered governmental services in any of the following areas? a)Fire protection?(Source:7) X b)Police protection?(Source:7) X c)Schools?(Source:7) X d)Maintenance of public facilities,including X roads?(Source:6) e)Other governmental services?(Source:6) X XII.Utilities and Service Systems.Would the proposal result in a need for new systems or supplies,or substantial alterations in the following utilities? a)Power or natural gas?(Source:7) X b)Communication systems?(Source:7) X c)Local or regional water treatment or X distribution systems?(Source:7) d)Sewer or septic systems?(Source:7) X e)Storm water drainage?(Source:6,7) X f)Solid waste disposal?(Source:6,7) X g)Local or regional water supplies?(Source:7) X XIII.Aesthetics.Would the proposal: a)Affect a scenic vista or view?(Source:8) X b)Have a demonstrable negative aesthetic X effect?(Source:1,7) c)Create light or glare?(Source:8) X XIV.Cultural Resources.Would the proposal: a)Disturb paleontological resources?(Source:9, X Northwest Info Center) b)Disturb archeological resources?(Source:9) X c)Have the potential to cause a physical change which would affect unique ethnic cultural X values?(Source:9) Dublin Planning Department Draft Page 12 Trumark Homes GPA March,1996 PA-95-029 Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitigated d)Restrict existing religious or sacred uses X within potential impact area?(Source:9) XV.Recreation.Would the proposal: a)Increase the demand for neighborhood or regional parks or other recreational X facilities?(Source:6) b)Affect existing recreational opportunities? Source:6) X XVL 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 X drop below self-sustaining levels,threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b)Does the project have the potential to achieve short-term,to the disadvantage of long-term, X environmental goals? c)Does the project have impacts that are individually limited,but cumulatively considerable?("Cumulatively considerable" means that the incremental effects of a X 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 X on human beings,either directly or indirectly? sources used to determine potential environmental impacts 1. Dublin General Plan or Zoning Ordinance 2. Preliminary geotechnical analysis prepared by Terra Search 3. Traffic analysis prepared by TJKM Associates 4. Acoustic analysis prepared by E.L.Pack and Associates 5. Level One Hazards Analysis prepared by Engeo Dublin Planning Department Draft Page 13 Trumark Homes GPA March,1996 PA-95-029 6 Communication with appropriate City of Dublin Department(s) 7. Communication with appropriate service provider or public agency with jurisdiction 8. Site visit 9. Other source XVII.Earlier Analyses Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process,one or more effects have been adequately analyzed in an earlier EIR or negative declaration.Section 15063(c)(3)(d).In this case.a discussion should identify the flowing on attached sheets. a)Earlier analyses used.Identify earlier analyses and state where they are available for review. b)Impacts adequately addressed.Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,and state whether such effects were addressed by mitigation measures base don an earlier analysis. c)Mitigation measures.For effects that are"less than significant with mitigation incorporated," describe the mitigation measures which are incorporated or refuted from the earlier document and the extent to which they address site specific conditions for the project. Dublin Planning Department Draft Page 14 Trumark Homes GPA March,1996 PA-95-029 I/ ! ,)'} Attachment to Trumark Homes Negative Declaration PA 95-029 Discussion of Checklist Legend PS: Potentially Significant PS/M: Potentially Significant Unless Mitigated LS: Less Than Significant Impact NI: No Impact I.Land Use and Planning Environmental Setting The project site consists of 8.9 acres of vacant land in the central portion of Dublin.The site is presently owned by the Southern Pacific Railroad and was historically used as a railroad-related trucking facility.Most recently,the site has been used to deposit debris from nearby road improvement projects. The existing"Transportation Corridor"designation provides for the preservation of the Southern Pacific right-of-way between Pleasanton and Pleasant Hill for future use as a light rail facility or busway.As an adjacent use,the Dublin General Plan recommends recreational uses as compatible land uses to the transportation corridor. Immediately north and west of the site is a 50-foot wide railroad right-of-way strip which has been dedicated to Alameda County for development of the Iron Horse Trail,a regional bicycling and hiking trail proposed to extend from Pleasanton to Contra Costa County.The trail will be operated and maintained by the East Bay Regional Parks District. North of the project site lies the Arroyo Vista housing project,an assisted housing development owned and managed by the Dublin Housing Authority. South of the site are existing industrial buildings and warehouses located in the Sierra Business Park. East of the site is Dougherty Road and Camp Parks Reserve Forces Training Area. To the west is Alamo Creek,a regionally significant water course and drainage facility. Project Impacts a)Conflict with general plan designation and zoning?LS.The purpose of the application is to change the General Plan from"Transportation Corridor"to"Medium Density Residential,"with a small portion of land changed from"Transportation Corridor"to"Business Park/Industrial."A change of zone to a planned development district would then be required to ensure consistency with the General Plan.Several potential related impacts are addressed elsewhere in this Initial Study which relate to the proposed General Plan Amendment and future residential development which would be facilitated by an amended General Plan,including transportation and circulation, hazards,noise,public services,utilities,recreation and others. Dublin Planning Department Draft Page 15 Trumark Homes GPA March,1996 PA-95-029 �� 8S Policies contained in the current General Plan includes Land Use Element:The Land Use Element designates the site as"Transportation Corridor,"although a description of land uses appropriate for this designation is found within the Circulation Element.The adjacent use immediately to the south is"Business Park/Industrial,"which is intended to provide a campus-like setting with open plazas and landscaped pedestrian amenities to allow industrial uses and retail uses which serve businesses and residents. The Land Use Element contains the following polices which deal with this application: 2.1.1. Housing Availability Guiding Policy A:Encourage housing of varied types,sizes and prices to meet current and future needs of all Dublin residents; Implementing Policy B:Designates sites available for residential development in the primary planning area for medium to medium-high density where site capacity and access are suitable and where the higher density are compatible with existing residential neighborhoods nearby. Circulation Element:The Circulation Element notes that Contra Costa and Alameda Counties are considering the preservation of the Southern pacific right-of-way for possible future light rail transit or as a busway. Guiding polices include: A.Support preservation of the Southern pacific right-of-way as a potential transportation corridor; B.Consider potential recreational use in conjunction with transportation use. The Circulation Element also notes that the railroad right-of-way should be incorporated into a jogging and bike path. Housing Element.The Housing Element notes that the City presently falls below production goals set for the City by the Association of Bay Area Governments(ABAG). This situation could change in the near future however,as residential projects are proposed in the east Dublin planning area. The Housing Element also identifies possible strategies to assist in the production of new housing units,some of which require the adoption of new regulations.Three programs which could have a bearing on the pending application includes I.C.,a review of development standards to determine potential changes to reduce development costs and thereby the cost of housing.Innovative site planning and construction methods were specifically mentioned as ways to achieve this.Strategy I.D recommends examining the use of air rights over parking lots and other sites with a low intensity of use to permit construction of housing. Safety Element.Although a large pressurized underground gas line exists near the site, there are no policies in the Safety Element which would address this application. Dublin Planning Department Draft Page 16 Trumark Homes GPA March,1996 PA-95-029 4 ,.c Noise Element.The Noise element notes that portions of the site are subject to excessive noise generated by vehicles along Dougherty Valley Road.Mitgation will be needed to reduce exterior noise to 65 dB. b)Conflict with applicable environmental plans or policies?LS.This Initial Study represents full California Environmental Quality Act compliance with regard to the project.The City of Dublin has adopted no other city-wide or specific environmental plans or policies which would affect this application. c)Incompatibilities with existing land use in the vicinity?PS/M.Several potential incompatibilities exist with allowing residential uses adjacent to existing industrial land uses, including noise,light and glare,truck traffic,emission of fumes and potentially hazardous materials,creation of dust,and safety and security issues.These issues are addressed in the following sections of this Initial Study:noise(Section X),light and glare(aesthetics,Section XIII),truck traffic(Section VI),fumes(Section V),potentially hazardous materials(Section IX), dust creation(air quality,Section V),safety and security(Section IX).Mitigation measures are included in each of these sections,as appropriate,to deal with expected impacts. d)Effect on agricultural operations or soils?NI.The site is a former trucking facility site and has no recent history of agricultural production.No agricultural operations exist on surrounding properties. e)Disruption of physical arrangement of an established community?NI.The project site is a remnant site from closed railroad-related operation and will be a continuance of medium density residential development to the north and southwest.As proposed by the applicant,future residential uses on the site will have an inward orientation to assist in minimizing potential environmental impacts. H.Population and Housing Environmental Setting The city population as of January 1,1995 was estimated by the State Department of Finance to be 26,600.Significant population growth is anticipated for the community based on planned residential growth in east Dublin,where the City has approved a specific plan calling for residential growth.An application is currently pending on a site in west Dublin to allow housing development. Project Impacts a)Cumulatively exceed official regional or local population projections?LS.The project site is relatively small in size,approximately 9 acres,and will not have an appreciable affect on the city-wide population base.Based on a person per dwelling unit factor of 3.0(taken from the adopted Housing Element and consistent with the 2.99 figure set forth in the Association of Bay Area Government's(ABAG)Projections'96),up to 276 new residents could be located on the site at full project build out.Population projections recently published by ABAG in December, 1995 indicate that the population of Dublin is expected to grow from 26,800 in 1995 to 35,200 in 2000 and 49,400 in 2005.The proposed project would fall within the parameters of anticipated population growth. b)Induce substantial growth in an area,either directly or indirectly?NI.The proposed project site is an"infill"site and is substantially surrounded by existing development.A small vacant Dublin Planning Department Draft Page 17 Trumark Homes GPA March,1996 PA-95-029 `� p parcel exists to the north,across the railroad tracks.This land is General Planned as Medium Density Residential and is owned by the Dublin Housing Authority. c)Displacement of existing housing,especially affordable housing?NI.The project site is presently shown on the General Plan as a transportation corridor and is now vacant. III.Soils and Geology Environmental Setting [Note:The following section is based on a preliminary geotechnical analysis of the site performed by Terrasearch,Inc.,geotechnical consultants,in August,1995.The entire text of the report is reprinted in the Appendix of the Initial Study.] The site lies within the San Ramon Valley,a short distance south of the Dougherty Hills. According to historic geologic studies in the area,the site is underlain by Holocene alluvium. California Division of Mines and Geology indicate that the site is not within an Alquist-Priolo Seismic Zone(1982).The nearest active and potentially active seismic faults include the Calaveras fault,located approximately 1.4 miles to the west-southwest and an isolated segment of the Pleasanton Fault,located approximately one-quarter mile to the northwest. Site soils are characterized by dark brown,highly expansive,silty clay soils.It is estimated by the geotechnical engineer that the groundwater table ranges between 15 and 20 feet in depth beneath the original site grade. Project Impacts a)Is the site subject to fault rupture?LS,since the nearest known active or potentially active faults lie a minimum of one quarter mile away. b)Is the site subject to ground shaking?LS.The site as well as the encompassing region is subject to ground shaking from a number of active and potentially active faults in the greater Bay Area,including the Hayward fault,San Andreas fault and Calaveras Fault.Ground shaking intensity is anticipated to be"heavy"based on a magnitude 6.9 seismic event on the northerly portion of the Calaveras fault.Potential direct impacts are typically less significant on smaller, wood frame residences as proposed for this project than larger mid-and high-rise office buildings and similar structures.Potential indirect impacts of a seismic event may also include release of potentially hazardous gasses and other substances from the adjacent DSRSD Turnout No.1 and from industrial uses and operations located south of the project site within the Sierra Business Park.These potential impacts are addressed in Section IX,Hazards. Adherence to all requirements of the Uniform Building Code(UBC)will serve to mitigate potential significant adverse impacts related to ground shaking and ground failure.The City of Dublin currently enforces the 1994 edition of the UBC,which is updated on a periodic basis to include strengthened seismic requirements. c)Is the site subject to seismic ground failure?LS.This is based on the presence of several active and potentially active earthquake faults in the greater Bay Area.Enforcement of provisions of the Uniform Building Code will serve to mitigate this impact to a less than significant level. d)Is the site subject to seiche,tsunami hazards,including liquefaction?LS.A preliminary site investigation prepared by a geotechnic firm has concluded that the site is not subject to Dublin Planning Department Draft Page 18 Trumark Homes GPA March,1996 PA-95-029 FACE OF tf-C liquefaction.This is based on previous work in the site area completed by the firm and the presence of silty clay soils on the site which are not prone to liquefaction(Terrasearch,1995). There are no major bodies of water located nearby which could be a source of seiche hazard. e)Is the site subject to landslides or mudflows?NI.The site is relatively flat and is not located near any major hillsides which would result in landslides or mudflows. t)Is the site subject to erosion,changes in topography or unstable soil conditions?PS/M.The site,as it presently exists,is reasonably flat with a gradual slope to the southwest.A regional creek,Alamo Creek,exists immediately to the southwest of the site.The applicant has indicated that the site will be graded in order to provide for future building pads,roads and similar features.Without appropriate mitigation,erosion could result into nearby Alamo Creek. The following mitigation measure is therefore proposed to limit impacts related to water-borne erosion. Mitigation Measure 1:The project developer shall prepare and the City shall approve an erosion and sedimentation control plan for implementation throughout project construction.The plan should be prepared in accordance with City of Dublin and RWQCB design standards.The plan,at a minimum,should include the following: • All disturbed areas should be immediately revegetated or otherwise protected from both wind and water erosion upon completion of grading activities; • Stormwater runoff should be collected into stable drainage channels from small drainage basins to prevent the build up of large,potentially erosive stormwater flows; • Specific measures to control erosion from stockpiled earth material; • Runoff should be directed away from all areas disturbed by construction; • Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into off-site drainage culverts or channels.; • Major site development work involving excavation and earth moving for construction shall be done during the dry season,except as may be approved by the City Engineer Adherence to Mitigation Measure 1 will reduce potential erosion impacts to an insignificant level. g)Subsidence of land?LS.Minimial subsidence will occur,according to the preliminary geotechnical report. h)Expansive soils?LS,based on the soils,based on the preliminary geotechnical report. i)Unique geologic or physical features?LS.None have been identified on the site,based on a field visit. IV.Water Environmental Setting No surface water exists on the site.The nearest surface water source is Alamo Creek,a naturally occurring creek which forms a portion of the northwestern boundary of the site.Alamo Creek has been improved by Zone 7 as a regional drainage facility. According to representative of Zone 7,the project site,as well as the remainder of the Tri-Valley area,is underlain by an extensive underground aquifer.The aquifer ranges in depth between 15 Dublin Planning Department Draft Page 19 Trumark Homes GPA March,1996 PA-95-029 �9 �5 and 500 feet but is no longer used as the primary source of domestic water in the area.Zone 7 is presently finalizing plans to store treated wastewater within the aquifer during winter months, which will be pumped out and used for landscape irrigation during dry,summer months. Project Impacts a)Changes to absorption rates?LS.The site is currently vacant and water percolates into the groundwater table.Development of the proposed project will add impermeable and impervious surfaces on the site in the form of residences,garages,driveways,walkways and similar hard surfaces.This will result in higher quantities of storm water runoff which must be accommodated by the local drainage system.At the present time,a precise grading and drainage plan has not been submitted.Preliminarily,storm water will likely be directed into Alamo Creek.Zone 7 presently charges fees for drainage into Zone 7 facilities. Prior to approval of a final subdivision map or issuance of building permits,the project applicant will be required,by City regulation,to submit and have approved a drainage and hydrology study which will include detailed calculations regarding the amount of storm water anticipated to be generated and the ultimate disposition of the water. b)Exposure of people or property to flood hazard?LS.The project site lies outside of the 100 year and 500 year flood plain as identified on the applicable Flood Insurance Rate Map published by the Federal Emergency Management Agency,Community Panel No.060705 0001A. c)Discharge into surface waters or changes to surface water quality?PS/M.The preliminary grading concept for the project involves collecting on-site storm water run-off and transporting it to the west for ultimate outfall into Alamo Creek via a new outfall pipe.According to representatives from Zone 7,the Creek has been designed and constructed to accommodate storm water flows which would be generated on the site under developed conditions.Zone 7 will impose a number of standard conditions on the project builder to ensure Zone 7 access to the channel for maintenance purposes and to ensure that the outfall pipe is located and built to Zone 7 standards. A permit from the California Department of Fish and Game to construct the outfall pipe and discharge additional water into Alamo Creek will likely be required.The following mitigation measure is recommended to ensure that all applicable requirements are met: Mitigation Measure 2:The project developer shall obtain any required permits from the California Department of Fish and Game prior to discharge of water into Alamo Creek. It is likely that initial storm water flows after a lengthy dry season(also known as"first flush" flows)may add pollutants into Alamo Creek,including but not limited to grease,oil,fertilizers and other organic and inorganic material.Typically,subsequent flows generally contain fewer amounts of pollutant material. The City of Dublin is a co-pemrittee of the Alameda County Clean Water Program,which is a coordinated effort by local governments in the County to improve water quality in San Francisco Bay.In 1994,the San Francisco Bay Regional Water Quality Control Board issued a set of recommendations for New and Redevelopment Controls for Storm Water Programs.These recommendations include policies that define watershed protection goals,minimum non-point source pollution controls for site planning and post construction activities.Watershed protection goals are based on policies identified in the San Francisco Bay Basin Water Control Plan,which relied on Best Management Practices(BMPs)to limit pollutant contact with stormwater runoff at its source and remove such pollutants prior to being transported into receiving waters.The following mitigation measure is therefore recommended to reduce surface water quality pollution to a level of insignificance. Dublin Planning Department Draft Page 20 Trumark Homes GPA March,1996 PA-95-029 6O 07 RS Mitigation Measure 3:The applicant shall obtain an NPDES general construction permit from the State Water Resources Control Board.The terms of this permit require that project development not cause any increase of sedimentation,turbidity or hazardous materials within downstream receiving waters. d)Changes in amount of surface water?LS.Additional surface water will be added to Alamo Creek,however,with the imposition of Mitigation Measure 2 to maintain water quality,this is not anticipated to be a significant impact.Representatives from Zone 7 have indicated that Alamo Creek has been sized to accommodate storm water run-off from this project. e)Changes in currents or direction of water movement?NI.If stormwater runoff is discharged into Alamo Creek,the direction of flow will not be changed f)Changes in quantity of groundwaters?NI.The project does not affect groundwater resources. This is based on a telephone conversation with Dennis Lunn of Zone 7. g)Altered direction of groundwater?NI.The project does not affect groundwater resources. h)Impacts to groundwater quality?NI.The scope of the project is such that groundwater resources will not be affected. i)Substantial reduction of groundwater resources?LS.Future project residents will rely on water supplied by the Dublin San Ramon Services District(DSRSD)for water supplies.Section, XII,Utilities,further describes anticipated water supply to the project. V.Air Quality Environmental Setting The project site is located within the Livermore-Diablo Valley,a sheltered,inland area surrounded by hills to the west,south and east.Most of the air flow into the southern portions of the Valley is accomplished through only two gaps in the hills:the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm conditions(the latter approximately 23 percent of the time).These local limitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Project Impacts a)Violation of air quality standard?PS/M.Potential air quality impacts can be divided into short-term,construction related impacts and long-term operational impacts associated with the project. In terms of construction-related impacts,it is anticipated that the project would generate temporary increases in dust and particulate matter caused by site excavation and grading activities.Construction vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth surfaces.Generalized estimates of construction air emissions include approximately 1.2 tons of dust per acre per month of construction activity.About 45 percent of construction-related dust is composed of large particles which settle rapidly on nearby surfaces and are easily filtered by human breathing patterns.The remainder of dust consists of small particles(also known as PM10)and could constitute a more severe air quality impact, unless mitigated. Dublin Planning Department Draft Page 21 Trumark Homes GPA March,1996 PA-95-029 The following mitigation measure is therefore recommended to reduce potential short-term, construction related impacts. Mitigation Measure 4:The following measures shall be incorporated into construction specifications and shall be followed by the project grading contractor: • All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust,Watering shall occur at least twice per day with complete coverage, preferably in the late morning and at the completion of work for the day; • All clearing,grading,earthmoving and excavation shall cease during periods of high winds greater than 20 mph over one hour; • All material transported off-site shall either be sufficiently watered or securely fastened to prevent escape of dust and debris; • All inactive portions of the construction site shall be planted and watered,if construction is accomplished in more than one phase; • On-site vehicle speed shall be limited to 15 mph; • During rough grading and construction,Dougherty Road and Sierra Court(if used for construction access)shall be swept at least once per day,or as required by the City of Dublin,to remove silt ad construction debris; • Unnecessary idling of construction equipment shall be avoided; • Equipment engines shall be maintained in proper working condition per manufacturers' specification; • During periods of heavier air pollution(May to October),the construction period shall be lengthened to minimize the number of equipment operating at one time. Construction of the proposed project will add additional vehicular traffic to this portion of Dublin as identified in Section VI,Transportation and Circulation.These additional vehicles will generate quantities of carbon monoxide,reactive organic gasses,nitrous oxide,sulfur dixoide and particulate matter(PM10).However,the location of the proposed project near a major regional transportation corridor(Dougherty Road),the relatively high density of the project (approximately 10 units per acre)and the fact that the proposed project is considered an"infill" type residential project results in conformity with the Bay Area Air Quality Management District's Clean Air Plan. b)Expose sensitive receptors to pollutants?LS.The project,if approved and constructed,would add an anticipated 276 future residents to the project site.Since the site is located along Dougherty Road,a major regional arterial highway which presently carries approximately 17,500 vehicles per day,additional sensitive receptors,future residents,would be exposed to somewhat higher concentrations of vehicle related pollutants.Given the prevailing wind pattern from west to east and the proposed solid noise barrier wall to be constructed adjacent to Dougherty Road, the amount of pollutant exposure is not anticipated to be significant. c)Alter air movement,moisture,temperature or climate?NI.The project is anticipated to consist of one and two story single family residences.The Dublin Zoning Code restricts the height of structures to twenty-five(25)feet which will not substantially interfere with prevailing wind patterns or climatic conditions.The final height of buildings within the project will be determined through the Planned Development process. d)Create objectionable odors?NI.As a proposed residential project,no objectionable odors are to be created. Dublin Planning Department Draft Page 22 Trumark Homes GPA March,1996 PA-95-029 �� $ VI.Transportation/Circulation [Note:The following section is based on an analysis of the traffic and transportation performed by TJKM Associates,Inc.,transportation consultants.The entire text of the report is reprinted in the Appendix of the Initial Study.] Environmental Setting Major roadways serving the site include: • Interstate 580,a six-lane east-west freeway connecting Dublin with nearby local communities such as Livermore and Pleasanton and regional destinations,such as Tracy and Oakland.In the vicinity of the proposed project,I-580 carries between 157,000 and 164,000 vehicles per day.Nearby interchanges include 580/680;Dougherty Rd./Hopyard Rd.and Hacienda Dr. • Interstate 680 is a six-lane north-south freeway connecting Dublin with local communities in the Tri-Valley area and regional destinations north and south of Dublin. This freeway accommodates between 115,000 and 119,000 vehicles per day with interchanges at Alcosta Blvd.,Interstate 580 and Stoneridge Drive. • Dougherty Road is a two-lane rural roadway north of the site,within Contra Costa County which has been widened to four lanes between the Alameda County/Contra Costa County border near Dublin.It is six lanes between Dublin Boulevard and I-580.Average Daily Traffic(ADT)varies between 10,750 north of Amador Valley Road to 43,500 south of Dublin Boulevard. • Dublin Boulevard is a major east-west arterial within Dublin and is configured as a four- lane road.Dublin Boulevard serves primarily industrial and commercial uses in the vicinity of the project.A two-lane extension from Dougherty Road east to Tassajara Road has recently been completed.ADT varies from 29,300 vehicles per day,east of San Ramon Road to 4,030 east of Tassajara Road. • Hacienda Drive is an arterial designed to provide access to Hacienda Business Park in Pleasanton.These are two lanes of his roadway extending as far north as Dublin Boulevard.ADT is approximately 5,300 vpd. • Scarlett Drive is a two-lane road providing access to land uses south of Dublin Boulevard.An extension of this road is planned to be built with funds obtained from traffic impact fees collected from new development projects in East Dublin.The extension will proceed along the Southern Pacific right-of-way line to the northwest from the intersection of Scarlett Drive and Dublin Boulevard and terminate at Dougherty Road. • Amador Valley Boulevard is a three-lane east-west road north of the project site, extending near San Ramon Road on the west to Dougherty Road on the east. • 5th Street is an east-west street within the Camps Parks Reserve Forces Training Area,a military base located immediately opposite Dougherty Road to the east of the project. Currently,5th Street is the main entrance to Camp Parks,although a new entrance to the facility is planned north of the new Dublin BART station and this entrance will be abandoned. Dublin Planning Department Draft Page 23 Trumark Homes GPA March,1996 PA-95-029 • Sierra Court is a two-lane road providing local access within Sierra Business Park,an industrial complex located south of the project site. • Monterey Drive is a two-lane residential road west of Dougherty Road which intersects Dougherty Road north of the project site. • Houston Place is a two-lane road east of Dougherty Road with fronting industrial uses. Houston Road intersects Dougherty Road south of the proposed project. Existing traffic conditions,including development projects which have been approved in the vicinity of the project site but not yet constructed or are presently being constructed,have been summarized to determine peak hour level of service at key intersections in the vicinity of the proposed project.Existing conditions are expressed in terms of volume-to-capacity on adjacent roadways using the Level of Service(LOS)concept.LOS ratings are qualitative descriptions of intersection operations reported using an A through F ranking system to describe travel delay and congestion.LOA A indicates free flow of traffic through intersections and LOS F indicates jammed conditions with excessive delay and long back-ups. The following table summarizes existing peak hour intersection operations without the extension of Scarlett Drive. Intersections ErinliMPOik PM Peak LOS LOS 1.Dougherty Rd./Project Entrance(') — — 2.Dougherty Rd./Dublin Blvd.(2) D F 3.Dougherty Rd./Amador Valley Blvd. B A 4.Dublin Blvd./Scarlett Dr.(3) A B 5.Dougherty Rd/1-580 WB Ramps(2) A C Notes (1)Neither Scarlett Drive nor project entrance presently exists (2)Traffic volumes at these intersections will be reduced as a result of 580 and 680 improvements. (3)This intersection is presently unsignalized but is assumed to be signalized for analysis purposes. Project Impacts a)Increased vehicle trips or traffic congestion?PS/M.The proposed project will add additional vehicles to local and regional roadways as a result of project construction. The traffic report includes assumptions for project trip generation,based on Institute of Traffic Engineers standards and distribution of project traffic on nearby streets. The following table summarizes traffic conditions with existing development,approved but not yet built projects and the proposed project.Also assumed in the construction of the planned Scarlett Drive extension. Dublin Planning Department Draft Page 24 Truman(Homes GPA March,1996 PA-95-029 t • 3 R °"""MEN tvY l n Q Period V/C LOS V/C LOS 1.Dougherty Rd./Scarlett AM 0.41 A 0.45 A Dr./Project Entrance PM 0.53 A 0.54 A 2.Dougherty Rd./Dublin Blvd. AM 0.88 D 0.88 D PM 1.01 F 1.01 F 3.Dougherty Rd./Amador Valley AM 0.62 B 0.63 B Blvd. PM 0.55 A 0.56 A 4.Scarlett Dr./Dublin Blvd. AM 0.50 A 0.50 A PM 0.66 B 0.66 B 5.Dougherty Rd./I-580 WB Ramps AM 0.57 A 0.57 0.57 PM 0.76 C 0.77 0.77 Although the Dougherty Road/Dublin Boulevard intersection is anticipated to operate an unacceptable levels of service during peak hours,the anticipated Level of Service at this intersection will not change with or without approval of the proposed project.Therefore,no impact is anticipated with regard to intersection capacity. The following measures for the project are recommended as a part of the traffic study to mitigate potential impacts relating to site access. Mitigation Measure 5:The project developer shall be responsible for installing frontage improvements on Dougherty Road to upgrade the pavement condition,provide a north- bound left-turn lane,a southbound right-turn deceleration lane and funding a"fair share" portion of the cost of future intersection signalization.Necessary Traffic Improvement Fees shall also be paid to the City. Mitigation Measure 6:If the relocation of Camp Parks main entrance occurs after the construction of the Scarlett Drive extension or this proposed project,left turns from the proposed project and/or Camp Parks shall be prohibited. Mitigation Measure 7:The final design of the site access off of Dougherty Road and the driveway into the project from the access road shall be approved by the Dublin City Engineer.The overall design shall be consistent with City plans for the relocation or extension of Scarlett Drive. The City of Dublin has instituted a traffic impact fee based on the number of trips generated by development projects.The applicant will be required to pay this fee to assist in off-setting the costs of city-wide traffic improvements as part of development plan approval.Traffic impact fees are estimated at$3,255 per dwelling unit for this project. With regard to mid-block roadway volumes and capacities,the traffic analysis reviewed existing and projected mid-block conditions for certain key streets surrounding the project.The results of this analysis is summarized in the table below: Dublin Planning Department Draft Page 25 Trumark Homes GPA March,1996 PA-95-029 _ F°PE G-a- % 1 + ltlstr D +n tied yEseggeMpitotatioitesiesEMENApn} ADT egtlal Prof ADT,. Amador Valley West of Dougherty Rd. 10,700 10,850 12,000 Blvd. Dougherty Rd. North of Amador Valley Blvd. 10,750 10,800 12,000 Dougherty Rd. Between Amador Valley and Scarlett 17,500 17,650 30,000 Dougherty Rd. Between Scarlett and Dublin Blvd. 19,500 20,200 30,000 Dougherty Rd. Between Dublin Blvd.and I-580 43,500 43,900 50,000 Dublin Blvd. West of Dougherty Rd. 23,450 23,700 30,000 Dublin Blvd. East of Dougherty Rd. 9,600 9,700 12,000 Scarlett Dr. Between Dublin Blvd.and Dougherty 4,600 4,700 30,000 Based on the above table,there will be no significant impacts to mid-block street sections in the vicinity of the proposed project. Finally,the traffic analysis investigated cumulative traffic conditions projected for the year 2010. The following table presents anticipated cumulative traffic for key intersections in the vicinity of the project. uttua€> e wait MEMttersectratrxt© IMEAROjegitEligi V/C LOS V/C LOS 1 Dougherty Rd/Scarlett Dr./ AM 0.65 B 0.67 B Project Entrance PM 0.88 D 0.88 D 2 Dougherty Rd./Dublin Blvd. AM 1.24 F 1.24 F PM 1.29 F 1.30 F 3 Dougherty Rd./Amador Valley Rd. AM 0.83 D 0.83 D PM 0.87 D 0.87 D 4 Scarlett Drive/Dublin Blvd. AM 0.84 D 0.84 D PM 0.83 D 0.83 D 5 Dougherty Rd./I-580 WB Ramps AM 0.74 C 0.74 C PM 0.90 D 0.91 E Thus,although several key intersections are anticipated to operate over capacity under cumulative conditions,the incremental increase attributable to this project is less than significant, less than 0.02. b)Hazards to safety from design features(e.g.sharp curves or dangerous intersections)or incompatible uses(e.g.farm equipment)?PS/M.Although a final,precise design for the proposed project has not been submitted by the applicant,implementation of the following mitigation measure will ensure that all no public safety hazards will be created. Dublin Planning Department Draft Page 26 Trumark Homes GPA March,1996 PA-95-029 • Mitigation Measure 8:The final design of the project shall meet all Dublin Public Works Department,Police Department and Fire Authority policies and standards for internal street widths and corner radii. c)Inadequate emergency access or access to nearby uses?PS/M.The applicant proposes a main project entrance off of Dougherty Road and a secondary access connecting with Sierra Court to the south.The secondary access may or may not be gated.The following mitigation measure will ensure that adequate access by emergency vehicles is maintained at all times. Mitigation Measure 9:If one or both of the site access points are gated or other vehicular restrictions installed,the project developer shall obtain the approval of the Dublin Police Department and Dougherty Regional Fire Authority to ensure that passage by emergency vehicles through this access will not be hindered.Gating of any of the access points shall also be approved by the City of Dublin Public Works Department to ensure that adequate vehicular access can be provided in a safe manner in terms of vehicle stacking,blockage of sidewalks and other factors. In addition to providing one main access and one secondary access,the project developer should provide one additional emergency vehicle access point at the westerly end of the project,with the design and location to be approved by the Dublin City Engineer and Zone 7,if the Zone 7 maintenance road is used for emergency access purposes. According to representatives from the Dougherty Regional Fire Authority,construction of the proposed project in accord with an amended General Plan and mitigation measures outlines above will not block emergency access or conflict with regional emergency evacuation plans. d)Insufficient parking capacity onsite or offsite?LS.The proposed project will supply parking which meets or exceed minimum City parking requirements. e)Hazards or barriers for pedestrians or bicyclists?PS/M.One main drive is proposed for the project off of Dougherty Road.Potential conflicts could result between project-related vehicles and pedestrians and bicyclists traversing either Dougherty Road or the future Iron Horse Trail. Since the drive approach will be signalized,anticipated risks to pedestrians and bicyclists at the main project entrance is expected to be less than significant. The proposed project is located adjacent to a pedestrian and bicycle bridge over Alamo Creek, immediately west of the site.The bridge has been in place for a number of years and is lacking adequate guard rails on both sides of the structure and the possibility exists that future residents of this project could be endangered by the lack of guard rails.The following mitigation measure is therefore recommended to rectify this potentially hazardous situation. Mitigation Measure 10:The project developer shall install safety rails on both sides of the existing pedestrian bridge over Alamo Creek to the satisfaction of the Dublin City Engineer. f)Conflicts with adopted policies supporting alternative transportation(e.g.bus turnouts, bicycle racks)?LS.Construction of the proposed project would serve to advance regional and subregional goals and policies which promote the development of higher density residential projects near major transportation corridors.In this instance,the site is adjacent to Dougherty Road,a major transportation corridor which includes bus service by.In addition,the site is approximately one mile from the Dublin BART station,now under construction.According to representatives of WHEELS,additional bus service will added to Dougherty Road to serve BART,once the station is opened. Dublin Planning Department Draft Page 27 Truman<Homes GPA March,1996 PA-95-029 g)Rail,waterborne or air traffic impacts?NI.The proposed project is not sited near operating railroad facilities,near a navigable waterway or near an airport. VII.Biological Resources Environmental Setting Portions of the site have recently been used to deposit spoils from excavations and similar public works projects undertaken elsewhere in the City.No trees or any type of significant vegetation or animal life have been observed on the site.The site was formerly used as a truck yard associated with railroad operations. Project Impacts a)Endangered,threatened or rare species or their habitats(including but not limited to plants, fish,insects,animals and birds)NI.No such species have been observed on the site based on filed observations conducted in November,1995 and January,1996. b)Locally designated species(e.g.heritage trees).NI.No trees of any kind are currently growing on the site. c)Locally designated natural communities(e.g.oak forest,coastal habitat)NI.There are no significant stands of vegetation on the site. d)Wetland habitat(e.g.marsh,riparian and vernal pool)?LS.No wetlands exist on the project site.It is anticipated that all or a portion of project storm water run-off will be transported to Alamo Creek for ultimate disposal into San Francisco Bay.As a major regional drainage facility, wetland habitat has been observed within the bottom of the creek.However,since the applicant will be discharging water under the direction of Zone 7 and with the review of the California Department of Fish and Game,this is not expected to be a significant impact.Reference Mitigation Measure No.2. e)Wildlife dispersal or migration corridors?NI.The site is substantially surrounded by existing industrial or residential development and no wildlife corridors have been observed on the site. VII.Energy and Mineral Resources Environmental Setting Based on a preliminary geotechnical survey of the site(Terrasearch,1995)no known deposits of minerals exist on the project site.The Conservation Element of the General Plan does not reference any significant mineral resources on the project site. Project Impacts a)Conflict with adopted energy conservation plans?NI.The proposed project will not conflict with energy goals,policies or programs established in the General Plan regarding energy or energy conservation. b)Use nonrenewable resources in a wasteful and inefficient manner?NI.The proposed project is not anticipated to use resources in a wasteful manner.The project will be constructed in accord with the Uniform Building Code and Title 24 of the California Administrative Code,both of which require stringent energy efficient construction methods,such as insulation,thermal pane windows and installation of efficient appliances.Exterior landscaping will be governed by AB 325,which requires"water budgets"for landscape material sand methods of irrigation.Finally, Dublin Planning Department Draft Page 28 Trumark Homes GPA March,1996 PA-95-029 PPE r �S • • the City is mandated by AB 939 to reduce the solid waste stream generated by residences, business and industrial establishments by promoting recycling and similar programs. c)Result in the loss of availability of a known mineral resource that would be of future value to the region and residents of the State?NI.The preliminary geotechnical investigation did not indicate that significant quantities of mineral resources are located on the site. IX.Hazards environmental Setting The site of the proposed project is located near several potential sources of hazardous incidents, including: • Dublin-San Ramon Service District's Turnout 1,located immediately southeast of the site (see Exhibit 4),which is a connection point for DSRSD to receive wholesale water from ACFCWCD Zone 7.An integral part of this operation includes chlorination and floridation of water to meet safe drinking water standards.DSRSD maintains 600 pounds of gaseous chlorine on the site as well as 150 pounds of liquid fluoride for this purpose. Existing safety features include use of"fusible links"which prevent explosion of gas cylinders,but would not prevent escape of the gas itself and a gas leak warning system which consists of a warning light that illuminates upon detection of a leak. According to DSRSD,the District is presently working on a district-wide water master plan to provide service to East Dublin.Depending on the outcome of the master plan,the location of Turnout 1 may be changed.It is unlikely that the master plan will be complete prior to consideration of this General Plan Amendment application. • Santa Fe Pacific Pipeline Company maintains a 10-inch pressurized refined oil pipeline within the Southern Pacific right-of-way area northeast of the site.The pipeline carries a variety of refined petroleum products including aviation fuel,kerosene,automobile gasoline and other refined petroleum products.The pipeline originates at petroleum refineries located in Concord and terminates in San Jose.Based on a preliminary reconnaissance,the pipeline is located approximately 50 feet northeast of the Trumark property.Exhibit 4 shows the approximate location of the pipeline in relation to the project site.According to representatives of the pipeline operating company,the pipe is periodically checked for leaks via periodic surface investigations by pipeline personnel, internally by way of a remote video camera and by continual monitoring of pipeline pressure by gauges throughout the pipeline to check for sudden pressure drops. • Sierra Business Park is located immediately south of the site.The business park currently contains only one potential use which could pose a health hazard to the proposed project. This use is a swimming pool and spa supply establishment which sells pool supplies, including acid for pool cleaning.The business park is zoned MI(Light Industrial)by the City.Permitted uses include a range of manufacturing,assembly,wholesale,distribution and storage uses.Land uses which have the potential to have a greater impact on surrounding properties,including storage of liquefied petroleum gas,concrete and asphalt batching plants,and outdoor uses are required to obtain a conditional use permit from the Dublin Planning Commission. The applicant has submitted a Level One Environmental Site Assessment for the subject property prepared by the firm of ENGEO(8/95).This assessment included a walk through of the site and a search of local,state and federal records of hazardous materials regulatory agencies.No documentation of hazardous materials was found with regard to the property.The study did Dublin Planning Department Draft Page 29 Trumark Homes GPA March,1996 PA-95-029 , -•• .-... ,....-..) -,.........): • Oil Pipeline _ N ...... ._. •. . ...__ •____________ ‘. . ____ -\ i- •\._.. .._ _ 4m.....m....m....limi , : :, ..,..,.. c.,.......,....._•4 : . . .-6.,.., • .•,...,,...,-,....,.. Mee.Nr..a:••••.>.C4 ....---!"*".'-'7---.--"..- _ t . ...‘• ; . 1 ...t. -- • t• t !•••nt,..1 . 7T.V. r..140 • ....r..........,--- -- ' ; : 1 i ' : i • ! : • i a 8 : : ' ; i : A (17, t•-••:',!,... -,---1.---, . -• ...... 'T-- ' I V /t.. i , I • L : • ! 7 •' (..1,--+--, 7:7 : ..... .__,.. , ,,, ,...,..., .„, c rs ,i ..... 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'7••• ---. -› • ., :.% • =-. • o •,,,, ,..- ...... ....... . •• . . , .....,...e.,1 CIV11.0,12•...7.. • 1<:.•j fii.T'S•15C0.60"rty ACASS •2,o•wiDe Pc • ..t ii.• 1 ""rAfterLIAIL Cr;:r7}::".P:::14C...'-: ..X.a.r-%-:-/fr'..--. .--- k--1\-7---7-17:77 ‘—'s \—..'..------- r;::"" ‘":""+"1 . . 7:— -• - ....-M.%C IR•r•IG,41 TIP,.-.sr...t.0 •,/rf---- • c.....1.me o pi cAu.,..• ww•Pweirrs% • c.i.i..i.cron crTf,ear-•tc.'etcm. V...Z..• rew I 0•43./a oils-r..cis mr4,4„ DSRSD .... ••..,:,..c..e.o.m..,Ne.c.c r...., . _ Turnout 1 . • Sierra Business Park Initial Study Exhibit 4 rl'rumark Homes General Plan Amendment Potential Hazards Location City of Dublin Planning Department March, 1996 PA 95-029 a • discover four leaking underground storage tanks approximately one-half mile from the site, however,these are not believed to present a hazard to the site. Project Impacts a)A risk of accidental explosion or release of hazardous substances including but not limited to oil,pesticides,chemicals,or radiation?LS.The proposed residential project will not contain substantial quantities of oil,pesticides,chemicals or radiation.It is likely that some of the dwellings may contain limited amounts of household chemicals,pesticides and herbicides to be used for gardening and small quantities of motor oil,typical of any residential development in the community.However,these quantities are not considered to be significant. b)Possible interference with an emergency response plan or emergency evacuation plan?LS. Preliminary plans supplied by the applicant indicate that there will be two access points to the and from the project,one on Dougherty Road and one on Sierra Court.Mitigation Measure 9 would ensure full emergency access even if site accesses are gated. c)The creation of any health hazard or potential health hazards?NI.As a proposed residential development,the project will not generate a health hazard. d)Exposure of people to existing sources of potential health hazards?PS/M.Construction of the proposed project will expose future project residents(estimated to be 276)to potential hazards from the three sources described above:DSRSD's Turnout 1,Santa Fe Pipeline and Sierra Business Park. • Turnout 1:Future residents of the project could be exposed to escape of chlorine gas from Turnout 1.According to safety representatives from DSRSD,this would pose a significant safety impact,although there has been ho history of any safety incidents at Turnout 1 for the past 19 years.The possibility of a major seismic event on or near the site would magnify safety concerns.Other similar DSRSD facilities in close proximity to residential neighborhoods use a sodium hyperchloride system to achieve the same level of chlorination.According to DSRSD staff,it would be possible to upgrade the chlorination system at Turnout 1 with the assistance of the project developer. The following mitigation is recommended to ensure that hazards related to Turnout 1 facility can be reduced to a level of insignificance: Mitigation Measure 11:The project developer shall: (1) Prior to issuance of building permits,have a signed agreement with the DSRSD agreeing to upgrade the water treatment method of Turnout 1 which will eliminate gaseous chlorine from the site and replace it with a system compatible,from a safety perspective,with adjacent residential uses. (2) Prior to occupancy of residences,all necessary treatment upgrades for Turnout 1 shall be installed.This may include providing adequate truck access from the project site to Turnout 1 for delivery of supplies and/or other improvements.All such improvements shall be done to the satisfaction of the DSRSD and Dublin City Engineer. • Oil Pipeline:Future residents of the proposed project could be subject to hazards from escaping refined petroleum products or from fire and explosion if the pipeline were to break or rupture.This risk would be increased in the event of a seismic event.The Transportation Research Board(TRB)has issued a special report(219)entitled Pipelines Dublin Planning Department Draft Page 31 Trumark Homes GPA March,1996 PA-95-029 1 Ic 1 and Public Safety which recommends a safety setback from pipelines of 35 to 60 feet from the centerline of a liquid carrying pipeline.Preliminary plans submitted by the applicant indicate that a minimum 50-foot setback from the pipeline will be maintained within the project.Based on this structural setback from the pipeline,construction of a masonry wall is not required. The following mitigations are recommended in the Level One Site Assessment to ensure that hazards related to pipeline leakage or rupture be reduced to a level of insignificance. Mitigation Measures 13 and 14 were recommended in the Level One Assessment. Mitigation Measure 12:A minimum setback of 50 feet shall be established and maintained from the petroleum pipeline and any habitable structure on the project site. Mitigation Measure 13:A subsurface investigation,including recovery of soil and ground water samples,should be undertaken to address potential impacts from the adjacent petroleum pipeline and former rail transfer facility. Mitigation Measure 14:The property should be monitored by an environmental professional during demolition and pregrading activities to observe areas which may have been obscured by remnant structures,paving or fill material.Recommendations of the environmental professional shall be followed during site grading and construction. • Sierra Business Park:The business park presently contains a range of light industrial, warehouse,wholesale and distribution uses in immediate proximity of the proposed project.Adjacent uses include a street maintenance yard(MCE),a metal fabrication company(Ron Nunes Enterprises),a Federal Express delivery center and similar uses. Although these uses are a source of noise(which is addressed in Section X,Noise),they are not anticipated to result in significant hazards to proposed residential uses on the Trumark site.An analysis of past hazardous incidents in the vicinity of the project site indicate that 24 such incidents have been reported to the Fire Authority between 1990 and 1995.These have ranged from relatively minor incidents such as gasoline spills to more serious incidents,such as three hazardous materials releases in 1991,three releases in 1993 and one release in 1994. e)Increased fire hazard in areas with flammable brush,grass or trees?PS/M.Construction of the proposed project will add wood frame dwellings,garages and other related improvements, including new landscaping.All structures will be built in conformity with provisions of the Uniform Building Code and Uniform Fire Code to minimize fire hazard.Landscaped areas will be permanently irrigated to ensure that plant material will not be flammable,based on recommended Mitigation Measure 15,below. Mitigation Measure 15: Permanent irrigation systems and automatic controllers shall be installed within all landscaped planter areas to assist in reducing the danger from grass fires. X.Noise Environmental Setting [Note:The following section is based on a noise analysis of the site performed by Edward L. Pack Associates,Inc.,acoustical consultants.The entire text of the report is reprinted in the Appendix of the Initial Study.] Dublin Planning Department Dratt Page 32 Trumark Homes GPA March,1996 PA-95-029 ;, e s Primary sources of noise in the vicinity of the project site include vehicular-related noise emanating from Dougherty Road and noise generated by industrial and truck operations within the Sierra Business Park,immediately south of the site. Long-term measurements of existing noise levels were made over a 24-hour period to determine the present noise environment.Monitoring locations included a spot approximately 73 feet west of the centerline of Dougherty Road and a second site along the southerly property line near the Federal Express facility. Expressed in Leq(continuous equivalent energy levels),the existing noise level adjacent to Dougherty Road range from 60.0 dBA(decibels weighted to an"A"scale,approximating the perception level of the human ear)during daytime hours,58.6 to 60.5 during the evening and 50.4 to 60.7 dBA during the nighttime period. The recorded noise level along the southerly property line existing noise levels(also expressed in Leq)range from 49.0 dBA to 60.5 during daytime hours,44.5 to 48.5 during the evening and 45.0 to 62 dBA at night. In addition to the above,measurements of short-term noise were made at the southerly site property line adjacent to the Ron Nunes Company,a metal fabricating establishment.Existing noise levels were found to range from 55 dBA for normal,on-going work to 87 dBA associated with forklift operations. The Noise Element of the City's General Plan establishes the following noise exposure limits for residential(exterior)and industrial land use types(expressed in decibels): Land Use Normally Conditionally Normally Clearly Acceptable Acceptable Unacceptable Unacceptable Residential 60 or less 60-70 70-75 Over 75 Industrial 70 or less 70-75 Over 75 Project Impacts a)Increases in existing noise levels?PS/M.As a residential project,small,incremental permanent increases in noise from automobiles,mechanical and gardening equipment and similar can be expected.These are not anticipated to be significant.Short-term construction related noise can also be expected to be generated which could be considered significant based on specific types of equipment which may be used in the construction process. The following mitigation measure is therefore recommended to limit the potential impacts of construction noise to an acceptable level. Mitigation Measure 16:All construction activities on the project site shall be limited to 7 a.m.to 5 p.m.,Monday through Friday,unless alternative hours are approved by the Dublin Building Official for structural construction and the City Engineer for grading activities.Construction equipment,including compressors,generators,and mobile equipment,shall be fitted with heavy duty mufflers designed to reduce noise impacts. b)Exposure of people to severe noise levels?PS/M.The acoustic analysis reviewed existing and future traffic conditions(Year 2010)as well as surrounding industrial operations to predict the effect of noise levels on proposed residential dwellings. Dublin Planning Department Draft Page 33 Trumark Homes GPA March,1996 PA-95-029 ,3- 13 } f Using standard noise prediction techniques published by the Highway Research Board,future exterior noise levels for that portion of the site adjacent to Dougherty Road will be 68 dB which is 8 dB higher than normally acceptable for residential dwellings under the Noise Element.For that portion of the site adjacent to Sierra Business Park it is predicted that future noise levels at residential building setbacks will also be 68 dB,which is higher than the normally acceptable noise exposure level.This prediction assumes that noise levels at the property line between the site and business park will be 75 dB,the higher acceptable level for industrial uses pursuant to the Noise Element. Future interior noise levels for residential dwellings are also anticipated to be 8 dB in excess of noise standards of 45 dB. These anticipated future noise levels represent significant levels of noise which would be considered irritating to future residents of the proposed project.Implementation of the following mitigation measures will reduce future noise levels to levels of insignificance. Mitigation Measure 17:To mitigate exterior noise levels,an acoustically-effective barrier shall be constructed generally along the property line of the site contiguous with Dougherty Road and along the southerly property line,as shown on Exhibit 5.Barriers height shall range from 6 to 12 feet in height with the final heights of the barriers determined by an acoustical engineer based on the final grading plan.The barrier must be air tight,without cracks,gaps or other openings,and may be constructed of concrete, stucco,masonry,earthen berm or equivalent material.The barriers under 10 feet high must have a minimum surface weight of 2.5 pounds per sq.ft.and barriers over 10 feet shall have a minimum surface weight of 3.0 pounds per square foot. Mitigation Measure 18:To mitigate interior noise levels,the following window controls shall be provided as noted: • Maintain closed at all times all windows of second floor and unshielded first floor living spaces of dwellings located within 150 feet of the centerline of Dougherty with a direct or side view of the roadway.These windows shall be rated with a minimum Sound Transmission Class(STC)28.Alternatively,such windows may be kept open up to 50%of the time for natural ventilation,however,they must be fitted with window assemblies rated minimum STC 39; • Maintain closed at all times all windows of second floor and unshielded first floor living spaces of houses located between 160 feet and 225 feet of the south property line and which also have a direct or side view of industrial uses.These windows shall be rated minimum STC 22.Alternatively,these windows may be kept open up to 50% of the time for natural ventilation,however,they must be fitted with window assemblies rated minimum STC 28; • Uniform Building and Mechanical Codes for ventilation of habitable structures shall be complied with. XI.Public Services. Environmental Setting The project site is served by the following service providers: Dublin Planning Department Draft Page 34 Trumark Homes GPA March,1996 PA-95-029 ��c • 0 I:J yG \ y •` ; _6 foot wall tl : \ l:ita iT•a..o _ { �!w!bK.•T1W iT.TOM— .GIs'W.Y..i.Ts,.GIC �L^ 1 ` .C._ ._ _...“ - . !-_- ----1.---- -- -• --- .- -- , -- — ------- - _ t°°tea 1 i i �'�' tom='- -- `ll.I '' /r• :'.7 /` �,,.....___...,,,it-r -„ foot wall —4- --.._ i _ 1---1 r^ .� -� 8 foot wall \ ii �v' .:.lit t -____`7---� aZ: r •-r F .�k;--j> `:4 —� ..._mc:..we c,i... {` c.....n+ •.teats y.wr n.na '� �"' " `• " v .—ce..+ .•nxc.+e 77-_ ...�y. ?..ru....,..,no { �w,.�.r!u.:c t M..w.w.n.. I v 4-f.nn..LCL o,oss- ••n,.,:.�.e I.ct TM K'n.f.r.' `/: o.{T+ •ww.enl o.wiOfOn sTn 1ST•••�,•taiY •....i,....:"^"""c`^' 12 foot wall "'."" _' "°` 10 foot wall Initial Study Exhibit 5 Trumark Homes General Plan Amendment Noise Barrier Heights and Location City of Dublin - Planning Department March,1996 PA 95-029 • Fire Protection.Fire protection is provided by the Dougherty Regional Fire Authority which provides structural fire suppression,rescue,hazardous materials control and public education services. • Police Protection.Police protection is provided by the Dublin Police Department which is headquartered in the Civic Center.The Department,which maintains a sworn staff of 31 officers,performs a range of public safety services including patrol,investigation,traffic safety and public education. • schools.Educational facilities are provided by the Dublin Unified School District which operates kindergarten through high school services within the community.Schools which would serve the project include Dublin High School(grades 9-12),which has a current enrollment of 846 students and Wells Middle School(graded 6-8),which has a current enrollment of 810.Grades K-5 could be served by one of three elementary schools within the District. • Maintenance.The City of Dublin provides public facility maintenance,including roads, parks,street trees and other public facilities.Dublin's Civic Center is located at 100 Civic Plaza. • Other governmental services.Other governmental services are provided by the City of Dublin including community development and building services and related governmental services.Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. The City of Dublin is presently considering imposing a Public Facilities Fee for all new residential development in the community for the purpose of financing new municipal public facilities needed by such development.Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center Complex,construction of a new library,expansion of the existing senior center,acquisition and development of new community and neighborhood parks and similar municipal;buildings and facilities. Environmental Impacts a)Fire protection?LS.According to representatives of the Fire Authority,the proposed project lies within a 1 1/2 mile radius of a fire station located at 9399 Fircrest in Dublin.A typical response time of under five minutes is anticipated.As part of the site development review process,specific fire protection requirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. b)Police protection?LS.According to representatives from the Police Department,adequate resources presently exist to serve the proposed development. c)Schools?PS/M.The Dublin Unified School District recently completed a Facilities Master Plan which includes estimates of student generation by residential density type.Typical medium density residential projects would generate the following students. Dublin Planning Department Draft Page 36 Trumark Homes GPA March,1996 PA-95-029 / / 1L wlEgEp0000dsimii!!.:1,,,,];:igootojoida Grade I.evel Dwethngs Pactes' Ne of Students K-5 92 0.17/unit 16 6-8 92 0.08/unit 7 9-12 92 0.10/unit 9 Total - - 32 Note:Estimated number of students have been rounded up to the nearest whole number. Since many local schools are or are expected to be at full capacity in the near future,the following mitigation is recommended to ensure that potential impacts can be reduced to a less than significant level. Mitigation Measure 19:The applicant shall,prior to issuance of building permits,obtain a written agreement with the Dublin Unified School District for the project's fair share mitigation of school impacts.Any fees which are required pursuant to that agreement shall be paid prior to issuance of building permits. d)Maintenance of public facilities,including roads?LS.The project represents an incremental increase in area population and vehicles.Roadways within the project will be privately owned and maintained.The applicant is required to pay a traffic impact fee to the City of Dublin which will assist in of-setting costs of public roadway maintenance. e)Other governmental services?LS.The project would represent an incremental increase in the demand for local governmental services.The following mitigation measure will ensure that new development proposed by this project will pay a fair share of funding new municipal services in the community. Mitigation Measure 20:The applicant shall pay a per-unit Public Facility Fee prior to issuance of building permit,if such fee program is adopted by the City Council. XII.Utilities and Service Systems. Environmental S g ng The project site is served by the following service providers: • Electrical and natural gas power:Pacific Gas and Electric Co. • Communications:Pacific Bell • Water supply and sewage treatment:Dublin San Ramon Services District • Storm drainage:City of Dublin • Solid waste disposal:Dublin-Livermore Disposal Company Environmental Impacts a)Power or natural gas?LS.According to representatives from Pacific Gas and Electric Company,adequate facilities exist in the vicinity of the project to provide power and natural gas service. Dublin Planning Department Draft Page 37 Trumark Homes GPA March,1996 PA-95-029 47 Pi b)Communication systems?LS.According to representatives from Pacific Bell,communication facilities presently exist near the site which could be extended to serve future development on the site. c)Local or regional water treatment or distribution systems?LS.According to representatives of DSRSD,12-inch and 16-inch water mains exist on the periphery of the site which could provide adequate water volumes and pressures for domestic and fire fighting purposes to the proposed project.DSRSD purchases water on a wholesale basis from Zone 7 of the Alameda County Flood and Water Conservation District and provides water service to residences and businesses within its service area. d)Sewer or septic systems?LS.According to representatives of DSRSD,8-inch sewer lines have been constructed within the right-of-way of Dougherty Road and within Sierra Court,south of the proposed project.Adequate capacity exists to accommodate anticipated sewer flows from the proposed project.Untreated effluent would be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San Francisco Bay.DSRSD officials indicate that adequate capacity exists within the regional treatment facility to accommodate this project. e)Storm water drainage?LS.This topic was previously addressed in Section IV,Water. f)Solid waste disposal?LS.The City of Dublin contracts with Livermore-Dublin Disposal Company to collect solid waste from households and businesses and transport it to the Altamont Landfill,located in eastern Alameda County.The Landfill currently has an anticipated capacity until the year 2005 and plans are underway to extend landfill capacity for an additional 50 years. Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that the City's waste stream complies with state requirements for reduction of solid waste.The most current information available indicates that Dublin exceeds state requirements for reducing solid waste. Although approval of the proposed project will incrementally increase the amount of solid waste, any such increases will be able to be accommodated with existing facilities and resources. g)Local or regional water supplies?LS.DSRSD staff indicate that adequate long term water supplies are available from Zone 7 and other sources to serve the proposed project. XIII.Aesthetics. Environmental Setting The site is currently vacant of any permanent structures,although it is being used to store excavated earthen material and other construction debris. Environmental Impacts a)Affect a scenic vista or view?LS.The Dublin Zoning Ordinance limits low and medium density residential building height to 25 feet and the nearest residential dwellings(Arroyo Vista complex)are located approximately 100 to 150 feet to the north.Therefore,distant views to the foothills from adjacent residential areas will not be blocked. b)Have a demonstrable negative aesthetic effect?PS/M.Recommended noise mitigation include construction of a 10-foot high noise barrier wall adjacent to Dougherty Road and a 12 foot high noise barrier wall along the southerly property line.The proposed height of these barriers could Dublin Planning Department Draft Page 38 Trumark Homes GPA March,1996 PA-95-029 JJ po be a negative aesthetic impact to future residents of the project as well as passers-by on Dougherty Road and occupants and visitors to nearby properties.The following mitigation is therefor recommended to reduce potential impacts to a level of insignificance. Mitigation Measure 21:The design of the proposed project shall incorporate the following features: • The 12-foot wall along the southerly property line shall be"softened"with the planting of permanent vines on both sides of the wall and trees on the residential side of the wall. • The 10-foot wall along Dougherty shall be constructed of decorative block material, shall be setback a minimum distance of ten feet from the property line and shall be "softened"by appropriate landscape material,including trees,shrubs and vines and use of turfed berms. • Specific planter widths and planting details for noise barrier walls shall be shown on landscape plans for the project,which will be reviewed and approved by the City at Site Development Plan review. c)Create light or glare?LS.Although it is expected that the proposed residential project will add additional exterior lighting in the project vicinity,including driveway lighting,security lighting and porch lights,a significant amount of this lighting will occur behind noise barriers and will not be visible from Dougherty Road or from adjacent properties. XIV.Cultural Resources Environmental Setting The Northwest Information Center,located at Sonoma State University,was contacted regarding this project and a search of records,including cultural,archeological,paleontological and historical literature conducted. The records search indicate that the site contains no recorded Native American or historical cultural resources sites on file with the Center.State and federal inventories similarly list no historic resources on the site nor does any record exist of previous archeological studies of the project area. Native American archeological sites tend to be situated on broad midslope terraces and alluvial plains near former and existing water sources,so the possibility does exist of historic or archeological artifacts,however,the Center concluded that the possibility of identifying historic cultural resources on the site is low. Project Impacts a)Disturb paleontological resources?NI,based on Northwest Information Center letter. b)Disturb archeological resources?PS/M.The Northwest Information Center letter indicates the possibility of sites or artifacts on the site given the proximity to Alamo Creek.The following mitigation is therefore recommended to reduce any such impacts to a level of insignificance: Mitigation Measure 22:Should archeological artifacts or remains be discovered during construction of the project,work in the vicinity of the find shall stop immediately until a qualified archeologist can evaluate the site and determine the significance of the find. Project personnel shall not collect or alter cultural resources.Identified cultural resources shall be recorded on forms DPR 422(archeological sites)and/or DPR 523(historic Dublin Planning Department Draft Page 39 Trumark Homes GPA March,1996 PA-95-029 /a p (,�/ D� resources).If human remains are found,the County Coroner shall be contacted immediately. c)Have the potential to cause a physical change which would affect unique ethnic cultural values?NI,based on the Northwest Information Center letter. d)Restrict existing religious or sacred uses within potential impact area?NI,no such sites have been identified based on a comprehensive records search of the project site. XV.Recreation. env ronmental Setting City parks closest to the project site include Stagecoach Park,Alamo Creek Park,both neighborhood parks and Dublin Sports Grounds,a community park. Project Impacts a)Increase the demand for neighborhood or regional parks or other recreational facilities?LS. The addition of approximately 276 residents in this portion of the City will add an incremental demand for parks and recreational facilities.A portion of needed park facilities will be met by proposed construction of a small private park within the project.However,demand would still exist for community-scale park and playground facilities.The applicant will be required to pay either a public facility fee,which is still pending before the City Council,or Quimby Act park dedication fees,which are still collected by the City but which will be included within the public facility fee,should this fee be adopted by the City(reference Mitigation Measure 17). b)Affect existing recreational opportunities?PS/M.The project site is immediately adjacent to the Iron Horse Trail,a regional multi-use trail presently being developed by the City of Dublin on the site of the former Southern Pacific Railroad line between Contra Costa County and Pleasanton.Precise interfaces between the trail and the proposed project have not yet been formulated.The applicant has proposed to construct a wooden fence adjacent to the Trail. According to EBRPD representatives,no significant adverse impacts are anticipated should the proposed project be constructed.The proposed mitigation is recommended to ensure that no adverse impacts will be created by the proposed project with respect to the Iron Horse Trail: Mitigation Measure 23:The applicant shall work with City of Dublin with input from the East Bay Regional Parks District,through the Site Development Review process,with regard to treatment of the proposed project adjacent to the Iron Horse Trail,including number and location of access points,wall treatment and landscaping. The applicant shall also dedicate to the City of Dublin and improve additional right-of- way for recreational purposes,generally located on the northwest corner of the site.This dedication will complete public ownership of the Iron Horse Trail in this portion of the City. XVL 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 of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?No.The preceding analysis indicates that Dublin Planning Department Draft Page 40 Trumark Homes GPA March,1996 PA-95-029 r/D g r' the proposed project will not have a significant adverse impact on overall environmental quality, including biological resources or cultural resources. b)Does the project have the potential to achieve short-term,to the disadvantage of long-term, environmental goals?No.The project represents an example of infill,higher density housing which will be sited near a major regional transportation corridor. 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).No although incremental increases in certain areas can be expected as a result of constructing this project,including additional traffic air emissions, light and glare and need for public services and utilities,the project site lies within an already urbanized area and sufficient capacity exists within service systems to support the additional population anticipated associated with the project. d)Does the project have environmental effects which will cause substantial adverse effects on human beings,either directly or indirectly?No.Although potential safety impacts exist in the vicinity of the,adequate mitigations are proposed to reduce such potential impacts to levels of insignificance. Summary of Mitigation Measures Mitigation Measure 1:The project developer shall prepare and the City shall approve an erosion and sedimentation control plan for implementation throughout project construction.The plan should be prepared in accordance with City of Dublin and RWQCB design standards.The plan, at a minimum,should include the following: • All disturbed areas should be immediately revegetated or otherwise protected from both wind and water erosion upon completion of grading activities; • Stonnwater runoff should be collected into stable drainage channels from small drainage basins to prevent the build up of large,potentially erosive stormwater flows; • Specific measures to control erosion from stockpiled earth material; • Runoff should be directed away from all areas disturbed by construction; • Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into off-site drainage culverts or channels; • Major site development work involving excavation and earth moving for construction shall be done during the dry season,except as may be approved by the City Engineer Mitigation Measure 2:The project developer shall obtain any required permits from the California Department of Fish and Game prior to discharge of water into Alamo Creek. Mitigation Measure 3:The applicant shall obtain an NPDES general construction permit from the State Water Resources Control Board.The terms of this permit require that project development not cause any increase of sedimentation,turbidity or hazardous materials within downstream receiving waters. Mitigation Measure 4:The following measures shall be incorporated into construction specifications and shall be followed by the project grading contractor: Dublin Planning Department Draft Page 41 Trumark Homes GPA March,1996 PA-95-029 • All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust,Watering shall occur at least twice per day with complete coverage, preferably in the late morning and at he completion of work for the day; • All clearing,grading,earthmoving and excavation shall cease during periods of high winds greater than 20 mph over one hour; • All material transported off-site shall either be sufficiently watered or securely fastened to prevent escape of dust and debris; • All inactive portions of the construction site shall be planted and watered,if construction is accomplished in more than one phase; • On-site vehicle speed shall be limited to 15 mph; • During rough grading and construction,Dougherty Road and Sierra Court(if used for construction access)shall be swept at least once per day,or as required by the City of Dublin,to remove silt ad construction debris; • Unnecessary idling of construction equipment shall be avoided; • Equipment engines shall be maintained in proper working condition per manufacturers' specification; • During periods of heavier air pollution(May to October),the construction period shall be lengthened to minimize the number of equipment operating at one time. Mitigation Measure 5:The project developer shall be responsible for installing frontage improvements on Dougherty Road to upgrade the pavement condition,provide a north-bound left-turn lane,a southbound right-turn deceleration lane and funding a"fair share"portion of the cost of future intersection signalization.Necessary Traffic Improvement Fees shall also be paid to the City Mitigation Measure 6:If the relocation of Camp Parks main entrance occurs after the construction of the Scarlett Drive extension or this proposed project,left turns from the proposed project and/or Camp Parks shall be prohibited. Mitigation Measure 7:The final design of the site access off of Dougherty Road and the driveway into the project from the access road shall be approved by the Dublin City Engineer. The overall design shall be consistent with City plans for the relocation or extension of Scarlet Drive. Mitigation Measure 8:The final design of the project shall meet all Dublin Public Works Department,Police Department and Fire Authority policies and standards for internal street widths and corner radii. Mitigation Measure 9:If one or both of the site access points are gated or other vehicular restrictions installed,the project developer shall obtain the approval of the Dublin Police Department and Dougherty Regional Fire Authority to ensure that passage by emergency vehicles through this access will not be hindered.Gating of any of the access points shall also be approved by the City of Dublin Public Works Department to ensure that adequate vehicular access can be provided in a safe manner in terms of vehicle stacking,blockage of sidewalks and other factors. In addition to providing one main access and one secondary access,the project developer should provide one additional emergency vehicle access point at the westerly end of the project,with the design and location to be approved by the Dublin City Engineer and Zone 7,if the Zone 7 maintenance road is used for emergency access purposes. Mitigation Measure 10: The project developer shall install safety rails on both sides of the existing pedestrian bridge over Alamo Creek to the satisfaction of the Dublin City Engineer. Dublin Planning Department Draft Page 42 Trumark Homes GPA March,1996 PA-95-029 g5 Mitigation Measure 11:The project developer shall: (1) Prior to issuance of building permits,have a signed agreement with the DSRSD agreeing to upgrade the water treatment method of Turnout 1 which will eliminate gaseous chlorine from the site and replace it with a system compatible,from a safety perspective,with adjacent residential uses. (2) Prior to occupancy of residences,all necessary treatment upgrades for Turnout 1 shall be installed.This may include providing adequate truck access from the project site to Turnout 1 for delivery of supplies and/or other improvements.All such improvements shall be done to the satisfaction of the DSRSD and Dublin City Engineer. Mitigation Measure 12:A minimum setback of 50 feet shall be established and maintained from the petroleum pipeline and any habitable structure on the project site. Mitigation Measure 13:A subsurface investigation,including recovery of soil and ground water samples,should be undertaken to address potential impacts from the adjacent petroleum pipeline and former rail transfer facility. Mitigation Measure 14:The property should be monitored by an environmental professional during demolition and pregrading activities to observe areas which may have been obscured by remnant structures,paving or fill material.Recommendations of the environmental professional shall be followed during site grading and construction. Mitigation Measure 15: Permanent irrigation systems and automatic controllers shall be installed within all landscaped planter areas to assist in reducing the danger from grass fires. Mitigation Measure 16: All construction activities on the project site shall be limited to 7 a.m. to 5 p.m.,Monday through Friday,unless alternative hours are approved by the Dublin Building Official for structural construction and the City Engineer for grading activities.Construction equipment,including compressors,generators,and mobile equipment,shall be fitted with heavy duty mufflers designed to reduce noise impacts. Mitigation Measure 17:To mitigate exterior noise levels,an acoustically-effective barrier shall be constructed generally along the property line of the site contiguous with Dougherty Road and along the southerly property line,as shown on Exhibit 5.Barriers height shall range from 6 to 12 feet in height with the final heights of the barriers determined by an acoustical engineer based on the final grading plan.The bather must be air tight,without cracks,gaps or other openings,and may be constructed of concrete,stucco,masonry,earthen berm or equivalent material.The barriers under 10 feet high must have a minimum surface weight of 2.5 pounds per sq.ft.and barriers over 10 feet shall have a minimum surface weight of 3.0 pounds per square foot. Mitigation Measure 18:To mitigate interior noise levels,the following window controls shall be provided as noted: • Maintain closed at all times all windows of second floor and unshielded first floor living spaces of dwellings located within 150 feet of the centerline of Dougherty with a direct or side view of the roadway.These windows shall be rated with a minimum Sound Transmission Class(STC)28.Alternatively,such windows may be kept open up to 50%of the time for natural ventilation,however,they must be fitted with window assemblies rated minimum STC 39; • Maintain closed at all times all windows of second floor and unshielded first floor living spaces of houses located between 160 feet and 225 feet of the south property Dublin Planning Department Draft Page 43 Trumark Homes GPA March,1996 PA-95-029 -o .S line and which also have a direct or side view of industrial uses.These windows shall be rated minimum STC 22.Alternatively,these windows may be kept open up to 50% of the time for natural ventilation,however,they must be fitted with window assemblies rated minimum STC 28. • Uniform Building and Mechanical Codes for ventilation of habitable structures shall be complied with. Mitigation Measure 19:The applicant shall,prior to issuance of building permits,obtain a written agreement with the Dublin Unified School District for the project's fair share mitigation of school impacts.Any fees which are required pursuant to that agreement shall be paid prior to issuance of building permits. Mitigation Measure 20:The applicant shall pay a per-unit Public Facility Fee prior to issuance of building permit,if such fee program is adopted by the City Council. Mitigation Measure 21:The design of the proposed project shall incorporate the following features: • The 12-foot wall along the southerly property line shall be"softened"with the planting of permanent vines on both sides of the wall and trees on the residential side of the wall. • The 10-foot wall along Dougherty shall be constructed of decorative block material, shall be setback a minimum distance of ten feet from the property line and shall be "softened"by appropriate landscape material,including trees,shrubs and vines and use of turfed berms. • Specific planter widths and planting details for noise barrier walls shall be shown on • landscape plans for the project,which will be reviewed and approved by the City at Site Development Plan review. Mitigation Measure 22:Should archeological artifacts or remains be discovered during construction of the project,work in the vicinity of the find shall stop immediately until a qualified archeologist can evaluate the site and determine the significance of the find.Project personnel shall not collect or alter cultural resources.Identified cultural resources shall be recorded on forms DPR 422(archeological sites)and/or DPR 523(historic resources).If human remains are found,the County Coroner shall be contacted immediately. Mitigation Measure 23:The applicant shall work with City of Dublin with input from the East Bay Regional Parks District,through the Site Development Review process,with regard to treatment of the proposed project adjacent to the Iron Horse Trail,including number and location of access points,wall treatment and landscaping. The applicant shall also dedicate to the City of Dublin and improve additional right-of-way for recreational purposes,generally located on the northwest corner of the site.This dedication will complete public ownership of the Iron Horse Trail in this portion of the City. Dublin Planning Department Draft Page 44 Trumark Homes GPA March,1996 PA-95-029 Initial Study Preparer Jerry Haag,Urban Planner Agencies and Organizations Consulted The following agencies and organizations were contacted in the course of this Initial Study: City of Dublin Larry Tong,Planning Director Dennis Carrington,Senior Planner Jeri Ram,Associate Planner Mehran Sepehri,Senior Engineer Diane Lowart,Community Services Director Dublin-San Ramon Services District Barbara Darlington,Consultant Mike Bryant,Operations Manager John Mauck,former Operations Manager Danika Johnson,Safety Technician Rhordora Biagtan,Engineer Dougherty Regional Fire Authority Russ Fulwood,Battalion Chief Dublin Unified School District Jean Howland,Business Manager East Bay Regional Parks District Dan Sykes,Environmental Planner Steve Fiala,Trails Coordinator Zone 7 Alameda County Flood Control and Water Conservation District Joe Seto,Engineer Dennis Lunn,Engineer Pacific Gas and Electric Co. Julio Ortiz,Service Engineer Pacific Bell Regan Dylan,Service Representative Santa Fe Pipeline Company Dublin Planning Department Draft Page 45 Tmmark Homes GPA March,1996 PA-95-029 7/1 f).C" • Mike Flores,Assistant Area Supervisor References Dublin General Plan,Revised September 1992 Dublin General Plan Housing Element.June,1990 Draft EIR,Schaefer Ranch General Plan Amendment WPM Planning Team,Inc, December 1995 Feasibility Investigation on Dublin Site Cluster Housing,Terrasearch Inc.,August 1995 Phase One Environmental Site Assessment,ENGEO Inc.,August,1995 Pipelines and Public Safety,Transportation Research Board,1988 Noise Assessment Study for the Planned Cluster Housing Development.Dougherty Road.Dublin,Edward L.Pack Associates,December,1995 Traffic Study of the Trumark Homes Proposed Residential Development,TJKM Associates,February,1996 Dublin Planning Department Draft Page 46 Trumark Homes GPA March,1996 PA-95-029 Mitigation Monitoring Program Trumark Homes General Plan Amendment Application PA-95-029 The following mitigation monitoring and reporting program is intended to comply with applicable sections of the California Environmental Quality Act,as amended. Responsible Time Frame Mitigation Measure Agency/Organ for Verification/ ization Completion Date Mitigation Measure 1 The project developer shall prepare an Dublin Public Prior to issuance zoo erosion and sedimentation control plan implementation throughout Works of grading project construction.The plan should be prepared in accordance with Department permits mew City of Dublin and Regional Water Quality Control Board design ....4standards.The Plan,at a minimum,should include the following: fi a)All disturbed areas should be immediately revegetated or Clin otherwise protected from both wind and water erosion upon � completion of grading operations; b)Storntwater run-off should be collected into stable drainage channels from small drainage basins to prevent the build up of large,potentially erosive stormwater flows; rem' c)Runoff should be directed away from all areas disturbed by construction; inum1l d)Specific measures to control erosion from stockpiled earth materials; e)Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into off-site drainage culverts or channels; f)Major site development work involving excavation and earth moving for construction during the dry season,except as may be approved by the City Engineer. 'V Mitigation Measure 2:The project developer shall obtain any Dublin Public Prior to issuance required permits from the California Department of Fish and Game Works of grading prior to discharge of water into Alamo Creek. permits Mitigation Measure 3:The applicant shall obtain an NPDES Dublin Public Prior to issuance general construction permit from the State Water Resources Control Works of grading Board.The terms of this permit require that project development not Department permits cause any increase in sedimentation,turbidity or hazardous materials within downstream receiving waters. c>> Dublin Planning Department Mitigation Monitoring Plan page 2 ! Trumark Homes GPA � PA-95-029 Mitigation Measure 4.The following measures shall be Dublin Public Prior to issuance incorporated into construction specifications and shall be followed by Works of grading the project grading contractor: Department permits a)All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust.Watering shall occur at least twice per day with complete coverage,preferably in the late morning and at the completion of work for the day; b)All clearing,grading,earthmoving and excavation shall cease during periods of winds greater than 20 mph over one hour, c)All material transported off-site shall either be sufficiently watered or securely fastened to prevent escape of dust and debris; d)All inactive portions of the construction shall be planted and watered,if construction is accomplished in more than one phase; e)On-site vehicle speed shall be limited to 15 mph; f)During rough grading and construction,Dougherty Road and Sierra Court(if used for construction access)shall be swept at least once per day,or as required by the City of Dublin,to remove silt and construction debris; g)Unnecessary idling of construction shall be avoided; h)Equipment engines shall be maintained in proper working condition per manufactures'specifications; i)During periods of heavier air pollution(May through October),the construction period shall be lengthened to minimize the number of equipment operating at one time. Mitigation Measure 5:The project developer shall be responsible Dublin Public Prior to issuance for installing frontage improvements on Dougherty Road to upgrade Works of building the pavement condition,provide a north-bound left-turn lane,a Department permits southbound right-turn deceleration lane and funding a"fair share" portion of the cost of future intersection signalization.Necessary Traffic Improvement Fees shall also be paid to the City. 0 Dublin Planning Department Mitigation Monitoring Plan page 3 Ul Trumark Homes GPA PA-95-029 Mitigation Measure 6:If the relocation of Camp Parks main Dublin Public Prior to final entrance occurs after the construction of the Scarlett Drive extension or Works building this proposed project,left turns from the proposed project and/or Department inspection Camp Parks shall be prohibited. Mitigation Measure 7:The final design of the site access off of Dublin Public As part of public Dougherty Road and the driveway into the project from the access Works improvement road shall be approved by the Dublin City Engineer.The overall Department plans design shall be consistent with City plans for the relocation or extension of Scarlett Drive. Mitigation Measure 8.The final design of the project shall meet all Dublin Public As part of Dublin Public Works Department,Police Department and Fire Works,Police Tentative Tract Authority policies and standards for internal street widths and corner and Fire Map radii. Authority Mitigation Measure 9:If one or both of the site access points are Dublin Public Prior to issuance gated or other vehicular restrictions installed,the project developer Works and of building shall obtain the approval of the Dublin Police Department and Police permits Dougherty Regional Fire Authority to ensure that passage by Departments and emergency vehicles through this access will not be hindered.Gating of Fire Authority any of the access points shall also be approved by the City of Dublin Public Works Department to ensure that adequate vehicular access can be provided in a safe manner in terms of vehicle stacking,blockage of sidewalks and other factors. In addition to providing one main access and one secondary access, the project developer should provide one additional emergency vehicle access point at the westerly end of the project,with the design and location to be approved by the Dublin City Engineer and Zone 7,if the Zone 7 maintenance road is used for emergency access purposes. Dublin Planning Department Mitigation Monitoring Plan page 4 Trumark Homes GPA PA-95-029 Mitigation Measure 10:The project developer shall install safety Dublin Public As part of public rails on both sides of the existing pedestrian bridge over Alamo Creek Works works to the satisfaction of the Dublin City Engineer. Department improvements Mitigation Measure 11. The project developer shall: Dublin Public A)Prior to Works and issuance of (1) Prior to issuance of building permits,have a signed Building building permits; agreement with the DSRSD agreeing to upgrade the water Departments, B)Prior to treatment method of Turnout 1 which will eliminate gaseous Fire Authority occupancy of chlorine from the site and replace it with a system compatible, and DSRSD dwelling units from a safety perspective,with adjacent residential uses. (2) Prior to occupancy of residences,all necessary treatment upgrades for Turnout 1 shall be installed.This may include providing adequate truck access from the project site to Turnout 1 for delivery of supplies and/or other improvements.All such improvements shall be done to the satisfaction of the DSRSD,Fire Authority and Dublin City Engineer. Mitigation Measure 12:A minimum setback of 50 feet shall be Dublin Planning Site established and maintained from the petroleum pipeline and any Department Development habitable structure on the project site. Review Mitigation Measure 13:A subsurface investigation,including Dublin Building Prior to issuance recovery of soil and ground water samples,should be undertaken to Department of building address potential impacts from the adjacent petroleum pipeline and permits former rail transfer facility. Dublin Planning Department Mitigation Monitoring Plan page 5 �O Trumark Homes GPA A PA-95-029 Mitigation Measure 14:The property should be monitored by an Dublin Public During environmental professional during demolition and pregrading activities Works construction to observe areas which may have been obscured by remnant Department phases structures,paving or fill material.Recommendations of the environmental professional shall be followed during site grading and construction. Mitigation Measure 15:Permanent irrigation systems and Dublin Planning Prior to final automatic controllers shall be installed within all landscaped planter Department building areas to assist in reducing the danger from grass fires. inspection Mitigation Measure 16:All construction activities on the project Dublin Building During site shall be limited to 7 a.m.to 5 p.m.,Monday through Friday, and Public construction unless alternative arrangements are approved by the Dublin Building Works phases Official for structural construction and the City Engineer for grading Departments activities.Construction equipment,including compressors, generators,and mobile equipment,shall be fitted with heavy duty mufflers designed to reduce noise impact. Mitigation Measure 17:To mitigate exterior noise levels,an Dublin Building Prior to issuance acoustically-effective barrier shall be constructed generally along the Department of building property line of the site contiguous with Dougherty Road and along permits the southerly property line,as shown on Exhibit 5 in the Initial Study. Barrier heights shall range from 6 to 12 feet in height with the final heights of the barriers determined by an acoustical engineer based on the final grading plan.The barrier must be air tight,without cracks, gaps or other openings,and may be constructed of concrete,stucco, masonry,earthen berm or equivalent material.The bathers under 10 feet high must have a minimum surface weight of 2.5 pounds per sq. ft.and barriers over 10 feet shall have a minimum surface weight of 3.0 pounds per square foot. Dublin Planning Department Mitigation Monitoring Plan page 6 Trumark Homes GPA PA-95-029 Mitigation Measure 18:To mitigate interior noise levels,the Dublin Building Prior to issuance following window controls shall be provided as noted: Department of building permits a)Maintain closed at all times all windows of second floor and unshielded first floor living spaces of dwellings located within 150 feet of the centerline of Dougherty with a direct or side view of the roadway.These windows shall be rated with a minimum Sound Transmission Class(STC)28.Alternatively,such windows may be kept open up to 50%of the time for natural ventilation, however,they must be fitted with window assemblies rated minimum STC 39; b)Maintain closed at all times all windows of second floor and unshielded first floor living spaces of houses located between 160 feet and 225 feet of the south property line and which also have a direct or side view of industrial uses.These windows shall be rated minimum STC 22.Alternatively,these windows may be kept open up to 50%of the time for natural ventilation,however,they must be fitted with window assemblies rated minimum STC 28; c)Uniform Building and Mechanical Codes for ventilation of habitable structures shall be complied with. Mitigation Measure 19:The applicant shall enter into a written Dublin Building Prior to issuance agreement with the Dublin Unified School District which requires the Department of building payment of mitigation fees as prescribed by the Facilities Master Plan permits of$2.66 per square foot of habitable space,to be adjusted to$3.28 per square foot should the District annex additional territory,along with inflation adjustment permitted by law.The agreed upon fee shall be that in effect at time building permits are obtained.Such fees shall be paid no later than the issuance of building permits. Dublin Planning Department Mitigation Monitoring Plan page 7 �°o Trumark Homes GPA �� PA-95-029 Mitigation Measure 20:The applicant shall pay a per-unit Public Dublin Building Prior to issuance Facility Fee prior to issuance of building permit,if such fee program is Department of building adopted by the City Council. permits Mitigation Measure 21:The design of the proposed project shall Dublin Planning Site incorporate the following features: Department Development Plan • The 12-foot wall along the southerly property line shall be "softened"with the planting of permanent vines on both sides of the wall and trees on the residential side of the wall. • The 10-foot wall along Dougherty shall be constructed of decorative block material,shall be setback a minimum distance of ten feet from the property line and shall be "softened"by appropriate landscape material,including trees,shrubs and vines and use of turfed berms. • Specific planter widths and planter details for noise barrier walls shall be shown on landscape plans for the project, which will be reviewed and approved by the City at Site Development Plan Review. Mitigation Measure 22:Should archeological artifacts or remains Dublin Public During grading be discovered during construction of the project,work in the vicinity Works activities of the find shall stop immediately until a qualified archeologist can Department evaluate the site and determine the significance of the find.Project personnel shall not collect or alter cultural resources.Identified cultural resources shall be recorded on forms DPR 422(archeological sites) and/or DPR 523(historic resources).If human remains are found,the County Coroner shall be contacted immediately. r' Dublin Planning Department Mitigation Monitoring Plan page 8 Trumark Homes GPA p g PA-95-029 Mitigation Measure 23:The applicant shall work with City of Dublin Planning During Site Dublin with input from the East Bay Regional Parks District,through and Public Development the Site Development Review process,with regard to treatment of the Works Review proposed project adjacent to the Iron Horse Trail,including number Department and location of access points,wall treatment and landscaping. The applicant shall also dedicate to the City of Dublin and improve additional right-of-way for recreational purposes,generally located on the northwest corner of the site.This dedication will complete public ownership of the Iron Horse Trail in this portion of the City. • Dublin Planning Department Mitigation Monitoring Plan page 9 Trumark Homes GPA PA-95-029 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: April 16, 1996 TO: Planning Commission FROM: Planning Staff PREPARED BY: Jeri Ram, Associate Planned SUBJECT: PA 95-39 Valley Christian Center Playfield Expansion PROJECT DESCRIPTION: An Application for Site Development Review for Valley Christian Center to expand its playfield facilities by approximately 3.8 acres. The proposed 3.8 acre playfield would be created by transferring a portion of the Hansen Ranch area designated under the Hansen Ranch Planned Development as Open Space to Valley Christian Center. RECOMMENDATION: Adopt Draft Resolution. FORMAT: 1) Open public hearing. 2) Close public hearing. 3) Adopt Resolution approving PA 95-39 Negative Declaration and the Site Development Review or direct staff to provide additional information. GENERAL INFORMATION: APPLICANT /PROPERTY OWNER: Valley Christian Center c/o Roger A. Mahany 10800 Dublin Boulevard Dublin, CA 94568 LOCATION: 10800 Dublin Boulevard Dublin, CA 94568 ASSESSOR PARCEL: 941-0110-001-009 GENERAL PLAN DESIGNATION: Open Space ITEM NO. 2.3 COPIES TO: Applicants/Owners PA/Address File Admin. File Senior Planner Project Planner EXISTING ZONING AND LAND USE: Agricultural District,Vacant SURROUNDING LAND USE AND ZONING: NORTH SOUTH EAST WEST Hansen Hill Caltrans Right-of- Single Family California Highlands development,PD 89- way, Residential; (townhomes),PD 89-125;R-1, 62; Single Family Residential District underlying zoning district APPLICABLE REGULATIONS: Section 8-95.0 states that Site Development Review is a discretionary review process intended to promote orderly, attractive and harmonious site and structural development compatible with surrounding properties and neighborhoods; to resolve major project related issues including, but not limited to,building location,architectural and landscape design and theme,vehicular and pedestrian access and on-site circulation, parking and traffic impacts; to ensure compliance with development standards and general requirements established for Zoning and Planned Development Districts, including,but not limited to, setbacks,heights, parking,fences,accessory structures and signage;to stabilize property values; and to promote the general welfare. ENVIRONMENTAL REVIEW: A Negative Declaration has been prepared pursuant to the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines(Attachment 2). The project, as proposed,will not have a significant effect on the environment. BACKGROUND: On December 5, 1994,the Planning Commission approved a Conditional Use Permit and Site Development Review Application to allow an expansion to Valley Christian Center consisting of an elementary school occupying a 49,651 square foot permanent multi-purpose building and accommodating approximately 500 students and 40 teachers and staff. At that time no expansion to the existing playfields was proposed. Additional background information(Zoning History)can be found in Attachment 4 to this Report. The Zoning Ordinance does not generally require that a Site Development Review application be decided by the Planning Commission. This type of application,because it is not combined with any other action (conditional use permit,rezoning,etc.) would generally be decided by the Community Development Director. In this instance,however, staff has brought this application to the Commission because it is adjacent a Scenic Corridor(I-580). It is also located adjacent an area where public comment was intense on another application (Hansen Ranch). Therefore, staff felt that it was in the best interests of the City that the Commission hear this application. ANALYSIS: The proposed project, as conditioned, is in compliance with the Dublin Zoning Ordinance and General Plan. The project area is presently part of the Hansen Ranch Planned Development and is designated as Open 2 PAGE OF a Space. A playfield is a permitted use under this zoning designation and under the Open Space Land Use Designation of the General Plan. The project is also consistent and compatible with the surrounding approved residential developments based on the project's location and its relative isolation. SITE DEVELOPMENT REVIEW Location: The proposed playfield is near an area presently being graded for a townhouse development(California Highlands)and is west of the Valley Christian School expansion(Attachment 1). Description: The playfield would consist of a graded 3.8 acre pad. A portion of the field would be paved and a portion planted with grass. A 10 foot fence would be erected for safety along the down slope side of the playfield. The grading would not compromise any of the ridgelines or knolls. Based on the site profile (Exhibit A), and field visits (Attachment 1, p. 2), staff has determined that the playfield would not significantly impact the area's aesthetics. In fact, it would barely be visible from I-580,the designated Scenic Corridor. Special Conditions: To complete the project,the Applicant will be required to complete a Lot Line Adjustment to transfer land from the owners of Hansen Ranch to this project. Additionally, an amendment to the Hansen Ranch Development Agreement will be required to revise the property description in that agreement. These items have been made conditions of approval of this application. Agency Review: The project was reviewed by staff from the Dublin San Ramon Services District,the Dougherty Regional Fire Authority,the Dublin Police Services and the City Departments of Public Works and Planning. No major issues were identified by the commenting agencies. Conditions of Approval required by these agencies are included in the Resolution of Approval of the Site Development Review application. Staff recommends approval of PA 95-039,Valley Christian School Playfield Expansion. ATTACHMENTS: Exhibit A: Project Plans Exhibit B: Resolution of Approval of the Negative Declaration and Site Development Review Background Attachments: Attachment 1: Location Map and Photograph Attachment 2: Negative Declaration Attachment 3: Applicant's written statement Attachment 4: Zoning History Attachment 5: City of Dublin Site Development Review Standard Conditions Attachment 6: Standard Plant Material, Irrigation and Maintenance Agreement. 3 /• Nam.: wM 4C bE PRojEC,T St1ey X1i lS 0NOGP. CONSr:1. Cr1C*5 (4RAD%NC{.), Sttow N NOT It Sdgt.L PROP, TO BE Atpoeo -t TO V.C.C. S tTE lit oPo€EP i o ta rI N OU.bE Ro j c r lvn� >Joo___ i • ?= F1 P.Y4RM�tdO •-/_ 0. i II' EXPANSION 1 \ I " f ..n i�CIST. _ rr{ 1 PROFILE 0 FiAoP, l t �.t� be AsortioEb m r ► �► f= t� \ D r- =IL\ ,,. 1 . „,,t,. i m r !41 01> III«F M u kI IL:\ . j rTri i r ri 1 // 1 i aT "'I I / 411 M i 6' \ 1* C'.I < li I,j/ / I 1 i \ I / / C>..,_ s, 4..''' 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III ROBERT LA PERLE C-15356 7080 DONLON WAY, #116 DUBLIN, CA 94568 (510)829-4957 FAXi510) 829-4958 91. z 0 )✓ m U V) w 0 w Q 0 w Of n m } m 0 L`J z a w a COuj U) '�' 0 � O O W Qz a I a� C) w Lo �o oz CDa o �J z' LL _! li W U 04 w o z z z u Xa ZW� Qoc� cw� U. = Z � � J W � W a�a. > Li 3: SHEET 1 C= 2 SHEETS C' AWn� ING N0. 94061 L� m 'k, i w A � LOUTS DEVALLE LANDSCAPE ARCHITECT, '2260 FAILURE BY TW OWNER, OWNER'S REPRESENTATIVE, CONTRACTOR, ETC. TO HAVE DRAWING AND/OR SPECIFICATION 0 A NEW AUTOMATIC IRRIGATION SYSTEM CONSISTING OF STREa1 ROTORS (FOR REVISIONS PERFORMED BY R. LOUTS DEVALLE LANDSCAPE ARCHITECT,'2260 COULD ATHLETIC TURF AREA) AND BUBBLERS (FOR TREES AND SHRUBS) SHALL BE RESULT IN LEGAL ACTIONS, BEARING TOTAL LEGAL C05TS INCURRED, BEARING PROVIDED. HYDROSEED AREAS SHALL BE IRRIGATED BY SEASONAL RAINFALL. ADDITIONAL DESIGN AND CONSTRUCTION COSTS TO PERFORM REVISIONS AND/OR CORRECT THE CONDITION, AGAINST THE OWNER, OWNED 5 REPRESENTATIVE, E CONTRACTOR, ETC, AS A RESULT OF THEIR ACTIONS. r 0 THIS DESIGN IS PRELIMINARY AND FOR MUNICIPAL REVIEW, AND SHALL NOT BE PERMITTED FOR CONSTRUCTION. - -- GAE' LLEA'CANEERRA XYLOSMA CONGESTUP7 LAWN/HYDROSEED MiX S H t! --- 064 nI 01 1(Jjyl]f a z cc0 W Z W W Ox z W �I w uL �►.. „J W 0- � W 3: [L w CL �C C�f3 Q Z cc <C z J W cc CL ....... ... -- NCN SHINEY XYLOSMA CA: 800.642-2444 TALL FESCUE BLEND ATHLETIC TURF WILDFLOWER MIX HYDROSEED 95.018 : eou 22� z6T10 1" 20�-0" c k. J w w w CUT -A- --_—` - aY7 r E�ClSTIi 5PoR15 ctElO $E`(ONL7 r1 k x SITE PROFILESCALAL I 40 30 201050 ---- - - --- ---- -- — -s-Is+-r �EV0E VALLEY CHRISTIAN CENTER i ? �----- -.-. _.._ _._. .._ _ _.__ .. a-- g.• • • 1 t .r�4--�tLCL1lV ARCHITECTS ELEMENTARY SCHOOL ��,E°" E I ROBERT LA PERLE + 1 C15356 PLAYGROUND EXPANSION ! ! 1 - 7090 ooNLON wAv. Il le DUBLIN. CA 94568 0101920-4957 FAX(S10)929-495B AuGuST 29 � 194 5 , is } - 1 ate. �.t 4 RESOLUTION NO. 96 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING A NEGATIVE DECLARATION AND SITE DEVELOPMENT REVIEW FOR PA 95-039 VALLEY CHRISTIAN CENTER SCHOOL PLAYFIELD EXPANSION WHEREAS,Valley Christian Center School, submitted an application requesting Site Development Review Approval of a 3.8±acre expansion to their playfield facilities; and WHEREAS,the California Environmental Quality Act(CEQA),together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS,an Initial Study was conducted finding that the project, as proposed, would not have a significant effect on the environment; and WHEREAS,a Negative Declaration has been prepared for this application and is on file in the City of Dublin Planning Department; and WHEREAS,the Negative Declaration and Site Development Review Application were advertised for review in accordance with City and State law; and WHEREAS,proper notice of a public hearing was given on the Negative Declaration and Site Development Review in all respects as required by law; and WHEREAS,the Planning Commission did review and consider all reports,recommendations and testimony and use their independent judgment to consider the Negative Declaration and Site Development Review Application at a public hearing on April 16, 1996; and NOW,THEREFORE,BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The Valley Christian Center School Playfield Expansion project will not have a significant effect on the environment based on review of the Initial Study and public testimony. B. The Negative Declaration has been prepared and processed in accordance with State and local environmental laws and guideline regulations. C. The Negative Declaration is complete and adequate; and D. The approval of this application is consistent with the intent/purpose of Section 8-95.0 Site Development Review. E. The approval of this application, as conditioned, complies with the General Plan, with District Regulations and the general requirements established in the Zoning Ordinance. F. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare because it provides a playfield area necessary to serve the school use. 1 EXMJftTb 4 3g G. The proposed site development, including site layout,vehicular access, circulation and height, walls, public safety and similar elements have been designed to provide a desirable environment for the development. H. As conditioned, architectural considerations, including the character, scale and quality of the design of the playfield with other buildings, have been incorporated into the project in order to insure compatibility of this development with the development's design concept or theme and the character of adjacent buildings and uses. I. As conditioned, landscape considerations, including the locations,type, size, color,texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. NOW, THEREFORE BE IT FURTHER RESOLVE THAT THE Dublin Planning Commission does hereby adopt the Negative Declaration for PA 95-039, Valley Christian Center School Playfield Expansion Project. NOW,THEREFORE,BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 95-039, Valley Christian School Playfield Expansion Site Development Review application, as generally depicted by materials labeled Exhibit A, marked received by the Planning Department on November 30, 1995, and April 10, 1996 as modified by the following conditions of approval. The plans include a preliminary grading plan(2 sheets)prepared by Cunha Engineering Inc.; a preliminary landscape plan prepared by R. Louis De Valle, consisting of one sheet, a Site Profile prepared by La Perle Architects consisting of one sheet(bluelines), a reduction of an overall site plan prepared by La Perle Architects consisting of one sheet, and a reduction of a fencing plan prepared La Perle Architects consisting of one sheet by stamped approved and on file with the Dublin Planning Department subject to 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 Dou h Re i nal Fire Authority. [DSRI Dublin an Ramon Services District, [CO Alameda County Department of Environmental Health, [Z7] Zone Seven. GENERAL 1. The Applicant shall comply with all applicable City of Dublin Site Development Review Standard Conditions (Attachment 5). [PL, PW] 2. Prior to receiving a grading permit, applicant shall have processed and approved an amendment to the Hansen Ranch Development Agreement which removes the proposed Playfield from the boundaries of the Hansen Ranch Project.[PW, PL] 3. Prior to grading permit issuance, a final detailed Landscape and Irrigation Plan(at 1 inch=20 feet or larger), along with a cost estimate of the work and materials proposed, shall be submitted for review and approval by the Community Development and Public Works Directors. Landscape and Irrigation Plans shall be signed by a licensed architect. Final landscape plans shall indicate the common and botanical names, container size, growth rate and number of each plant. All landscaping, as shown on the Landscape and Irrigation Plan, shall include drought tolerant vegetation. [PL,PW] 2 PAGE 0''J� 4. Prior to approval of grading permit, applicant shall have approved by Public Works Director and Community Development Director a lot line adjustment transferring the proposed Playfield from APN 941-0110-001-09 to APN 941-0022-002-04. The lot line adjustment plan shall be to the satisfaction of the Director of Public Works. [PL,PW] 5. Submit grading plans in the City's standard block mylar. Grading plans must be to the satisfaction of the Director of Public Works. After approval of grading plans,three(3) sets of blueprints and an original mylar must be submitted to the Public Works Department. Grading in this area may have been changed by the Donlan Canyon project. Please see the approved Donlan Canyon approved grading plans. [PW] 6. The basketball court and driveway from the cul de sac to the field must be designed to withstand an emergency vehicle load. [PW, B, F] 7. Provide adequate site distance from the driveways off of Inspiration Drive. [PW] 8. Permission from adjacent property owners is required for any work outside of Valley Christian Center property. [PW, PL] 9. Applicant shall comply with Dougherty Regional Fire Authority requirements regarding access and fire, life safety issues. Water: 10. Prior to approval of a grading permit or site development permit,the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD.[DSR] 11. The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from the construction and completion of the project. [DSR] 12. The applicant shall comply with the City's Ordinances and regulations, including the requirement for dual piping to facilitate recycled water retrofitting. [DSR, PW,PL] PASSED,APPROVED AND ADOPTED this 16th day of April, 1996. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Eddie Peabody, Jr., Community Development Director G:\PA95-039\pereso 3 lQ -34 I • • VALLEY CHRISTIAN ELEMENTARY SCHOOL PLAYFIELD EXPANSION i SEPTEMBER 7, 1995 •ITT OR ..c. \tP T'...o r.IJ ryf Y :SHMINiNS HOWL P 6pV : ^�, cloy d ML1 io �',t -1.1 Iq EZlll'ti, N_ D.� a• cat s S O p. MUR ETTA E _ � N. y • 1-pN.z A TINGS• I VW 9.O,IN , ..AE . I• W Z - - o w _ - -"'Z •y el o.ST pAYM0N0 �fri• CHA4f. S NCI j a a , , % 9% ' _C • '''' ��I e?4, Cr 4 AT In .E.�• Fo SOLANA DR ,> UNE z N• 40.16. 8 \ rTAN DR m 'D t QD ;` . /P• *•per OR OA4 (. r!r U6 VERGA7E �\ \ RA,N OIL CASH G=A ti, r511°y JP,\.\'� NOLlO ¢ NDA = `� ,GZHSCHILD O C7 0., C ; u/ l.T GJNS 9S CT y1�V.. 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' , ,.. • .. . , .. •, r-- ... ., . .. /..t ,„e,„„-•-------,,,, . 4Z: •."-e.,4 , \-I.:4,y_ . -,„,_„...--„,„.5...- i ' . . „-_'-... ::.•o - i e', ,:i ••',,..,,'''ti'';''',.:".41tit,',":r 0"1, .•, , ' 1 ..* " "-• ) ,_ 0,LValley-Christhin Ctf.,, -I • •,-., „4.,1,,,,I,,, .;,41104‘t,.., . , .,..,4, , . \xl 1 --... .......Point .. 1,4 . , • cr)''''"AlE Donlan -. , , - - Photograph was taken on Dublin •-• ,,,\ .....---„600 ...., ,r .--_,----------- : 2 Blvd. facing north adjacent the LExtenston____.-- •I-580 r.-- California Highlands Project. Playfield N ,..... i would lie adjacent fence line as shown •. ,,----_--_---,,--•,,...4,-- -\...._ ' - - --- Z u 6111' :/I —-,----- "I above ill 1 8/0 \\\ 01= CITY OF DUBLIN BLIN ^�` \ PO. Box 2340. Dublin, California 94568 City Offices. 100 Civic Plaza. Dublin, California 94568 NEGATIVE DECLARATION (Prepared pursuant to City of Dublin Environmental Guidelines, Section 1.7(c),5.5) Description of Project: Valley Christian Center is proposing to expand its playfield facilities by approximately 3.8 acres. The proposed 3.8 acre playfield would be created by transferring a portion of the Hansen Ranch area designated under the Hansen Ranch Planned Development as Open Space to Valley Christian Center. The project would include Site Development Review approval, a Lot Line Adjustment,and an Amendment to the Hansen Ranch Development Agreement. Project Location: 10800 Dublin Blvd.,Dublin,California Name of Proponents: Valley Christian Center I hereby find that the above project will not have a significant adverse effect on the environment. Attached is a copy of the Initial Study("Environmental Information Form"and "Environmental Checklist") documenting the reasons to support the above fording. Jeri R m,Associate Planner -1-Y 24 IS I �b Date Attachments Date Published: Date Posted: Date Notice Mailed: Considered by: on: Action on Negative Declaration: Approved Disapproved_ Notice of Determination filed: Resolution No. GAPA95-039WD ATTAciimENT 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 Service (510)833-6645 Police (510)833-6670 • Public Works (510)833-6630 • Planning (510)833-6610 VALLEY CHRISTIAN CENTER PLAYFIELD EXPANSION INITIAL STUDY Prepared by: City of Dublin Planning Department March,1996 r.ncr/Cr aD INTRODUCTION This initial study has been prepared by the City of Dublin to assess the potential environmental effects of the proposed playfield expansion for Valley Christian Center. The analysis is intended to satisfy the requirements of the California Environmental Quality Act(CEQA),and provide the City with adequate information for project review. This initial study includes a project description,environmental checklist and discussion focused upon issues identified in the checklist. In summary,this Initial Study concludes that the project will not pose any significant adverse environmental impacts. The Initial Study was prepared based upon the location of the project,staff office review, field review,comments from City,County and local agencies,use of City Planning Documents,the CEQA Law and Guidelines,and City of Dublin CEQA Guidelines. FITE-lam—Or 1 e PROJECT DESCRIPTION Valley Christian Center is proposing to expand its playfield facilities by approximately 3.8 acres. The proposed 3.8 acre playfield would be created by transferring a portion of the Hansen Ranch area designated under the Hansen Ranch Planned Development as Open Space to Valley Christian Center. The project would include Site Development Review approval,a Lot Line Adjustment,and an Amendment to the Hansen Ranch Development Agreement. 2 FACE /3-0 7 3 • FIGURES Figure One: Site Plan Figure Two: Vicinity Map Figure Three: Fencing Plan Figure Four: Grading Plan Figure Five: Site Profile Figure Six: Landscape Plan 3 ', NOTE:Totiml*CtibE PRDdI?L.T Saoc.d 1J FT GU R F 1)N F , lS tlNDE12 CoN$7RLtCT101J (4RRD1134). SHeu5N 14oT.10 SeAt.Se • ^PRO. it BE ikpoED TO V.G.G. errs }iot'oPEP ToWNF3OU. E ROJEC.T �� Lunn wooatiai 1% • • -•- 1 _ _ • .,,, ,. 7, , FLAYOROUND \ . _ _:..i__'j!, EXPANSION \ \%1;), WILE / 1 Papp.ltKe.To A.$ot I I 1 be ioErt C 1 I -14.,. , A ,I› I ‘i\kkiL). _ ) ..., . _ rI g, 1 .� i -‘,.“ 413i. , 0; ,N.iti ' 0 i...3 , , . I o L ` tI- 'Pc' � V , 'i i: r Tel CD M I3 T� " "1 0 1.1 1 T,'Nth, i° 14 I/ I // I.IT) \ lik Tr(ffl "I in I tIl / iii le it ts, •.\. i r �� , •Z-i s57 �I•i V P l ., ' / j , \ / i D I 4m .�i // pns ' .—\Cf i PI :1K9111 P` � � 8 ..._. O TSITE PLAN W 1TH � ��_ �_ VALLEY CHRISTIAN SCHOOLS: 51Tc- PROP I LE ARCHITECTS ELEMENTARY SCHOOL CAMPUS DATE: 11..2:7 .cis SHT.NO. DUBLIN • CALIFORNIA 7080 DONLON WAY./11B DUBLIN. CA 94566 JOB NO: 9402 5.107 (510)829-4957 FAXI5101829-4958 4 I I GI'RE TWO VALLEY CHRISTIAN ELEMENTARY SCHOOL PLAYFIELD EXPANSION SEPTEMBER 7, 1995 �e I p •'•n'1 'SVIANNiN:.HOLA�pJ ehf LT 3`n . =,, BAITr DR J r 1r.....J Q LN w OQ• :, PVliji:y ♦ ' o MINrya 2 0}.,;:r.+ N r �E ^ • ' c'L .4.1. db. 11714 t qZ p D' 2 c ,,. ,,.TINGsS O D. MUR ETTA w z V •, E 5 �I'9.Me '.RE �. a ____...7-4 w T.. /. ° I I W ST RAYNDND <c\,,G,t, c$.. t' � c- CH S NE x N•i .Q Jr a.-• .mL- q 9 $$.U;C'IRhu �t .o_ g�J 6 C A NF E�• -Q$OLANA DR 1'-. •p a4 INE i A'/ NDRt \ 9/,.TAN P. m I D'C;S'°D La'''" ERGATE t,Cq 1, Z I co`1 .X.°`� -%DR D" Lc� 1 I L( \ s GLSA < •R 1 Fs i o9 J P.N.. �\ NOLA A' C UNDA - .9� z-. J . T� p1HSCHILD D .p c 1^/ i• GH•1 „St. I�v PL • V ?�'O CORTO . - 11*.9 V� 5 G1 PR"NARO LIB q0 C1 'PO, Oq W ors C pP N 9\'92a.� OR SHAMROCK 09 Cq� RP �. ...WLLAGE t STREAMBED PL k,'.. i44,G HILLS DR P4. �,DE PIP1A_:-..-+l•�_i� • .c TREELINE PL C �lraa�`L)U. •� CC or H,IgpIRrG TRtt�yl-- C .I J -.1-.V, EGIIE fl MAPf-� Z •P\\`�•' q .--,WINDING TRAIL LN—� 4'2\\ 2��� ;= V1P`RK/ �i illik F -v0 a v .I. /D/0 9 Y7 i I .S b c _Q L r 0 C .1 DUEL/N Z9 DR KO !.- 2 . N 2 r[e • 1 . o-' lI•- .R's�l HAg CI,C- LN TP cL,'' Z 10" : I Q I 'a' . s N a rV' 9 . > •11.'e' . TgOD _ B L+ • L ,I ' �G]'Vie. Ot. 9 AC LE MY i SOBLIN I� ��, -� A IL- bn V „_\•47,/, • - -,14.,...s.,,....44 A,- VICINITY MAP RECEIVED Q,q a;-v Ep9219 1C1i6U 0Iu bti*111xd & I . I I FIGUR THEE i _ _ - � ------- �- 1 • ., . „ • I, •f. ; $ n�_ 4 1 /,1 �, .� I \ . gaty. -'' --. ittmcV �\ \ / \\\\\ r",a y P r , , � / J s� Z S. I iiit'. ''' . t • \ '. ',\..1: .. 1 . , �. • I �1 ,, I I I 1 , ! 11 , 1 1 • t', 1' g :i ii • - • ! 11 r 4 .'''..'' ( • • - . ' ..,,,,, ai• lirterdw,: ---- r, .11 - � D - ill, ,. . \\1\.,, I .... , , 4,,,,,i,m / ifil j .: m> m I i Vt.- al . aiv .�rr ii S , o M i� �• , E. �+' IIle\ oz .z. yl v PA ` y,' 1s9J'J� u m� '� 0= /UPj00't h.-� I.t. '-lil VC)• • FEKGING PLAN L ThJPJ_" VALLEY CHRISTIAN SCHOOLS; ARCHITECTS ELEMENTARY SCHOOL CAMPUS DATE: it.27.55 SHT.NO. DUBLIN • CALIFORNIA 7060 DONLON WAY,rile DUBLI .,CA 64566 6 JOB NO: 9 SO'I 6.106 C5101829-4957 FAXI510)829.4958 PLA1'lxRouNo ExpANs ION - ./7. 341 • - • . . . ,..,,.zoi ,viNNV I ini , • FIGURE FOUR 3('ID' Qc2 0/ I \ • \ i .1 / f /i (____i_. , • • 13 I ( 1 1 'll i — .. ---`"I ‘- --1-----1‘‘ . - IN i 1 . It ;- It li . •,;t , - .11 \ \ 1 \ \'•.. ----\ '''-•• - ': '• s'• \ ----- -----, . 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I'. ;1i i / // • . 4 i•'::if:.:,...::fi,l. . .i,.. .• ,,,.:.,. .,:; ,. .: /I i ., • All ' :::'1:iter-411.;) ir/ / .1. . :::y.:4.vil. • . •.:.1,r..4.,‘•,:s. . . .:—:.. .: :. : / / ,ti.:•,' A:.;::,•, : :,::•4:••.:•-•. : ._...._.: \\, i,., .1 ir :-. ;. ' r 'r77377-'77 / / >- i • i:::,IT.7:7.77-.-i T-7.7.7:::;;: :: i -::•:: i: :: . In\ (...__c e 1 41 ' 4 JH:.--i-F7,4.: :' : --1::,:e.. ::]i : \\ \\ ale q ..HH :H.:i : :i: i ::: : : :.*: :]::„ 11114 glit io. i IiiM&ilHlilliii .\ 4 . 1 a . 'is • . j MN ., IV H;:H . . . . a iv :.:. 2'' . ' II s *--- art, H. \Nu . I 0 . • 1 ,. SCALE 1• - 20' • li!IllV I I \ , EctlyED • . 14 VALLEY CHRISTIAN CENTER cugHA ENE ''WC- i Ft WESPTPLAYFELDCTS ION ._— .,•.,.,1 FP 2 1995 RELMINARYGRAING t. 'J 7 -) '•t' :55 •"tiN Pt MAW' .."7 NiNIV 141 d NIl 17 ii,I zd bl 3A- 116 S10 C) sus s al C rri Z Z 8 r x 1\ ri z ■ ; m n F 7 , D § 8 ; I° g9 g VALLEY CHRISTIAN CENTER cr.T. EN,cmwerc.R.'C. g :- WEST PLAY FIELD EXTENSION s PRELIMINARY GRADING ��„,'r'•• n�^ ""' 8 /9 a I ' FIGURE FIVE J \7•I! . , . riu • _ il _ r. i. . • - - i_ . ,,,_! . I fl - 1 I • , _. _ . - --, , . 1 t 'IL 0JN =X N u,w CE}2 UFo 0 Jwn J NQ _ 3 J ' • I • r� I iv, 1 R QFk'EI�E • 111EPZ 2 195 .. uhi� (oh��� 9 '!INo°PLAI�N�l ' , Ntli_y_ic1,Nftel- . . . . )13,:!ITiu 65_1z4ii.. FIGURE SIX osQ-• v... - ii . 11A1 all r . .......-- -- - — 1 ( ip7F0'46',14.1161P.Z7,,1414761:=ZItivszAramiggrirto._:. i'lltrAOP 7,W4s, lour•45,40-/somir maisk.ro, 1 „t fr.:.• , . .. . _ . ' r ilk \ i kOtf::• • . - ' . • . 4011 ..A/ \ . . . 1110 \ . • . -.MK . • - • •.:la* . , / I ' . . • . .. ' jar \ • • ....1 . \ ' " -4$••-. I' •Yilit (° \, , / \ • ' ' . 0 .• , . .• • 410II • •f ' \ • .. • ..40*. . \ . I • . IP 4 . . . . . .. . .. . , iliP if I ‘ . . . . .dn.IP • ) . . • Ir. • . • \ • . .. . , 1/1111:111,1011! 2 \ Al: WV • I - i ,: i I:i i i0.411,1111:°P-4,1 - . . .. ' . • . . . . .. '. . 111111:i.. \ 1 Wili lig' n, ItipaN i irm*:. ' ILIi.11: I nip i ; lifilli ii: ' iii I i i•i•i . Ills,. q ----1- ' iipil. 'PH! ; . . ., . eiso,1 . s\\ \ 11 i h \ Ali / i 11111 iri, \ .il 1,1 .. ! , 1 a 1 I i I I, \ 4 ; 1 i 1 iiii I , . i : ,.i......, \l. PRELIMINARY LANDSCAPE PLAN VALLEY CHRISTIAN CENTER R. LOUIS DE VALLE WEST PLAY FIELD EXTENSION ,.." . 7.71.7....T.'-.7: 10 , -/ ,3tI" • — •-- ENVIRONMENTAL CHECKLIST FORM 1. Project title: Valley Christian Center Playground Expansion Project 2. Lead agency name and address: City of Dublin,Planning Department,100 Civic Dr., Dublin,CA 94568 3. Contact person and phone number: Jeri Ram,Associate Planner 4. Project location: 10800 Dublin Boulevard 5. Project sponsor's name and address: Valley Christian Center 6. General plan designation: Open Space 7. Zoning: Open Space/Planned Development Residential 8. Surrounding land uses and setting:(Briefly describe the project's surroundings) The proposed Playfield is an expansion to the west of the facilities at Valley Christian Center. To the north of the proposed playfield is the Hansen Ranch Subdivision. Directly adjacent to the north is designated Open Space under the Hansen Ranch Planned Development. South of the proposed Project is hillside designated as Open Space under the General Plan. West of the proposed Project is California Highlands,a townhouse project currently under construction. 9. Other public agencies whose approval is required(e.g.,permits,financing approval,or participation agreement.)N/A ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project,involving at least one impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages. ❑Land Use and Planning 0 Transportation/Circulation 0 Public Services ❑Population and Housing 0 Biological Resources 0 Utilities and Service Systems ❑Geological Problems 0 Energy and Mineral Resources 0 Aesthetics ❑Water 0 Hazards 0 Cultural Resources ❑Air Quality 0 Noise 0 Recreation ❑Mandatory Findings of Significance 11 -. DETERMINATION:(To be completed by the Lead Agency) On the basis of this initial evaluation: X I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment,there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a significant effect(s)on the environment,but at least one effect 1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets,if the effect is a"potentially significant impact"or"potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment,there WILL NOT be a significant effect in this case because all potentially significant effects(a)have been analyzed adequately in an earlier EIR pursuant to applicable standards,and(b)have been avoided or mitigated pursuant to that earlier EIR,including revisions or mitigation measures that are imposed upon the proposed project. SignatureQr „� Date:3/15/96 Printed Name: Jeri Rain,Associate Planner EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except"No Impact"answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A"No Impact"answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved(e.g.,the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards(e.g.,the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 12 2) All answers must take account of the whole action involved,including off-site as well as on-site, cumulative as well as project-level,indirect as well as direct,and construction as well as operational impacts. 3) "Potentially Significant Impact"is appropriate if there is substantial evidence that an effect is significant. If there are one or more"Potentially Significant Impact"entries when the determination is made,an EIR is required. 4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from"Potentially Significant Impact"to a"Less Significant Impact." The lead agency must describe the mitigation measures,and briefly explain how they reduce the effect to a less than significant level(mitigation measures from Section XVII,"Earlier Analyses,"may be cross-referenced). 5) Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts(e.g.,general plans,zoning ordinances). Reference to a previously prepared or outside document should,where appropriate,include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached,and other sources used or individuals contacted should be cited in the discussion. 13 : ' P / `_ l J ENVIRONMENTAL IMPACTS: rwenno!ly ?ammolly Signlcani Signykanl Unles.. Le.'r/hnn I.LAND USE AND PLANNING. Would the proposal: Impact !a `aced s,nnl`anl pacr No lmlxcl a) Conflict with general plan designation or zoning?(source#: 0 ❑ El X 1,2,4,5,8,9) b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? 0 0 0 X (1,2,3,4,8,9) c) Be incompatible with existing land use in the vicinity? 0 0 ❑ X (1,2,3,4,8) d) Affect agricultural resources or operations(e.g.,impacts to soils or farmlands,or impacts from incompatible land 0 0 0 X uses)? (1,2,4,8) e) Disrupt or divide the physical arrangement of an established community(including a low-income or 0 0 0 X minority community)? (1,2,3,5) IL POPULATION AND HOUSING.Would the proposal: • a) Cumulatively exceed official regional or local population 0 0 0 X projections? (10) b) Induce substantial growth in an area either directly or indirectly(e.g.,through projects in an undeveloped area or ❑ 0 ❑ X extension of major infrastructure)? (10) c) Displace existing housing,especially affordable housing? 0 0 0 X (10) III.GEOLOGIC PROBLEMS.Would the proposal result in or expose people to potential impacts involving: a) Fault rupture?(1,2,3,8) 0 0 0 X b) Seismic ground shaking?(1,2,3,8) 0 0 0 X c) Seismic ground failure,including liquefaction? (1,2,3,8) 0 0 ❑ X d) Seismic,tsunami,or volcanic hazard?(1,2,3,8) 0 0 ❑ X e) Landslides or mudflows?(1,2,3,8) 0 0 0 X 14 r;.c mac- 38 J Potentially Potentially Significant Significant Unless Less than Impact M'tigatiwt Significant Incorporated Impact No Impact I) Erosion,changes in topography or unstable soil conditions from excavation,grading,or fill?(1,2,3,8) ❑ 0 0 X g) Subsidence of land?(1,2,3,8) 0 0 0 X h) Expansive soils?(1,2,3,8) 0 0 0 X i) Unique geologic or physical features?(1,2,3,8) 0 0 0 X IV.WATER Would the proposal result in: a) Changes in absorption rates,drainage patterns,or the rate and amount of surface runoff?(1,4,8) 0 ❑ X 0 b) Exposure of people or property to water related hazards such as flooding?(1,2,4,8) 0 ❑ ❑ X c) Discharge into surface waters or other alteration of surface water quality(e.g.,temperature,dissolved oxygen or ❑ ❑ 0 X turbidity?(10) d) Changes in the amount of surface water in any water ❑ 0 ❑ X body?(10) e) Changes in currents,or the course or direction of water . movements? (10) ❑ ❑ ❑ X f) Change in the quantity of ground waters,either through j direct additions or withdrawals,or through interception of an aquifer by cuts or excavations or through substantial ❑ ❑ ❑ X loss of groundwater recharge capability?(1,2,4,8) g) Altered direction or rate of flow of groundwater?(1,2,4) ❑ 0 ❑ X h) Impacts to groundwater quality?(10) ❑ ❑ ❑ X i) Substantial reduction in the amount of groundwater otherwise available for public water supplies?(1,2,4) ❑ ❑ ❑ X V. AIR QUALITY.Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation?(7) 0 ❑ 0 X b) Expose sensitive receptors to pollutants?(7) ❑ 0 0 X c) Alter air movement,moisture,or temperature,or cause any change in climate?(7) ❑ ❑ 0 X d) Create objectionable odors?(10) ❑ ❑ 0 X 15 4 38 J Polennnlly ?oleoWilly Significant VI.TRANSPORTATION/CIRCULATION. sigrr fcmt u,eu Less than Impact M,igolion Significmn Would the proposal result in: Incorporated lmprxr No lmpoe, a) Increased vehicle trips or traffic congestion?(10) 0 0 0 X , b) Hazards to safety from design features(e.g.,sharp curves or dangerous intersections)or incompatible uses(e.g., 0 0 0 X farm equipment)?(10) c) Inadequate emergency access or access to nearby uses? ❑ ❑ 0 X (1,3) d) Insufficient parking capacity onsite or offsite?(10) 0 0 ❑ X e) Hazards or barriers for pedestrians or bicyclists?(10) 0 0 0 X f) Conflicts with adopted policies supporting alternative transportation(e.g.,but turnouts,bicycle racks)?(10) 0 ❑ 0 X g) Rail,waterborne or air traffic impacts?(10) 0 0 0 X VII.BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered,threatened or rare species or their habitats 0 ❑ 0 X (including but not limited to plants,fish,insects,animals, and birds?(1,2,3,4,7,8) b) Locally designated species(e.g.,heritage trees)? 0 0 0 X (1,2,3,4,7,8) c) Locally designated natural communities(e.g.,oak forest, coastal habitat,etc.)?(1,2,3,4,7,8) 0 0 0 X d) Wetland habitat(e.g.,marsh,riparian,and vernal pool)? 0 0 0 X (1,2,3,4,7,8) e) Wildlife dispersal or migration corridors?(1,2,3,4,7,8) 0 0 0 X VIII.ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans?(10) 0 0 0 X b) Use nonrenewable resources in a wasteful and inefficient manner?(10) 0 0 0 X c) Result in the loss of availability of a known mineral resource that would be of future value to the region and 0 0 0 X the residents of the State?(10) 16 f Potentially IX.HAZARDS.Would the proposal involve: P,nnr„any Sig f nr, Significant Unless Less than Inpon Mitigation Sig,,/ktan Incorporated /npoct No Impact a) A risk of accidental explosion or release of hazardous substances(including,but not limited to,oil,pesticides, ❑ 0 0 X chemicals,or radiation)?(10) b) Possible interference with an emergency response plan or emergency evacuation plan?(1,2,3,7) 0 ❑ ❑ X c) The creation of any health hazard or potential health hazards?(1,2,3) 0 0 0 X d) Exposure of people to existing sources of potential health hazards?(1,2,3) 0 0 ❑ X e) Increased fire hazard in areas with flammable brush,grass, or trees?(1,2,3) 0 0 0 X X. NOISE.Would the proposal result in: a) Increases in existing noise levels?(1,2,3) ❑ 0 ❑ X b) Exposure of people to severe noise levels?(1,2,3) 0 0 ❑ X XI.PUBLIC SERVICES.Would the proposal result in a need for new or altered government services in any of the following areas: a) Fire protection?(1,2,4) ❑ 0 0 X b) Police protection?(1,2,4) 0 0 0 X c) Schools?(1,2,4) ❑ 0 ❑ X d) Maintenance of public facilities,including roads?(1,2,4) 0 ❑ 0 X e) Other government services(1,2,4) 0 0 0 X 17 g Potentially Potentially Significant XII.UTILITIES AND SERVICE SYSTEMS.Would the Significant unless Less than Impact Mitigation Significant proposal result in a need for new systems or supplies,or r carporared Impact No Impact substantial alterations to the following utilities: a) Power or natural gas?(2) ❑ 0 0 X b) Communications systems?(2) 0 0 0 X c) Local or regional water treatment or distribution facilities? ❑ ❑ 0 X (2) d) sewer or septic tanks?(2) 0 0 0 X e) Storm water drainage?(2) 0 0 0 X f) Solid waste disposal?(2) 0 0 0 X g) Local or regional water supplies?(2) ❑ ❑ ❑ X XIII.AESTHETICS.Would the proposal: a) Affect a scenic vista or highway?(1,3,4) 0 0 X 0 b) Have a demonstrable negative aesthetics effect?(1,3,4) ❑ ❑ X 0 c) Create light or glare?(10) 0 ❑ 0 X XIV.CULTURAL RESOURCES.Would the proposal: a) Disturb paleontological resources?(1,2,3,4,8) 0 ❑ El X b) Disturb archaeological resources?(1,2,3,4,8) 0 0 0 X c) Have the potential to cause a physical change which would affect unique ethnic cultural values?(1,2,3,4,8) 0 0 0 X d) Restrict existing religious or sacred uses within the potential impact area?(1,2,3,4,8) 0 0 0 X XV.RECREATION.Would the r p oposal.• a) Increase the demand for neighborhood or regional parks or other recreational facilities?(1,2,3,4) 0 0 0 X b) Affect existing recreational opportunities?(1,2,3,4) 0 0 0 X SOURCES: 1. Determination based on location of project. 7. Valley Christian Center Expansion Initial Study, 2. Determination based on staff office review. available at the Dublin Planning Department. 3. Determination based on field review. 8. Hansen Ranch FEIR(SCH8705027),available at 4. Determination based on the City of Dublin General Plan. the Dublin Planning Department. s. Determination based on the City of Dublin Zoning Ordinance. 9. Resolution 56-95 Setting Forth the Hansen 6. Determination based on specific Plan. Ranch Development Standards,available at the Dublin Planning Department. 10. Not Applicable. 18 5g Potentially Potentially Significant Significant unless Lees than Impact Mitigation Significant incorporated impact No 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 prehistory? 0 0 0 X b) Does the project have the potential to achieve short-term,to the disadvantage of long-term, environmental goals? 0 ❑ ❑ X 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) 0 0 0 X d) Does the project have environmental effects which will cause substantial adverse effects on human beings,either directly or indirectly? 0 ❑ ❑ X XVII.EARLIER ANALYSES. Earlier analyses may be used where,pursuant to the tiering,program EIR,or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,and state whether such effects were addressed by mitigation measures based on the earlier analysis. 19 c) Mitigation measures. For effects that are"Less than Significant with Mitigation Incorporated," describe the mitigation measures which are incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. ISSUES FOUND NOT TO BE SIGNIFICANT 1. Land Use and Planning. There are no impacts to Items lA through 1E. This determination is based on the record as well as the references listed below. This project is consistent with the City of Dublin General Plan and Zoning Ordinance. Active recreational areas are consistent with the General Plan definition of Open Space. The project is consistent with General Plan regulations regarding preservation of ridgelines and oak trees. The proposed location is adjacent the construction site of the new Valley Christian Elementary School Expansion. The area proposed for the playground will require some grading to level out a playing field. However,the grading will not compromise any of the ridgelines or knolls. 2. Population and Housing. There are no impacts to Items 2A through 2C. This determination is based on the record as well as the references listed below. This project relates to construction of a playfield. It therefore does not impact population in the area. 3. Geologic Problems. There are no impacts to Items 3A through 3I. This determination is based on the record as well as the references listed below. Information provided in the Hansen Ranch EIR does not indicate the presence of any faults or landslides in this area. Soils reports are standard requirements as part of grading permits. A grading permit will be required for this project. Therefore, should any problems be discovered,it would be required to be mitigated as part of the grading permit. 4. Water. There are no significant impacts to Items 4A through 4I. This determination is based on the record as well as the references listed below. The project site does not cross over any water ways. Presently the area proposed to locate the site contains natural and introduced species of grass and star thistle. The site is not in the Martin Creek recharge area. Therefore,the paving of a portion of the new playground will not impact groundwater. Zone 7 has in place Special Drainage Area 7-1. The District charges fees to finance flood control improvements within Drainage Area 7-1. The creative of new impervious area by the paving of a portion of the playground will be subject to fees charged by Zone 7 for Drainage Area 7-1. It is standard procedure to collect these fees at the time of issuance of building permit. 5. Air Quality.There are no impacts to Items 5A through 5D. This determination is based on the record as well as the references listed below. The playground expansion is to serve an existing school. Air Quality impacts in relation to the student load at the school was addressed by the Valley Christian School Expansion Initial Study and Negative Declaration. It is anticipated that the project would generate temporary increases in dust and particulate matter during the grading process. However,the City's standard regulations regarding grading will be enforced as part of the approval of the grading plan. 20 6. Transportation/Circulation. There are no significant impacts to Items 6A through 6G. This determination is based on the record as well as the references listed below. This project is for a playfield for the existing students and proposed students to be added with the expansion of the School. The expansion of the school was addressed in a previous Initial Study,referenced above. 7.,8.&14. Biological,Energy and Mineral,and Cultural Resources. There are no impacts to Items 7A through 7E;8A through 8C;or,14A through 14D. This determination is based on the record as well as the references listed below. The project will be an extension of an existing school site. It is presently covered with native grasses. A review of the Hansen Ranch Initial Study as well as a field visit did not indicate the presence of or likelihood of any biological,mineral or cultural resources, therefore,none will be impacted by this project. The City has standard conditions that it places on projects that protect cultural resources should they be discovered during grading or construction. As a standard procedure,these will be placed on the project. 9. Hazards. There are no impacts to Items 9A through 9E. This determination is based on the record as well as the references listed below. The Hansen Ranch Initial Study which covered this area, did not indicate any hazards that would impact this project. 10. Noise. There are no significant impacts to Items l0A and IOB. This determination is based on the record as well as the references listed below. The project is an extension of an existing school site. It is several hundred feet away from any residential structure. The residential structures that are closest to the playfield are downslope and close to I-580. Therefore,the project will not significantly increase existing noise levels or expose people to severe noise levels. 11. Public Services. There are no impacts to Items 11A through 11E. This determination is based on the record as well as the references listed below. The expanded playfield is not considered significant in relation to provision of public services. 12. Utilities and Services Systems. There are no impacts to Items 12A through 12G. This determination is based on the record as well as the references listed below. Utility providers have reviewed the project and find that there will not be an impact to existing systems. Standard impact fees will be charged for the increased drainage that may be a result from the covering of a permeable surface with a structure by Zone 7 at the time of building permit. 13. Aesthetics. There are no impacts to Items 13A through 13C. This determination is based on the record as well as the references listed below. A review of the plans and a field visit to the project site indicated that the project would not result in the obstruction of any scenic vista or view open to the public. The area proposed for the playground will require some grading to level out a playing field. However,the grading will not compromise any of the ridgelines or knolls. Additionally,the playground will be fenced for safety. Based on a field visit and flagging,it was determined that the fence would not significantly impact the area's aesthetics. In fact,it would barely be visible from I-580. The proposed location is near an area presently being graded for a townhouse development(California Highlands)and the School expansion. Staff examined the cumulative impacts of grading in the area in relation to the playfield expansion. Based on a field visit and flagging of the site,we determined that there was not a cumulative impact. 21 ' :'..3-2 15. Recreation. There are no impacts to Items 15A or 15B. This determination is based on the record as well as the references listed below. The playfield expansion will provide additional recreational facilities for the school. Therefore,the usage of City facilities will be reduced.. G'PA95-39/Initial 22 FACE 33 Cr • LAPIa LJ September 7, 1995 ARCHITECTS City of Dublin 7080 Donlon way,Suite 116 100 Civic Plaza Dublin,CA 94568 Dublin, CA 94568 510.829.4957 Fax 510.829.4958 Attn: Dennis Carrington ROBERT LA PERLE RE: VCC Sports Field Expansion C 15356 Dublin, CA Project NO. 9507.00 Dear Dennis: The proposed project involves transferring a portion of the Hansen Hill residential property currently unaccessible, due to slopes, to the Church for use as playfields and open space. TI+e. S Ir- l5 Nei i Oc cff O ON A Nftak42DCu9 w(4,S E.s ITE Pc2S(Lr T-TO Eroo. GC.Dc sec-rick, Zcoo`iro'2,S) The approximate site area is 162,590 square feet or 3.8 acres ±. Our intended use would be for playground and playfield uses for our elementary school campus currently under construction. The proposed improvements would include irrigated grass field and asphalt paved surface with sports equipment,ie.back boards with poles, back stops, sports goals, fencing and etc. We would propose that no habitable buildings be allowed in this portion of the property. The balance of the site, approximately 1/3 of the area, would remain open space. We plan to proceed with actual improvements as soon as the City allows so that if possible the playgrounds will be available for use at the time the school is operational in January or April of 1996. • cerelyz, Robert E. La Perle Project Architect REL:cz clients\vcc\9507 city.lttr SU 221995 RII PIANNM ZONING HISTORY C-3220, Master Permit for the operation of a school and related school and support facilities in an "A", Agricultural District was approved by the Alameda County Zoning Administrator on January 25, 1978. PA 82-001, Conditional Use Permit to modify landscaping requirements of C-3220 to allow phased installation of landscaping over a 16-month period. PA 82-011, Conditional Use Permit to allow two temporary construction trailers was approved on November 23, 1982. PA 82-015, Conditional Use Permit to allow a private wind generator was approved on November 30, 1982. PA 83-024, Site Development Review to allow Phase 2 Classrooms and related parking areas was approved on July 18, 1983. PA 83-071, Site Development Review to allow a second parking lot, a sports field; relocation of the Family Center Building, Sports Field, Administration Building and Maintenance Building; and realignment of parking areas was approved on March 5, 1984. PA 84-041, Conditional Use Permit request for approval of minor modifications to the approved location of the Administration Building, moving the structure to an area south of the existing pre- school/classroom access road was denied by the City Council on November 26, 1984. PA 86-022, Site Development Review request to allow expansion of church school facility was approved on August 1, 1986. PA 86-034, Conditional Use Permit and Site Development Review to allow a 2,850 square foot/196 seat expansion of the existing sanctuary building was approved July 21, 1986. PA 87-170, Site Development Review to construct a 31,766 square foot Family Center consisting of a multi-purpose gymnasium, locker rooms and class rooms was approved on March 7, 1988. PA 94-031, Site Development Review and Conditional Use Permit to construct an expansion to Valley Christian Center consisting of an elementary school occupying a 49,651 square foot permanent multi-purpose building and accommodating approximately 500 students and 40 teachers and staff was approved on December 5, 1994. G:\PA95-039\zonhist ATT ACti mENT J g CITY OF DUBLIN SITE DEVELOPMENT REVIEW STANDARD CONDITIONS All projects approved by the City of Dublin shall meet the following standard conditions unless specifically exempted by the Planning Department. 1. Final building and site development plans shall be reviewed and approved by the Planning Department staff prior to the issuance of a building permit. All such plans shall insure: a. That standard commercial or residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the • site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including electrical and gas meters, is architecturally screened from view, and that electrical transformers are either undergrounded or architecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with the architecture of the building(s). g. That all vents, gutters, downspouts, fleshings, etc., are painted to match the color of adjacent surface. h. That all materials and colors are to be as approved by the Dublin. Planning Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes which affect the exterior character shall be • resubmitted to the Dublin Planning Department for approval. i. That each parking space designated for compact cars be identified with a pavement marking reading "Small Car Only" or its equivalent, and additional signing be provided if necessary. j. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. _ ' - - •-nd k. That all other public agencies tha r ;- . cc be supplied with copies of the fin i -y^ { ; '' Y' that compliance be obtained with a h1 4,..,., requirements. YY .? 2. Final landscape plans, irrigation system plans, tree preservation techniques, and guarantees, shall be reviewed and approved by the Dublin Planning Department prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual • circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces. f. That all cut and fill slopes in excess of 5 feet in height are • rounded both horizontally and vertically. g. That all cut and fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree. i. That a guarantee from the owners or contractors shall be required guaranteeing all schrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement. 3. Final inspection or occupancy permits will not be granted until all construction and landscaping is complete in accordance with approved plans and the conditions required by the City. 144!110 Tii3M3ATTA aT THE CITY OF DUBLIN P.O.Box 2340 Dublin.CA 94568 (415)829-4600 STANDARD PLANT MATERIAL, IRRIGATION SYSTEM AND MAINTENANCE AGREEMENT I (property owner) do hereby agree that all plants (trees, shrubs and ground cover) will be installed in accordance with the City of Dublin's approved landscape plan for (name of project) located at (address). All plants will be replaced in kind as per the approved plan at such time as they are found to be missing, diseased, damaged, or dead, for at least one (1) year from the date of their installation. I further agree that all plants will henceforth be irrigated, fertilized, weeded and tended on a regular basis such that they will maintain a healthy and weedfree appearance. I further agree that the irrigation system will be installed according to the irrigation plans as approved by the City of Dublin, and that said system will be kept in good working order for at least one (1) year from the date of the landscaping installation. This agreement is binding against this and all property owners of record. Signed: Date: ATTACHMENT 6 Form 83-05 1/83