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HomeMy WebLinkAbout9.22.2015 - Agenda Packet1. CALL TO ORDER & ROLL CALL
2. PLEDGE OF ALLEGIANCE TO THE FLAG
3. ADDITIONS OR REVISIONS TO THE AGENDA
4. MINUTES OF PREVIOUS MEETINGS - July 14, 2015
5. ORAL COMMUNICATION -
At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the
public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning
Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may
request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the
Assistant Community Development Director regarding proper procedure to place an item on a future Planning
Commission agenda.
6. CONSENT CALENDAR
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PLPA-2015-00022 Al Mustafa Foundation Conditional Use Permit for the operation of a Place
of Worship at 6543 Regional Street, Suite A.
8.2 General Plan Amendment/Eastern Dublin Specific Plan Amendment (EDSP), including land
use amendments to portions of: 1) Dublin Ranch Subarea 3 (PLPA 2013-00033); 2) Wallis
Ranch (PLPA 2013-00034); and 3) Jordan Ranch (PLPA-2010-00068). All General Plan and
EDSP land use amendments would be accompanied by related and consistent Planned
Development rezone with related Stage 1 and/or Stage 2 Development Plans. In addition,
Jordan Ranch has submitted an application for: a) Site Development Review; b) Vesting
Tentative Maps 8267 and 8269; and c) a Development Agreement amendment with BJ-ROF
Jordan Ranch LLC Mission Valley Properties.
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS:
Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including
Committee Reports and Reports by the Planning Commission related to meetings attended at City
Expense (AB 1234).
11. ADJOURNMENT
This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5
If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons
with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and
regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City
Clerk's Office (925) 833-6650 at least 72 hours in advance of the meeting.
A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at
least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior
to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department.
(OVER FOR PROCEDURE SUMMARY)
G���OF DUB�y
i9' ���, $� STAFF REPORT
���-;��/ PLANNING COMMISSION
�,�L���//
FO
DATE: September 22, 2015
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2015-00022 AI Mustafa Foundation
Conditional Use Permit
Report prepared by Martha Aja, Associate Planner
EXECUTIVE SUMMARY:
The Applicant is requesting approval of a Conditional Use Permit for the operation of a Place of
Worship (AI Mustafa Foundation) at 6543 Regional Street, Suite A.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for the operation
of a Place of Worship (AI Mustafa Foundation) at 6543 Regional Street, Suite A.
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Submitted �Revie�cve�i By
Associate Planner Assistant Communi'ty Development Director
COPIES TO: Applicant
File
ITEM NO.: ,
Page 1 of 5
G:IPA120151PLPA-2015-00022 Al Mustafa Foundation CUP19.22.15 PCIPCSR 9.22.15 A/Mustafa.doc
DESCRIPTION:
Figure 1: Vicinity Map
f �" �`�'� "' .�-° �..�i�j l�" ,�� tt� `; The project site is located at
� }� o,�,� ,
� �„� ��� � �,_z ������,.+�,� ��� ��`� °� 6543 Regional Street, Suite A.
''� � .. , ,�
,� � . � � ^ � �, _ �,�,,+�� � r� �� ' t The property has a General
�. .� F• .�� � ,.�±��` �'�'� �. t• Plan land use designation of
�,� �►*� -� ��r ����.'_� . ��,:�+�. .. '��;` � � �,'� Downtown Dublin - Transit
°'� `,` � �. � .., � �� ° ��.� Oriented District and is
�"�� s� �` ��� � ;;! � •i� �'�,� . located within the Downtown
...' ,�� � 65h � � pIN
r, , ��+�, ,,,, � , , � � Dublin Zoning District
� ��.a=� --w � �� �° (DDZD). The project site is
- ,� '`` '' `����
-���' �.� �x , . ; approximately 1.3 acres in
`� '`� .� ^�� -g�'g , �' ' r�� �� size and contains an existing
�'� �� ��. ►•l building. Access to the
��-�r''� � `
�, ���..� �� �., project site is provided by an
�� ,� �%�"'�` � �°�_ �� �--''.•'-.�•'�`� existing driveway on Regional
� � ��, �` � � ` •` w. __ Street. The project site is an
�► . -.�: : ,•.� � '�".��-��--' �`'� � • -z-- ` approximately 3,600 square
foot tenant space within the 15,030 square foot building. The only other tenant within the
building is a massage establishment. There are three vacant tenant spaces. The project site is
shown above in Figure 1.
The Applicant is proposing to operate a Place of Worship. The Downtown Dublin Specific Plan
classifies such uses as cultural uses. Cultural uses are permitted within the Transit Oriented
District of the Downtown Dublin Zoning District, subject to approval of a Conditional Use Permit
by the Planning Commission. Therefore, the Applicant is requesting approval of a Conditional
Use Permit to operate a cultural use (Place of Worship).
ANALYSIS:
A Conditional Use Permit enables the City to place Conditions of Approval on a project to
ensure that the operating characteristics are compatible with surrounding uses. The proposed
Project has been reviewed for issues related to parking and operating characteristics.
Conditions of Approval have been placed on the Project, where appropriate, to ensure
compatibility with the surrounding commercial uses.
Place of Worship
The Applicant is proposing to operate a Place of Worship - AI Mustafa Foundation - within an
approximately 3,600 square foot portion of the building. The space will be used for religious
services, which include prayer, lectures by clergymen and religious classes for children. All
prayer services will be conducted within the tenant space (Attachment 1, Condition of Approval
No. 21). There will not be more than 49 people in the tenant space at any one time. Condition of
Approval No. 24 requires that an occupancy load sign listing be placed at the entry and exit
doors listing 49 as the maximum occupant load. A change of occupancy permit will be required
if the occupancy of the tenant space exceeds 49 persons at any time (Attachment 1, Condition
of Approval No. 29).
The regular services will generally occur on Thursdays from 7:00 pm to 10:30 pm, Fridays from
12:00 pm to 2:00 pm and Saturdays from 10:00 am to 12:30 pm. There will also be services for
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religious holidays that occur on other days and times. The tenant space also includes office
space and a TV studio which will be used by members of the AI Mustafa Foundation.
Parking
The City of Dublin Zoning Ordinance contains parking requirements by use type. A Place of
Worship is required to provide 1 parking space for every 3 fixed seats or 1 parking space per 50
square feet of non-fixed seating in the assembly area, plus 1 parking space per classroom. As
shown on the floor plan (Attachment 2) there will be men's and women's worship areas with
non-fixed seating. The combined area of the two worship areas is 536 square feet, which
requires 11 parking spaces. The required parking for the other areas (office space, library, TV
studio and storage) is calculated using the office parking requirement of 1 parking space for
every 250 square feet. An additional 6 parking spaces is required for these uses for a total of 17
required parking spaces.
The only other tenant in the building is the Tri Valley Spa. The Tri Valley Spa includes 4
massage stations and 576 SF of office space. The parking requirement for the Tri Valley Spa is
10 parking spaces. Table 1 below includes information on the parking requirement for the
current and proposed tenant. There are five tenant spaces in the building; three of the five
tenant spaces are currently vacant. The retail parking requirement is used to determine the
parking requirement for the vacant tenant spaces.
Table 1: Parking Requirements
Sq. Parking Requirement #Spaces
Address Tenant Ft. Use T pe (1 space per#sq. ft.) Req.
6541 Regional Tri-Valley Massage 2 per massage station plus 1
St., Suite A S a 2,556 Establishment per 250 SF of office 10
1 parking space for every 3
seats or 1 parking space per
6543 Regional AI Mustafa non-fixed seating in assembly
St., Suite A Foundation 3,596 Place of Worshi area, lus 1 per classroom 17
Balance of 3 vacant
Buildin spaces 8,878 N/A 1 er 300 30
57
There are a total of 61 on-site parking spaces and 57 parking spaces are required for a surplus
of 4 parking spaces.
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with the State Guidelines and City
Environmental Regulations require that certain projects be reviewed for environmental impacts
and when applicable, environmental documents prepared. Staff recommends that the project
be found exempt from CEQA in accordance with CEQA Guidelines Section 15301 (Existing
Facilities). The Project involves no expansion of the existing commercial building, but includes
only a Conditional Use Permit for the operation of a Place of Worship within the existing
building.
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CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The Project is consistent with the General Plan and Downtown Dublin Specific Plan land use
designation of Downtown Dublin — Transit Oriented District which allows for a range of uses,
including cultural uses as a conditiunally permitted use. The Project is consistent with the
Downtown Dublin Specific Plan Tr�nsit Oriented zoning in that cultural uses are permitted
subject to approval of a Conditional Use Permit by the Planning Commission.
REVIEW BY APPLICABLE DEPAR�"MENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, and Public Works Department have reviewed the
project and provided Conditions of Approval where appropriate to ensure that the project is
established in compliance with all local ordinances and regulations.
NOTICING REQUIREMENTS/PUBLMC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300-feet of the proposed project. The Public Notice was also published in the Valley
Times and posted at several locations throughout the City. To date, the City has received no
objections from surrounding property owners regarding the Project. A copy of this Staff Report
was provided to the Applicant and posted to the City's website.
ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for the operation of a
Place of Warship (AI Mustafa Foundation) at 6543 Regional Street,
Suite A.
2) Project Floor Plan
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GENERAL INFORMATION:
APPLICANT: Mehra Hassan, AI Mustafa Foundation, 6543 Regional
Street,Suite A, Dublin, CA 94568
PROPERTY OWNER: Robert & ,Joan Libby, 1051 Serpentine Lane #300, Pleasanton, CA
94566
LOCATION: 6543 Regional Street, Suite A
ASSESSORS PARCEL
NUMBER: 941-1500--025-00
GENERAL PLAN/
SPECIFIC PLAN
DESIGNATION: Downtowr� Dublin —Transit Oriented District
ZONING: Downtown Dublin —Transit Oriented District
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North DDZD D��wntown Dublin —Transit Retail
Oriented District
South DDZD D��wntown Dublin —Transit Restaurant
Oriented District
East DDZD D�wntown Dublin — Transit Vacant Warehouse
Oriented District Buildin
West DDZD Downtown Dublin —Transit Office
Oriented District
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RESOLUTION NO. 15-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A PLACE OF
WORSHIP (AL MUSTAFA FOUNDATION) AT 6543 REGIONAL STREET, SUITE A
(APN 941-1500-025-00)
PLPA-2015-00022
WHEREAS, Mehra Hassan of AI Mustafa Foundation (Applicant), and Robert & Joan
Libby (Property Owner), have requested approval of a Conditional Use Permit for the operation
of a Place of Worship at 6543 Regional Street, Suite (the "Project"); and
WHEREAS, the Project is located in the Transit Oriented District of the Downtown Dublin
Zoning District, in which cultural uses are permitted subject to the approval of a Conditional Use
Permit by the Planning Commission; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts; and
WHEREAS, the Project is exempt from the California Environmental Quality Act (CEQA)
in accordance with Section 15301 (Existing Facilities). The Project involves no expansion of the
existing commercial building, but includes only a Conditional Use Permit for the operation of a
Place of Worship within the existing building; and
WHEREAS, a Staff Report was submitted to the Planning Commission on September 22,
2015 recommending approval of said application; and
WHEREAS, the Planning Commission did hold a public hearing on said application; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding the Conditional
Use Permit for the establishment and operation of a Place of Worship:
A. The proposed use and related structures are compatible with other land uses,
transportation and service facilities in the vicinity in that: 1) The Downtown Dublin
Specific Plan classifies a Place of Worship as a cultural use. Cultural uses are permitted
within the Transit Oriented District of the Downtown Dublin Zoning District, subject to
approval of a Conditional Use Permit by the Planning Commission; 2) the location of the
Place of Worship is within an existing commercial building on a fully improved site; and 3)
ATTACHMENT 1
the Project site fronts Regional Street which provides vehicular and pedestrian access to
the site.
B. It will not adversely affect the health or safety of persons residing or working in the vicinity,
or be detrimental to the public health, safety and welfare in that: 1) all activities associated
with the Place of Worship will take place indoors; 2) the proposed Place of Worship meets
the parking requirements set forth in Chapter 8.76.080.D of the Zoning Ordinance; and 3)
the project has been conditioned so that all activities will be controlled so as to not create
a nuisance to the surrounding businesses and/or residents.
C. It will not be injurious to property or improvements in the neighborhood in that: 1) the
Project is located on a parcel developed for commercial uses; and 2) Conditions of
Approval have been placed on the Project to ensure that all activities are conducted
indoors.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health, safety, and welfare in that: 1) pedestrian access is provided to the
site from existing sidewalks on Regional Street; 2) vehicular access is provided to the site
from an existing driveway from Regional Street; and 3) the Project is within an existing
commercial building that will be served by existing public utilities, services and
infrastructure.
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed in that: 1) the Project site is developed for commercial
uses and served by existing utilities; 2) pedestrian access is provided to the site from
sidewalks on Regional Street; 3) vehicular access to the project site is provided from
existing driveways along Regional Street; and 4) Places of Worship are a permitted use
in the Downtown Dublin Zoning District subject to the approval of a Conditional Use
Permit by the Planning Commission.
F. It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that: 1)
the Project is located within the Downtown Dublin Zoning District in which Places of
Worship are permitted subject to approval of a Conditional Use Permit by the Planning
Commission; 2) all activities associated with the Place of Worship will take place indoors;
3) the Place of Worship meets the parking requirements set forth in Chapter 8.76.080.D
of the Zoning Ordinance; and 4) the Place of Worship will occupy a portion of an existing
commercial building on a fully developed site.
G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in
that: 1) the General Plan Land Use designation is Downtown Dublin — Transit Oriented
District which allows a range of commercial uses consistent with the Downtown Dublin
Specific Plan; and 2) a Place of Worship is classified as a cultural use, which is a
permitted use in the Downtown Dublin Specific Plan area subject to approval of a
Conditional Use Permit by the Planning Commission.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a
Conditional Use Permit for the establishment and operation of a Place of Worship (AI Mustafa
Foundation) at 6543 Regional Street, Suite A, subject to the following conditions:
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CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
establishment of use, and shall be subject to Planning Division 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; [PCS] Parks and Community Services; [F] Dublin
Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal;
[CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood
Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit
Authority; and [CHS] California Department of Health Services.
When
NO. CONDITIONS OF APPROVAL Agency Required, Source
Prior to:
GENERAL
1. Approvals. This Conditional Use Permit approval PL On-going Planning
for AI Mustafa Foundation (PLPA-2015-00022) is for
the operation of a Community Facility (Place of
Worship) at 6543 Regional Street, Suite A. This
approval shall generally conform to the project plans
dated received by Dublin Planning on August 21,
2015, the Written Statement dated received by
Dublin Planning on May 21, 2015, and other plans,
text, and diagrams relating to this approval, stamped
approved and on file in the Community Development
Department, unless modified by the Conditions of
A roval contained herein.
2. Effective Date. This Conditional Use Permit PL 10 days from DMC
approval becomes effective 10 days following action approval date 8.96.020.H
by the Planning Commission (10 days after the date and
of this Resolution) unless appealed before that time 8.136
in accordance with the Zonin Ordinance.
3. Permit Expiration. This Conditional Use Permit PL 1 year from DMC
approval shall be null and void in the event approval or 1 8.96.020.D
construction or the approved use fails to be continuous
established within one year of Permit approval, or if year of non-
the use ceases to operate for a continuous one-year operation
eriod.
4. Time Extension. The original approving decision- PL 1 year from DMC
maker may, upon the Applicant's written request for approval 8.96.020.E
an extension of approval prior to expiration, and
upon the determination that any Conditions of
Approval remain adequate to assure that applicable
findings of approval will continue to be met, grant a
time extension of approval for a period not to exceed
six (6) months. All time extension requests shall be
noticed and a public hearing or public meeting shall
be held as required b the particular Permit.
5. Modifications. The Community Development PL On-going DMC
Director may consider modifications or changes to 8.100
this Permit a roval if the modifications or chan es
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proposed comply with applicable sections of the
Zoning Ordinance.
6. Revocation of Permit. The Permit approval shall PL On-going DMC
be revocable for cause in accordance with Section 8.96.020.1
8.96.020.1 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit
shall be sub'ect to citation.
7, Requirements and Standard Conditions. The Various Issuance of Various
Applicant/Developer shall comply with applicable building
City of Dublin Fire Prevention Bureau, Dublin Public permits or
Works Department, Dublin Building Department, installation of
Dublin Police Services, Alameda County Flood improve-
Control District Zone 7, Livermore Amador Valley ments
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions.
Prior to issuance of building permits or the
installation of any improvements related to this
project, the Developer shall supply written
statements from each such agency or department to
the Planning Department, indicating that all
applicable conditions required have been or will be
met.
$, Fees. ApplicanUDeveloper shall pay all applicable Various Issuance of Various
fees in effect, including, but not limited to, Planning building
fees, Building fees, Traffic Impact Fees, TVTC fees, permits
Dublin San Ramon Services District fees, Public
Facilities fees, Dublin Unified School District School
Impact fees (per agreement between Developer and
School District), Fire Facilities Impact fees, Noise
Mitigation fees, Inclusionary Housing In-Lieu fees,
Alameda County Flood and Water Conservation
District (Zone 7) Drainage and Water Connection
fees; or any other fee that may be adopted and
a licable.
g, Indemnification. The Developer shall defend, ADM On-going Admin/City
indemnify, and hold harmless the City of Dublin and Attorney
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 to the
extent such actions are brought within the time
period required by Government Code Section
66499.37 or other applicable law; provided,
however, that the Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the
City's promptly notifying the Developer of any said
claim, action, or proceedin and the Cit 's full
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cooperation in the defense of such actions or
proceedings.
10. Clarifications to the Conditions of Approval. In PL On-going Planning
the event that there needs to be clarification to the
Conditions of Approval, the Community
Development Director has the authority to clarify the
intent of these Conditions of Approval to the
Applicant without going to a public hearing. The
Community Development Director also has the
authority to make minor modifications to these
Conditions of Approval without going to a public
hearing in order for the Applicant to fulfill needed
improvements or mitigations resulting from impacts
to this ro�ect.
11. Controlling Activities. PL Through Planning
The ApplicanUDeveloper shall control all activities on construction
the project site so as not to create a nuisance to and on-going
existin /surroundin businesses and/or residences.
12. Clean-up. The ApplicanUDeveloper shall be PL Through Planning
responsible for clean-up and disposal of project construction
related trash to maintain a safe, clean, and litter-free
site.
13. Property Maintenance. PL On-going DMC
The Applicant/Developer and property owner shall 5.64.050
be responsible for maintaining the site in a clean and
litter free condition during construction and through
completion. Per the City of Dublin Non-Residential
Property Maintenance Ordinance, DMC Section
5.64.050, the Applicant/ Property Owner shall
maintain the building, site and all signage in good
condition and shall keep the site clear of trash,
debris and graffiti vandalism on a regular and
continuous basis.
PLANNING DIVISION -GENERAL
14. Outdoor Events. Any outside events shall be PL On-going DMC
subject to the Temporary Use Permit requirements 8.108
contained in the City of Dublin Municipal Code,
specificall Section 8.108.020.
15. Temporary Promotional Signs. Temporary PL On-going DMC
Promotional Signs, including but not limited to, 8.84
banner signs and balloons, are subject to
compliance with Chapter 8.84 of the Dublin Zoning
Ordinance and require a Zoning Clearance from the
Plannin Division rior to installation.
16. Permanent Signage. All permanent signage shall PL On-going DMC
conform to Chapter 8.84 of the Dublin Zoning 8.84
Ordinance at all times.
17. Window Signs. Window signs shall be limited to PL On-going DMC
25% of the window area. 8•84
18. Business License. The Applicant shall apply for a PL Occupancy Planning
City of Dublin Business License prior to occupancy.
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CONDITIONAL USE PERMIT
19. Annual Review. On an annual basis, this PL On-going Planning
Conditional Use Permit approval may be subject to a
review by the Community Development Director to
determine compliance with the Conditions of
A roval.
20. Hours of Operation. The days and hours of PL On-going Planning
operation may deviate from the written statement
provided that the overall parking demand for the use
does not increase.
21. All Activities To Be Conducted Indoors. All PL On-going Planning
activities associated with the operation of the
Community Facility shall be conducted indoors at all
times.
22. Noise/Nuisance. The Applicant shall control all PL On-going DMC 5.28/
activities so as not to annoy, disturb, injure or Planning
endanger the health, repose, peace or safety of any
reasonable person of normal sensitivity present in
the area, nor create a public or private nuisance to
the existing and surrounding businesses and/or
residents. No amplified sounds, loudspeakers or
music shall be permitted outside the building, or be
audible from other tenant suites within the subject
buildin or surroundin buildin s
PLANNING DIVISION - CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN
23. Non-Residential Security Requirements. The PL On-going Planning
property owner and/or their designee shall comply
with the City of Dublin Non-Residential Security
Re uirements.
BUILDING —GENERAL
24. Occupancy Load — An occupancy load sign shall B On-going Building
be placed at both entry / exits doors. The sign shall
list 49 occupants maximum. The sign shall be
desi ned to CBC section 1004.3 standards
25. Building Codes and Ordinances. All project B Through Building
construction shall conform to all building codes and Completion
ordinances in effect at the time of buildin ermit.
26. Building Permits. To apply for building permits, B Issuance of Building
ApplicanUDeveloper shall submit five (5) sets of Building
construction plans to the Building & Safety Division Permits
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. ApplicanUDeveloper will be
responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance
of buildin ermits.
27, Construction Drawings. Construction plans shall B Issuance of Building
be fully dimensioned (including building elevations) building
accuratel drawn depictin all existin and permits
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proposed conditions on site), and prepared and
signed by a California licensed Architect or
Engineer. All structural calculations shall be
prepared and signed by a California licensed
Architect or Engineer. The site plan, landscape plan
and details shall be consistent with each other.
2$. Addressing B Building
a) Address signage shall be provided as per the Prior to
Dublin Commercial Security Code. occupancy
b) Address will be required on all doors leading
to the exterior of the building. Addresses
shall be illuminated and be able to be seen
from the street, 4 inches in height minimum.
2g. Change of Occupancy Permit will be required if B Throughout Building
the occupancy of the tenant space exceeds 49 life of tenant
persons at any time. CUP
As per section 3408 of the California Building Code
(CBC), a change of occupancy - from a business (B)
to an assembly (A-3) - requires the building to meet
the regulations of a new building for the proposed
occupancy type. This includes new and/or upgrades
to the following: a) full accessible upgrades to the
interior as outlined in the CBC Chapter 11 B, and b)
ossible u rades to the structural s stem.
30. Accessible Parking. The required number of B Through Building
parking stalls, the design and location of the Completion
accessible parking stalls shall be as required by the
CA Buildin Code.
FIRE—GENERAL
31. Existing Fire Sprinkler System — Modifications. F Building Fire
Sprinkler system shall be modified as necessary to Permits
provide protection for all tenant improvements.
a) Sprinkler Plans (Deferred Submittal Item).
Submit detailed mechanical drawings of all
sprinkler modifications, including cut sheets,
listing sheets and calculations to the Fire
Department for approval and permit prior to
installation. All sprinkler system components
shall remain in compliance with the
applicable N.F.PA. 13 Standard, the CA Fire
Code and the CA Building Code.
b) Five Year Certification. If the existing fire
sprinkler system does not have a current 5-
year Certification, such will need to be
obtained and all deficiencies corrected prior
to project final. If the fire sprinkler system has
a current 5-year Certification, copies of the
last 4 quarterly reports will need to be
provided to the Fire Inspector prior to final for
review.
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32. Monitoring Requirements for Existing Fire F Building Fire
Sprinkler Systems. Permits
a) Central Station Monitored Account.
Automatic fire extinguishing systems within
buildings shall have all control valves and
flow devices electrically supervised and
maintained by an approved central alarm
station. Zoning and annunciation of central
station alarm signals shall be submitted to
the Fire Department for approval.
b) Monitoring System Plans (Deferred
Submittal Item). If it is necessary to install a
fire alarm monitoring system or modify an
existing system in order to obtain a
Certificated or Placarded account, plans and
specifications shall be submitted to the fire
department for review and approval of the
installation modifications.
33. Fire Extinguishers. Extinguishers shall be visible F Occupancy Fire
and unobstructed. Signage shall be provided to
indicate fire extinguisher locations. The number and
location of extinguishers shall be shown on the
plans. Additional fire extinguishers may be required
by fire inspector.
Fire extinguisher shall meet a minimum classification
of 2A 10BC. Extinguishers weighing 40 pounds or
less shall be mounted no higher than 5 feet above
the floor measured to top of the extinguisher.
Extinguishers shall be inspected monthly and
serviced b a licensed contractor annuall .
34. PD Building Key Box. A Fire Department Key Box F Occupancy Fire
shall be installed at the main entrance to the
Building. Note these locations on the plans. The key
box should be installed approximately 5 '/2 feet
above grade. The box shall be sized to hold the
master key to the facility as well as keys for rooms
not accessible by the master key. Specialty keys,
such as the fire alarm control box key and elevator
control key shall also be installed in the box.
The key box door and necessary keys are to be
provided to the fire inspector upon the final
inspection. The inspector will then lock the keys into
the box. Key boxes and switches may be ordered
directly from the Knox Company at
www.knoxbox.com.
35. Means of Egress. Exit signs shall be visible and F On-going Fire
illuminated with emergency lighting when the
buildin is occupied.
36. Maximum Occupant Load. Posting of room F On-going Fire
capacity is required for any occupant load.
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37. Addressing F Occupancy Fire
a) Addressing shall be illuminated or in an
illuminated area. The address characters
shall be contrasting to their background. If
the address is placed on glass, the numbers
shall be on the exterior of the glass and a
contrasting background placed behind the
numbers.
b) The building shall be provided with all
addresses or the assigned address range so
as to be clearly visible from either direction of
travel on the street the address references.
The address characters shall not be less
than 5 inches in height by 1-inch stroke.
Larger sizes may be necessary depending
on the setbacks and visibility.
c) Where a building has multiple tenants,
addresses shall also be provided near the
main entrance door of each tenant space.
The address shall not be less than 5-inches
in height with a '/2 inch stroke.
, d) The address shall also be provided on any
rear doors to the tenant space with a
minimum of 5-inch high characters.
3$. Interior Finish. Wall and ceiling interior finish F On-going Fire
materials shall meet the requirements of Chapter 8
of the California Fire Code. Interior finishes will be
field verified upon final inspection. If the product is
not field marked and the marking visible for
inspection, maintain the products cut-sheets and
packaging that show proof of the products
flammability and flame-spread ratings. Decorative
materials shall be fire retardant.
39. Main Entrance Hardware. It is recommended that F On-going Fire
all doors be provided with exit hardware that allows
exiting from the egress side even when the door is in
the locked condition. However, an exception for A-3,
B, F, M, S occupancies and all churches does allow
key-locking hardware (no thumb turns) on the main
exit when the main exit consists of a single door or a
pair of doors. When unlocked the single door or both
leaves of a pair of doors must be free to swing
without operation of any latching device. A readily
visible, durable sign on or just above the door stating
"This door to remain unlocked whenever the building
is occupied" shall be provided. The sign shall be in
letters not less than 1 inch high on a contrasting
background. The use of this exception may be
revoked for cause.
9of11
40. General Inspection. Upon inspection of the work for F Final Fire
which this submittal was provided, a general
inspection of the business and site will be
conducted.
PUBLIC WORKS
41. Standard Public Works Conditions of Approval. PW Approval of Public
Applicant/Developer shall comply with all applicable Improvement Works
City of Dublin Public Works Standard Conditions of Plans
Approval. In the event of a conflict between the
Public Works Standard Conditions of Approval and
these Conditions, these Conditions shall revail.
42. Sitework Permit. The Applicant/Developer shall PW Issuance of Public
apply for and obtain a Grading/Sitework Permit from Grading/ Works
the Public Works Department for all site Sitework
improvement or grading work. Permit
The Grading/Sitework Permit will be based on the
final set of civil plans and will not be issued until all
of plan check comments have been resolved.
A copy of Grading/Sitework Permit application may
be found on the City's website at:
https://ca.dublin.civicplus.com/index.aspx?NID=340
The current cost of the permit is $106.00 and is due
at the time of permit issuance. The Applicant will
also be responsible for any adopted increases to the
fee amount or additional fees for inspection of the
work.
43. PW Issuance of Public
ADA Accessibility Requirements. The project site Grading/ Works
shall meet ADA accessibility requirements. Sitework
Permit
44. Lighting. A minimum of one foot-candle of light PW Occupancy Public
shall be provided and maintained across the Works
surface of the parking lot. Any illumination, including
security lighting, shall be directed away from
adjoining properties, businesses or vehicular traffic
so as not to cause an lare.
45. Graffiti. The ApplicanUDeveloper and/or building PW Occupancy Public
tenant(s) shall keep the site clear of graffiti Works
vandalism on a regular and continuous basis. Graffiti
resistant paint for the structures and film for windows
or lass shall be used whenever possible.
46. Vehicle Parking. The ApplicanUDeveloper shall PW Occupancy Public
repair all disturbed areas of pavement impacted by Works
the project. Striping for parking spaces that is in
poor condition, or damaged by construction shall be
re-striped.
10 of 11
PASSED, APPROVED AND ADOPTED this 22�d day of September 2015 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
11 of 11
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ATTACHMENT 2
�OF Dp8
�ii��� �� STAFF REPORT
1�`�'s��� PLANNING COMMISSION
��C��%
DATE: September 22, 2015
TO: Planning Commission
SUBJECT: PUBLIC HEARING:
General Plan/Eastern Dublin Specific Plan Amendments, Planned Development Rezoning with
related Stage 1, and in some cases, Stage 2 Development Plans for portions of: 1) Jordan
Ranch (PLPA 2010-00068); 2) Dublin Ranch Subarea 3 (PLPA 2013-00033); and 3) Wallis
Ranch (PLPA 2013-00034). In addition, Jordan Ranch has submitted an application for a Site
Development Review Permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and
Neighborhood 7; and a Development Agreement amendment with BJ-ROF Jordan Ranch LLC
Mission Valley Properties.
EXECUTIVE SUMMARY:
The City Council is helping the Dublin Unified School District locate a site for a school within
Jordan Ranch at minimal cost. This is proposed to be achieved by converting a portion of an
existing park site in Jordan Ranch to school uses and offsetting the parkland reduction by
acquiring land within the Dublin Ranch Subarea 3 (Irongate) development. The City and the
Wallis Ranch developer proposes to convert additional land within Wallis Ranch to parkland to
offset a potential future parkland deficit in Eastern Dublin. The Planning Commission will
consider and make a recommendation to the City Council regarding General Plan and Eastern
Dublin Specific Plan Land Use changes for the following: 1) Jordan Ranch — change 3.7 acres
from Parks/Public Recreation to Public/Semi Public and change 4.6 acres identified as Parcel H
from Mixed Use to Medium Density Residential (6.1 to 14.0 units per acre); 2) Dublin Ranch
Subarea 3 (Irongate) — change 10.4 acres from Rural Residential/Agriculture to Parks/Public
Recreation; and 3) Wallis Ranch — change 1.9 acres from Semi-Public to Parks/Public
Recreation. A Planned Development rezone with related Stage 1 Development Plan is
proposed for all three sites. Jordan Ranch also proposes to include a Planned Development
Rezone with a related Stage 2 Development Plan, Site Development Review Permit, and
Vesting Tentative Maps for Parcel H and Neighborhood 7, as well as a Development Agreement
Amendment. Changing Parcel H to Medium Density Residential will remove the potential for
115 units and 5,000 square feet of retail commercial and replace it with 45 units of which five
units are detached 2-story homes and 40 units are 3-story duets. Neighborhood 7, approved
previously for approximately 100 Medium Density Residential units, is proposed to include 105
detached 3-story units.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and take the following actions:
COPIES�TO: Applicant���9��������� � ���� ITEM # 8.2
File
Page 1 of 22
(file name]
a) Adopt a Resolution recommending that the City Council adopt a Resolution adopting a
Mitigated Negative Declaration for the Jordan Ranch/Subarea 3/V1/allis Ranch Project;
b) Adopt a Resolution recommending that the City Council adopt a Resolution approving
General Plan/EDSP Amendments for portions of Dublin Ranch Subarea 3 (Irongate),
Wallis Ranch and Jordan Ranch;
c) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a
Planned Development Rezoning with related Stage 1 Development Plan for portions of
Jordan Ranch, Dublin Ranch Subarea 3 (PLPA 2013-00033) and Wallis Ranch (PLPA
2013-00035, and approving a related Stage 2 Development Plan Amendment for portions
of Jordan Ranch, (09-011 and PLPA 2010-00068);
d) Adopt a Resolution recommending that the City Council adopt a Resolution approving a
Site Development Review Permit and Vesting Tentative maps 8267 (Parcel H) and 8269
(Neighborhood 7)for the Jordan Ranch II project; and
e) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a
Development Agreement Amendment befinreen the City of Dublin and BJ-ROF Jordan
Ranch LC ission Iley Properties) for the Jor n h II Project.
;'
Submitted By Re ed By
Cons�alting Planner Assistant Commun ty evelopment Director
PROJECT DESCRIPTION:
Background
This staff report addresses changes to three separate projects, including Jordan Ranch, Dublin
Ranch Subarea 3, and Wallis Ranch as generally identified in Figure 1 below.
The City Council has entered into a Memorandum of Understanding (MOU) with the Dublin
Unified School District (DUSD) to help DUSD obtain the rights to a site to build a school, at
minimal cost. The City and DUSD have discussed a proposal that involves land currently
designated as Parks/Public Recreation for a joint use school and park site and development of a
site currently dual-designated for school and residential purposes, for residential use within the
Jordan Ranch project area. DUSD is interested in the new school/park site because of its need
for additional scho�l facilities and its lack of funds to purchase the site within Jordan Ranch that
allows school uses. The re-designation would create a deficit in parkland acreage in Eastern
Dublin.
City Staff approached Lennar Homes to discuss options for the City to obtain the Rural
Residential/Agriculi:ure site on Subarea 3 to help address this parkland deficit. Lennar Homes
was amenable to the Staff's request. The land use designation for this site is proposed to be
changed to Parks/F'ublic Recreation and used as a future park site.
The City's Parks and Recreation Master Plan requires five acres of parkland per 1,000
residents. It appears that the City will have a parkland deficit at build-out of approximately 10
acres. Because of this known deficit, City staff approached Trumark Homes to discuss options
for the City to obtain additional parkland within Wallis Ranch. Trumark was amenable to
converting the Semi-Public lands to Parks/Public Recreation and agreed to make the request to
the City Council for consideration.
2 of 22
_;. .�����::�....m, v_ ., ��..,:�.�....��.�..m,...�, ,��y.,.�: .r,���,�.�.F��_�����;�
City parks are acquired and paid for by developers through the City's Public Facility Fee
program. The fees collected are allocated to park and facilities construction through the Capital
Improvement Program (CIP). The City Council's priorities in the current five-year CIP include
Fallon Sports Park, Jordan Ranch Neighborhood Parks and the Emerald Glen Recreation and
Aquatic Complex. There is currently no funding set aside in the five-year CIP to construct the
public park sites in Waltis Ranch. However, under the proposed agreements, the developers
would construct and deliver the park will deliver the Jordan Ranch neighborhood park and Wallis
Ranch park sooner than they would be delivered and make funds that would have otherwise
been used for Jordan Ranch Park construction available for the construction of other parks in
the community
Tonight, the Planning Commission is requested to make a recommendation to the City Council
regarding the proposed land use amendments, zoning and related entitlements as discussed in
this Staff Report. The negotiated deal points of the transactions with the developers of these
sites are not within the Planning Commission's purview. The deal points of the agreements with
the developers of these properties will be considered by the City Council at a future date.
Fig. 1: Vicinity Map
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Jordan Ranch — The 189.4-acre Jordan Ranch project is located east of Fallon Road near the
southeasteriy City limits as shown in the vicinity map. The Jordan Ranch property was first
approved in 2002 and revised in 2005 to allow up to 1,064 dwellings at various densities.
Subsequent approvals have reduced the development potential to 964 dwellings. Three sites in
Jordan Ranch are discussed in this Staff Report including a future school site, Neighborhood 7,
and Parcel H.
New School Site: The proposed 3.7 acre School site is part of a larger 10.1 acre site that is
bounded by Central Parkway and Medium High Density Residential in the form of 3-story
townhomes and townhouse/flat combinations under construction to the north. Park/Public
Recreation surrounds the proposed site on the west, east and south and property outside of
3 of 22
Jordan Ranch to the south (Chen property) is a continuation of the Parks/Public Recreation land
use designation.
The existing land use designation for this site is Parks/Public Recreation and currently anticipated
as a future Community Park.
The City initiated a General Plan Amendment Study for this site on February 17, 2015. The City
proposes to change 3.7 acres from Parks/Public Recreation to Public/Semi-Public to allow for a
future elementary/middle school in an effort to help DUSD acquire a school site at minimal cost.
Neiqhborhood 7: This 9.2-acre site is located on the southeast side of Panorama Drive and is
bounded to the north and west by Jordan Ranch Neighborhoods 2 and 3 (Medium Density
Residential) across Panorama Drive with attached and detached residential homes currently
under construction, to the south by Neighborhood 5 (Medium Density Residential) and approved
for future detached residential homes. Vacant land (Croak property) currently designated RR/A
and P/PR outside Jordan Ranch abuts the site to the east.
The 9.2 acre Neighborhood 7 includes dual Medium Density Residential and Public/Semi-Public
land use designations and zoning which allows up to 100 dwellings or school uses. Grading has
occurred and a sulbstantial amount of infrastructure is complete. However, additional grading
may be in order based on project approvals.
The applicant is requesting approval of entitlements to develop 105 dwelling units on the site.
However, no land use changes are requested because the site is already designated for Medium
Density Residential consistent with the proposed project.
Parcel H: Parcel H is a 4.6-acre site at the northeast comer of Central Parkway and Fallon Road.
The site is surrounded to the north by Neighborhood 1 (Single-Family Residential) with detached
homes, to the west by Fallon Sports Park, and to the south and east by Open Space.
The land use designation and zoning for Parcel H was changed from Open Space to Mixed Use in
2012, and allows for up to 115 dwellings and 5,000 sf of commercial use. Grading has occurred
and a substantial amount of infrastructure is complete. However, additional grading may be in
order based on pro.ject approvals.
The City Council approved the initiation of a General Plan Amendment Study for this site on April
7, 2015. The property owner is requesting approval to change the land use designation from Mixed
Use to Medium Density Residential and related entitlements to reduce the residential development
from 115 units to 45 units and eliminate the commercial component of the project.
Dublin Ranch Subarea 3 (lrongate) — The 64-acre Subarea 3 community is bounded by
Central Parkway on the north, Dublin Boulevard on the south, Fallon Road on the east, and
Lockhart Street or� the west. The existing General Plan and Eastern Dublin Specific Plan
(EDSP) land use designations for Subarea 3 include a 10.4 acre area designated Rural
Residential/Agriculture (RR/A) and essentially serving as open space.
The 10.4 acre area generally crosses the site from northwest to the easUsoutheast. Uses to the
northeast and west/southwest within Subarea 3 generally have been approved for Medium
Density Residential with some Medium High Density Residential, Park, and Open
Space/drainage. Canstruction is currently underway for the residential uses surrounding the site.
A 2.5-acre vacant commercial site abuts Subarea 3 on the south, and the Fallon Gateway
community shopping center is situated across Dublin Boulevard. The Dublin San Ramon
4 of 22
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Services District (DSRSD) owns a parcel that abuts the property on the east and operates a
small facility station at the location.
The City initiated a General Plan/EDSP Amendment to change the designation of the 10.4 acre
site to Park/Public Recreation (P/PR) on April 18, 2015 to address a potential parkland deficit
resulting from the new school site in Jordan Ranch.
Wallis Ranch — The 184-acre Wallis Ranch is located near the northerly City limits west of
Tassajara Road and east of the Parks Reserve Forces Training Area (PRFTA). The General
Plan/Eastern Dublin Specific Plan land uses and Planned Development Zoning were originally
adopted in 2005 and include land designated Semi-Public, Parks/Public Recreation, Open
Space, Single-Family, Medium and Medium/High Density Residential. Amendments to the
zoning in 2014 reduced the number of approved dwellings from 935 to 806. Included within
Wallis Ranch is a 1.9-acre site designated Semi-Public.
The 1.9-gross acre site is bounded to the north by 2 parks, open space and the rest of the
Wallis Ranch residential development, to the south and west by the Tassajara Creek corridor
and EBRPD regional trail system and Quarry Lane school to the east across Tassajara Road.
The site within Wallis Ranch is relatively flat and slightly slopes toward Tassajara Creek to the
west. Wallis Ranch is vacant but under.
The City Council approved the initiation of a General Plan Amendment Study for this site on
August 18, 2015. The proposed GPA/EDSPA would change a 1.9-gross acre site from Semi-
Public to Park/Public Recreation and address a future parkland deficit and future park
construction timing.
Current Request
The following is a list of the proposed project approvals addressed in this Staff Report.
Jordan Ranch
• GPA/EDSPA (New School Site & Parcel H): Change 3.7 acres from Parks/Public Recreation
to Public/Semi-Public, and 4.6 acres from Mixed Use to Medium Density Residential.
• Planned Development Rezone with a Stage 1 Development Plan (New School Site &
Parcel H).
• Planned Development Rezone with a Stage 2 Development Plan (Neighborhood 7 &
Parcel H).
• Site Development Review Permit (Neighborhood 7 & Parcel H).
o Neighborhood 7 for 105 units of 3-story detached units.
o Parcel H for 45 units, 5 of which are single-family detached and 40 duet units described
as 2 and 3-story homes attached at ground level
• Vesting Tentative Maps 8269 and 8267 (Neighborhood 7 & Parcel H).
• Development Agreement (Neighborhood 7 & Parcel H).
Subarea 3
• GPA/EDSPA: Change the land use designation of 10.4 acres from RR/A to Parks/Public
Recreation.
• Planned Development Rezone with a Stage 1 Development Plan.
Wallis Ranch
• GPA/EDSPA: Change the land use designation of 1.9 acres from Semi-Public to
Parks/Public Recreation.
5of22
�
• Planned Development Rezone with a Stage 1 Development Plan.
ANALYSIS:
General Plan/Eastern Dublin Speci�c Plan Amendment
Jordan Ranch — Two parcels would be subject to a General Plan/EDSP amendment —
changing the 4.6 acre Mixed Use (MU) Parcel H site to Medium Density Residential (MDR) (6.1
to 14.0 units per acre) and the 3.7-acres of the Community Park site to Public/Semi-Public for
an Elementary/Middle School site. The amendment would eliminate the currently approved 105
High Density residential units and 5,000 s.f. of commercial uses and would allow the
development of Medium Density Residential units currently proposed as 45 two and three-story
attached and detached homes. 3.7 acres of the existing Community Park Site would be
designated Public/Semi-Public for the purposes of future development of an elementary/middle
school for 950 students with related staff. 6.4 acres would remain designated as Parks/Public
Recreation for joint use between the City and the School District and this 6.4 acres would still
abut approximately 8 acres of land designated as Parks/Public Recreation located south of the
site on the Chen property.
The proposed land use amendments are shown on the Land Use maps, below:
EXISTING LAND USE PROPOSED LAND USE
� �z.m� !
� � ,e,
Mixed Use Med Densiri -s-
p,��,_s...:.
��:
�.. N/A � N/A
�`' "' Public/Semi `°,^
Parks/Public Public ��
Recreation
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Stage 1 Jordan Ranch Stage 2 Jordan Ranch
Dublin Ranch Subarea 3 (Irongate) — Since the parkland acreage lost from the currently
proposed Jordan Ranch Community Park re-designation would need to be offset elsewhere, the
City worked with Lennar Homes, developer of Dublin Ranch Subarea 3 (Irongate), to dedicate
the 10.4-acre RR/A site. This site is proposed to be re-designated as Parks/Public Recreation.
The existing and proposed General Plan/EDSP land use designations for Dublin Ranch
Subarea 3 (Irongate) are shown on the Land Use map below:
6 of 22
EXISTING LAND USE PROPOSED LAND USE
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Wallis Ranch — The project includes a 1.9 acre site designated Semi-Public. The City and
Trumark Homes propose to change the land use designation of this 1.9 acre site to a
Parks/Public Recreation to offset a potential future parkland deficit in Eastern Dublin. The
proposed GPA/EDSPA land use change is shown below:
EXISTING LAND USE PROPOSED LAND USE
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_.. ,�_�. �' __ �,� �����<� Recreation
The proposed amendments to the General Plan and EDSP require adjustments to various
figures, texts, and tables in both documents to ensure consistency throughout the documents as
shown in the attached resolution. A Resolution recommending City Council approve a
GPA/EDSPA is included as Attachment 1 with the draft City Council Resolution included as
Exhibit A.
7of22
Planned Development Rezone
A Planned Development Rezone with a Stage 1 Development Plan is proposed for the new
school site in Jordan Ranch as well as the proposed park sites in Subarea 3 and Wallis Ranch.
The proposed Stage 1 PD's are consistent with the proposed GPA/EDSPA.
A Planned Development rezone with related Stage 1 and Stage 2 Development Plan is
proposed for Jordan Ranch Neighborhood 7 and Parcel H. The zoning for Neighborhood 7
allows 105 detached 3-story units. The zoning for Parcel H allows 45 units including 5 single-
family detached homes and 40 attached duets.The proposed Stage 1 and Stage 2 Development
Plans are included as Exhibit A to Attachment 2.
Based on the proposed amendments and plans, the total unit count for the overall Jordan Ranch
development would be 899 units, which is a reduction from the 964 units approved previously in
2012 and the 1,064 units with the original approval of Fallon Village in 2005 (a reduction of 165
units).
A Resolution recommending that the City Council adopt an Ordinance approving the Planned
Development rezone with related Stage 1 Development Plans and Stage 2 Development Plans
are included as Attachment 2 with the draft City Council Ordinance included as Exhibit A.
Site Development Review
A Site Development Review has been requested for Parcel H and Neighborhood 7 of Jordan
Ranch. General Design and Development standards adopted previously for Jordan Ranch state
Jordan Ranch is planned to provide both single family and multi-family housing through a variety
of neighborhood styles.
The design guidelines include seven architectural styles: (A) Farmhouse, (B) Cottage, (C)
Shingle, (D) Folk Victorian, E) Italianate, F), Colonial, and G) Rural Contemporary. The adopted
standards also included the following objectives:
• Architecture shall be simple in massing and form and provide visual interest.
• Architectural elements and materials shall be mixed and matched among elevation styles to
provide variety.
• Color palettes shall be bold and appropriate to the style.
The guidelines were intended to create affordability by design by making a conscious effort to
limit the size of the homes and maximize the public and private open space within the
community. The community and neighborhood streetscape is based on a hierarchical system of
thematic landscape monuments to introduce the community image and enhance the proposed
architecture. The monuments reflect the ranch character of the community while
complementing the existing entry elements of the adjacent Positano community to the north.
Community entries have been designated in the overall Fallon Village plan for the intersection of
Fallon Road/Central Parkway, Fallon Road/Jordan Ranch Drive, Central Parkway/Panorama
Drive (southeast of Neighborhood 7) and at Central Parkway/Sunset View Drive in the vicinity of
the School site. Elements include community themed walls and fences, identification monolithic
monuments, and accent trees and plantings.
The design of residential neighborhoods in Jordan Ranch provides a series of common open
spaces intended to serve the residents. These common areas provide a range of passive and
active recreational opportunities within Jordan Ranch that are separate from City parks. Not
8 of 22
i �..:� . ,..... , .-� . ..�.�... ..,. ... .... �,. ... . . .. . .. .
only do these spaces expand the amount of usable outdoor space for the residents, but they
connect the neighborhoods to each other and create a visually cohesive community. The
design of the common areas is intended to encourage pedestrian activity and interaction among
residents.
The Landscape Plans are provided in Attachment 3. An overall Landscape Plan concept for
both Parcel H and Neighborhood 7 is shown on Sheet G1-01.
The Applicant's submittal package (including Site Plans, Floor Plans, Landscape Plans, and
Architecture) are provided in Attachment 3. The following is a discussion of the proposed project
on Parcel H followed by a discussion of the project for Neighborhood 7.
Parce/H
Site Lavout/Plottinq
The Applicant proposes to construct five detached two-story homes and 40 three-story duets.
The duets are plotted so that each unit shares a common wall at the ground level only.
Buildings 1 and 2 take the configuration of: -two, three-level units attached at ground level and
Building 3, a detached structure with no common walls. Lots are plotted on blocks within the
interior of a loop circulation system or along the outside of the loop. Unit entries for interior lots
face onto paseos, and outer lots face on to wide setbacks or open space.
Based the proposed Development Regulations, the minimum lot size is 1995 square feet with a
maximum lot coverage of 60%. Minimum usable private yard area is approximately 200 square
feet. Ground floor courtyards take advantage of reciprocal easements and fence position
befinreen the duet lots to create usable private space. Garages are oriented toward the internal
loop road and connecting or private drives. Residential density on Parcel H would be 9.78 units
per acre consistent with the proposed MDR land use designation and proposed PD zoning.
The Applicant has provided a plotting or "fit" list (Sheet 3 of the Applicant's separate civil
submittal package Attachment 3) identifying which of the three proposed floor plans is most
suitable for each of the 45 lots with some provisions for flexibility as described herein.
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9 of 22
Access & Circulation
Two access points are provided. Primary access with a formal entry is located along the
northerly boundary of the site at the intersection of Street E and Jordan Ranch Drive, near its
intersection with Fallon Road. Secondary access is from Street A which intersects with Central
Parkway along the southerly boundary. Turning movements at this location near the
intersection of Central Parkway and Fallon Road are limited to right turn in and out due to
installation of a median in Central Parkway. Internal circulation is provided by a loop road
(Streets A, B, C, and D) with garage access to the center blocks provided by 2-way drives
(alleys) connecting through the loop or peripheral (single-entry) motorcourts.
Architecture
Two architectural styles would be available for the buildings designed for the duet units and the
detached corner structures. The architectural styles proposed are: (A) Farmhouse and (G)
Rural Contemporary (Please refer to Attachment 2, Exhibit A for descriptions). Both styles are
available for each of the three floor plans. The same architectural style would be applicable for
each pair within building. In each of these architectural styles, the second level decks serve as
cover to each front porch/entry. The floor plans including corner configurations available for
each of the two styles.
Color and materials are shown on Attachment 3, Sheets A1-02 through A1-04.
Floor Plans—
Three floor plans are available for the 45 units. Plans 1 and 2 are three stories. Both the
attached and detached variations of Plan 3 are two stories and are situated on corners with
visibility from either Central Parkway or Fallon Road. Each floor plan has 4 bedrooms. All plans
have an attached 2-car garage, covered entry, and one bedroom with full bathroom on the
ground floor. Each unit has at least one bathroom or powder room on each of its floors. All
kitchens have an island, and except for some Universal Design Ordinance configurations, all
laundry rooms have a wash basin. Plans 1 and 2 have an outdoor deck on the second floor as
an extension of the living area which faces the paseo or landscaped setback. All master
bedrooms are located on the top level at the front of each unit; all master bedrooms are
equipped with a walk-in closet and full en suite bathroom with dual basins, dedicated shower
and tub, and separate water closet. In addition to the common features described above, the
floor plans are uniquely described as follows:
Plan 1 — Plan 1 is the smallest at 2,020 square feet but offers 4 bathrooms. The ground floor
has a laundry room, storage cabinet, and one bedroom with full en suite bathroom. Living room,
kitchen, and dining areas are located on the second floor along with another bedroom and full
bathroom. The Master bedroom/bathroom and another bedroom with en suite bathroom are
located on the third floor.
Plan 2 — A slightly larger Plan 2 includes 4 bedrooms and 3'/2 bathrooms. A laundry room and
bedroom with full en suite bathroom are located on the ground floor. The second floor provides
tiving, dining, and kitchen areas with a powder room. The Master bedroom, finro additional
bedrooms, and a full bathroom are located on the third floor. A corner configuration also is
available with essentially the same layout, but with a slightly larger garage. On its exterior, Plan
2 features a false 3-story chimney which is used to define the front courtyard on both elevation
styles and on both comer and interior plans.
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Plan 3 – Plan 3 is the largest at 2,196 square feet in a 2-story building. Five homes are
configured as a detached unit situated on corners with the most visibility from the nearby arterial
roads. The floor plans for both the attached and detached versions of Plan 3 basically are
same. Living, dining, and kitchen are located on the ground floor along with a full bathroom and
bedroom with walk-in closet. The Master bedroom/bathroom, 2 bedrooms, laundry room, loft,
and a full bathroom with dual basins are located on the second floor.
TABLE 3: Floor Plans – Parcel H (detached and duets
Plan Square Feet Bedrooms Bathrooms Parking Elevations Stories
1 2,020 sf 4 4 2 A & G 3
2 2,035 sf 4 3%2 2 A & G 3
2 corner same features as Plan 2 with sli htl lar er ara e A & G 3
3 attached 2,196 sf 4 + loft 3 2 A & G 2
3 detached same size and features as Plan 3 attached A & G 2
Elevation styles: Both elevation styles are available for reach of the three floor plans.
(A) Farmhouse and (G) Rural Contemporary
Parkinq
The proposed parking for Parcel H is described below and is the consistent with the City's
standard parking requirements. The proposed location of parking is shown on Attachment 3,
Sheet 4.
a) 90 covered spaces — 2 spaces per unit within an attached enclosed garage (same as City
standard)
b) 45 guest spaces (same as City standard) provided as:
- 23 spaces curbside along internal streets (Street A, C and D) (on-site)
- 22 perpendicular spaces in designated locations within the neighborhood
Landscape/Streetscape Plan
Landscape plans for Parcel H focus on three areas:
• Area A - northeast corner of Fallon Road/Central Parkway
• Area B – Secondary entrance at Central Parkway and Street A
• Area C – Setback area east of the primary entrance at Jordan Ranch Drive across from
Neighborhood 1
The primary entrance is marked by embellished landscape to enhance the entrance leading to
the loop circulation system. Attention has been paid to the pedestrian circulation including
sidewalks along the streets, motorcourt treatment, and paseos between groups of buildings.
Several common areas with accent plants and seating will be provided adjacent to the Open
Space area to the east and serve as trail connections. Streetscape sections include landscaped
slopes within front setback areas and along streets, motorcourts, drives, alleys, and individual
and shared driveways. Some landscaping frontage along Fallon Road already has been
installed. Landscape layout and details for Parcel H are shown In Attachment 3, Sheets L-19
and L-27.
Walls and Fences - The Landscape Plans identify on Sheet L-3 the type, style, and placement
of walls and fences that will be used within Neighborhood 7. This project proposes 2 different
types of fencing in addition to retaining wall systems. The fence types include: 6-foot solid
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wooden good neic�hbor fence; 6-foot and 4.5-foot wooden lattice top fence; 3.5-foot ornamental
metal guard rail.
Retaining Wall - l-here is a considerable slope along the Neighborhood 7's eastern boundary
where it adjoins tihe Croak property. It was intended that the Croak property and this site be
graded together riowever, entitlements on the Croak parcel have lagged. Panorama Drive is
constructed and homes are currently being constructed along it and the Croaks would not give
the Applicant permission to grade onto their property. Panorama Drive will be extended onto the
Croak property at some time in the future. The grade for this road dictates that grading will be
required to make a logical transition. This grading will also affect the landform adjacent to the
proposed residences. In the Interim, a series of retaining walls, heavily landscaped and
accented with a p��destrian trail will be utilized along the eastern boundary (Sheet L-9). Internal
paseos will termiriate at this trail therefore linking the various paseos together with the trail
system.
Neighborhood 7
Site Lavout/Plottin�g
This site is proposed to be developed with 105 detached, alley-loaded units. Lots 1 through 56
are arranged in 14 rows of 4 units placed perpendicular to the easterly and southerly
boundaries. Each of these homes faces onto a paseo or small private park. Lots 57 through
105 are plotted in a radial pattern conforming to the Panorama Drive boundary. These homes
face onto neighbc►rhood streets or a private park. All homes take vehicular access from a
motorcourt (single entrance) or driveway (two-way access). The units in Neighborhood 7 also
are plotted to takE: advantage of reciprocal easements and fence position between the lots to
create lot areas with dimensions suitable for air conditioning equipment. Ample storage for trash
and recycling as well as additional items is included in the garages.
Based the proposE;d Development Regulations, the minimum lot size is 1856 square feet with a
maximum lot coverage of 60%. Minimum usable private yard area is a 50 square foot private
deck. Residential ciensity for Neighborhood 7 would be 11.41 units per acre consistent with the
MDR land use designation and proposed PD zoning.
The Applicant has provided a plotting or "fit" list (Sheets 10 and 11 of the Applicant's separately
bound civil submittal package (Attachment 3). With the exception of 7 corner lots, all plans fit on
all lots. This flexik�ility allows for enhanced sales and marketing while maintaining sufficient
diversity along the street scene for both neighborhoods.
12 of 22
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Access & Circulation
Both vehicular access points to Neighborhood 7 are from Panorama Drive along the westerly
and northerly boundary. Street J intersects in an east-west direction north of Central Parkway.
Street K runs in a north-south direction and intersects at the terminus of Panorama Drive where
it connects to Table Mountain Road in Neighborhood 2 to the north. Street J and K are
connected by Street L which parallels the arc of Panorama Drive internally within Neighborhood
7. Drives D and E are located behind the lots facing Street L providing alley access to Lots 57
through 105 (49 Lots). Seven motorcourts (Drives F, G, H, I, J, K, and L) provide garage access
to 56 lots (Lots 57 through 105). Parcel E is provided to provide pedestrian access from
Neighborhood 5 to the south allowing Neighborhood 5 residents access to the proposed open
space (Parcel A) in this project.
Architecture
Four architectural styles would be available for this Neighborhood: (A) Farmhouse, (B) Cottage,
(C) Shingle and (G) Rural Contemporary. These styles also are used in Neighborhood 5
adjacent and south of Neighborhood 7 (Please refer to Attachment 2, Exhibit A for a description
of these styles).
Color and materials are shown on Sheets A1-02 through A1-04.
Floor Plans—
Three floor plans are available for the 105 homes. The range in size of the 3-story detached
townhomes is limited between the smallest (Plan 1) and the largest (Plan 3). All three plans
have a covered entry on the ground floor along with the attached 2-car garage and dedicated
storage space. Plan 1 has a ground floor laundry room, and Plans 2 and 3 have one bedroom
with full en suite bathroom at ground level. Kitchens in Plans 1 and 3 have an island, and all
plans have an outdoor deck on the second floor as an extension of the living area which faces
the paseo or landscaped setback. All three plans have a third floor Master suite located at the
13 of 22
front of each unit; each Master suite has a shower, walk-in closet, dual basins, and separate
water closet. Feai:ures specific to each floor plan are described as follows:
Plan 1 —This Plan is the smallest at 1,959 square feet. In addition to the ground floor described
above, the Univer:�al Design Ordinance (UDO) version of Plan 1 provides for a powder room on
the ground floor. 'rhe second floor is exclusively living, kitchen, and dining areas with a powder
room. All three k>edrooms are located on the third floor with the Master suite as described
above and a secondary full bathroom. A corner configuration also is available with essentially
the same layout, but with a slightly larger floor plate that extends through all three levels.
P/an 2 — Plan 2 is a 4-bedroom, 2,025 square foot unit having one downstairs bedroom with an
adjacent full bathroom. The second floor area includes the living room, dining area, kitchen,
laundry room, ancl powder room with separate water closet. Three bedrooms, including the
Master suite as described, above are located on the third floor. As a privacy option, the Master
suite door may be relocated closer or further from the landing area. A corner configuration with
essentially the same layout as the interior unit is available; however, additional area is occupied
by furred walls ancl provides very little extra usable area other than extra floor or cabinet space.
Plan 3 — The area of Plan 3 is 2,095 square feet and is not significantly larger than Plan 1, the
smallest. Like Pl�in 2, a bedroom with full en suite bath is located on the ground floor. The
second floor includles the living room, dining area, kitchen, laundry room, and powder room with
separate water closet. The Master suite along with two bedrooms, a secondary full bathroom,
and landing area a�re located on the third floor. As with Plan 1, the corner configuration of Plan
3 would have the same layout as an interior unit, but with a slightly larger floor plate that extends
through all three levels.
TABLE ��: Floor Plans — Neighborhood 7
3-sto detached " ull-a art" townhomes
Plan Square Feet ; Be�drQOms Bathro�ms Parking Elevations Stories
1 1,959 sf 3 2%2 + %2 2 B, C & G 3
1 corner• 2,011 sf 3 2%2 + '/2 2 B, C & G 3
2 2,025 sf 4 3'h 2 A, B & G 3
2 corner 2,040 sf 4 3%z 2 A, B & G 3
3 2,095 sf 4 3%2 2 A, B & C 3
3 corner 2,164 sf 4 3%z 2 A, B & C 3
Total
Elevation styles: (A) Farmhouse, (B)Cottage, (C)Shingle, and (D) Rural Contemporary.
All floor plans offE:r a Universal Design Ordinance option (UDO - handicapped accessible).
Floor plan details and plotting of potential UDO units are shown on the following Sheets:
• For Parce/ l-1, UDO plans are shown on Sheets A13-06, A13-10, and A13-15 for Plans 1,
2, and 3, respectively with plotting shown on Sheet 7 of the Planned Development.
• For Neighborhood 7, UDO_plans_are shown on Sheets A10-07, A10-20, and A10-33 for
Plans 1, 2, and 3, respectively, with plotting shown on Sheet 15 of the Planned Development.
Parkinq
14 of 22
The proposed parking for Neighborhood 7 is described below and the guest parking exceeds
the City's standard parking requirement of 1 space per unit. The proposed location of parking is
shown on Attachment 3, Sheet 12.
a) 210 covered spaces — 2 spaces per unit within an attached enclosed garage (same as City
standard)
b) 107 guest spaces (exceeding City standard) provided as:
- 77spaces curbside along internal streets (Street J, K and L) (on-site
- 30 spaces curbside along Panorama Drive
Landscape/Streetscape Plan
Details have been provided for street frontage. Sheet L-1 shows the common areas in
Neighborhood 7 that have been given special attention for landscape and hardscape design.
These areas include:
• Parcel A - Park provided with lawn, walkways, shelter over group table and BBQ, tot lot,
seating, lending library, large canopy trees, orchard, game tables, small flowering trees, and
ground cover. This area will be owned and maintained by the Homeowner's Association
(Sheets L-10 & L-11.
• Parcel B & C – Pedestrian corridor area (Sheet L-10 thru I-12) between ParK AND
Panorama Drive.
• Parcel D – This is a trail with maintenance access along the boundary between
Neighborhood 7 of Jordan Ranch and the undeveloped Croak property to the east. (Sheet L-
9)
• Park between Neighborhood 7 and Neighborhood 5 to the south - Transition slope provided
with lawn, walkways, steps, screen trees, bench overlook with view, meditation garden with
retaining wall, and demonstration garden. (Sheet L-10 and L-11)
• Individual Paseos – Sheets L-7 and L-8
Paseos are provided with paved walkways, groves of trees, shade and canopy trees, specimen
trees, rose gardens, native plants, benches and seating, raised planters, potted plants, and vine
arbors. The Pedestrian corridors have walkways, plantings, and seating.
A Resolution recommending that the City Council adopt a Resolution approving the Site
Development Review is included as Attachment 4 and would be part of an action also approving
the subdivision maps.
Affordable Housing/lnclusionary Zoning – Jordan Ranch
The proposed project will create an additional affordable housing requirement of 15 units. The
developer proposed to satisfy its obligation under the Inclusionary Zoning Regulations through
the use of affordable unit credits. It will purchase these credits from either the City or Eden
Housing that were create by the Veterans Project under development in Downtown Dublin. The
purchase will either provide an additional funding stream for the Veterans Housing project or
result in the City receiving additional affordable housing funds for use in other projects.
Vesting Tentative Tract Maps 8267 8� 8269 – Jordan Ranch
As stated above, the application for Jordan Ranch includes Vesting Tentative Map 8267 for
Parcel H and Vesting Tentative Map 8269 for Neighborhood 7. Specifics for the two subdivision
maps are shown in Table 5 as follows:
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TABLE 5: Vesting Tentative Maps 8267 and 8269
Parcel Acres Use Description
4.6 Vestin Tentative Map 8267
Lots 1-45 Medium Density Residential 45 units
Duets Attached and Detached two and three stories
streets public right-of-way Streets A, B, C, D, E and
arkin
paseos common area edestrian access
setbacks common area setbacks
9.2 Vestin Tentative Map 8269
Medium Density Residential 56 units
Lots 1-56 Detached (Pull-Apart) three stories
Alle -loaded Townhouses
Medium Density Residential 49 units
Lots—57-105 Detached (Pull-Apart) three stories
Alle -loaded Townhouses
A Park Park
B edestrian Corridor between Park and Street L
C pedestrian Corridor between Street L
and Panorama Drive
� pedestrian Corridor along maintenance road and
easterl boundar
streets ublic ri ht-of-wa Streets J,K& L
alle s/drivewa s rivate motorcourts Drives F, G, H, I, J, K, and L
All perimeter stree�ts and right-of-way will be dedicated, and perimeter streets will be improved,
including perimeter and internal sidewalks and landscaping.
A Planning Commission Resolution recommending City Council approval the Site Development
Review Permit and Vesting Tentative Maps 8267 and 8269 is provided as Attachment 4 with the
City Council Resoliation included as Exhibit A.
Development Agr�eement Amendment—Jordan Ranch
The City and the c�eveloper of Jordan Ranch have negotiated an amendment to the existing
Jordan Ranch Dev��lopment Agreement (Attachment 5, Exhibit A). The amendment will vest the
developer's right to construct the project proposed in the current approvals. It has no impact on
the developer's e:cisting entitlements. In exchange, the DA amendment will provide two
community benefit�;. First, the developer will construct the neighborhood park currently designed
and ready for construction, up to a value of $1.6 million, without receiving any credit under the
City's Public Facilities Fee program. A recent estimate for the park improvements is $1.95
million. The differE:nce will be provided in a credit to the developer to be used against units in
the project. The community will receive a benefit in the form of accelerated delivery of parks
that would otherwi:�e await the City's collection of adequate Public Facilities Fee revenue to
build parks. In adciition, the developer's purchase of affordable unit credits from the Veterans
project will either o�ffset the City's Affordable Housing Fund contribution to the Veterans project
or make additional ��ffordable housing funds available to the City.
The primary intent of a development agreement is to vest the land use approvals and provide
certainty to the City and the developer. The Planning Commission's role is to review the
development agree�ment, as it relates to land use, and make a recommendation to the City
Council. The negotiated deal points of the agreement are outside the purview of the Planning
Commission.
16 of 22
CONSISTENCY WITH GENERAL PLAN/EDSP & ZONING ORDINANCE:
The proposed amendment to the General Plan/EDSP and Planned Development Rezoning
reflect land uses that are compatible with open space preservation and neighborhood character
within the area. The proposed project will contribute to housing opportunities and diversity of
product type as a complement to the surrounding neighborhoods. The proposed Planned
Development rezoning would be consistent with the existing land use designations and
requested land use amendments. The proposed development sites in Jordan Ranch are
already designated for urban level residential development and services. No open space
designation would be converted to a residential designation. The proposed school site land use
amendment takes advantage of its proximity to a park designation to allow for joint school/public
recreational uses on the park designated land. The resulting joint school/park use is an efficient
way to provide needed school and public park opportunities. The proposed Subarea 3 and
Wallis land use amendments provide additional park land to offset a potential future deficit.
Both are ideal sites for a public park designation as the Wallis site is adjacent to an existing park
designation, and the Subarea 3 site provides the potential for a centrally located park that rises
above the flatter Dublin plain for a unique hiking and viewing experience. As such, the Jordan,
Subarea 3 and Wallis land use amendments and the proposed development are complementary
and further the General Plan housing, recreation and resource protection goals.
Staff reviewed Project consistency with the recently updated Housing Element since the
proposed land use and zoning amendments and development for Parcel H in Jordan Ranch
would reduce the development potential from 115 dwelling units to 45 units. Parcel H is not
listed on the inventory of available sites for affordable housing; therefore, the reduced residential
density would not be inconsistent with the Housing Element and would not trigger state law
restrictions regarding no-net-loss of affordable housing sites.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. The proposed development on Jordan Ranch has
been designed to be compatible with adjacent and surrounding development via architectural
elevations, site planning, and design details and integration with the Eastern Dublin Specific
Plan area over all. The Applicant intends to exceed the City of Dublin Green Building Ordinance
and will exceed the 50 point threshold in the City's program. In general, the proposed project
furthers the goals of the Community Design and Sustainability Element of the General Plan by
providing a high quality of life and preserving resources and opportunities for future generations.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the project to ensure that the Project is
established in compliance with all local Ordinances and Regulations. Conditions of Approval
from these departments and agencies are included in the Resolution approving Site
Development Review and Tentative Map Subdivisions (Attachment 4).
ENVIRONMENTAL REVIEW:
All of the subareas have been subject to prior CEQA review in connection with prior project
approvals. The prior CEQA reviews included the Eastern Dublin EIR and three supplemental
EIRs, among others. Therefore, the City prepared an Initial Study in accordance with CEQA
Section 21166 and related CEQA Guidelines sections 15162/15163 to determine whether
additional environmental review is required for the proposed general plan and Stage 1 PD
rezoning approvals. Based on the Initial Study, the City determined that a Mitigated Negative
17 of 22
Declaration (MND) should be prepared, mostly to examine the potential for potential significant
effects related to future development of a schoo� on one of the Jordan Ranch sites. The MND is
attached as Exhibit A to Attachment 6 of this staff report.
The City received several public and agency comments on the MND during the public review
period (as well a:; some late comments). Although not required by CEQA, the City prepared
responses to the ��ublic comments raising environmental issues, given the public interest in the
project. The public comments and responses are attached as Exhibit B to Attachment 6 of this
staff report.
Subsequent to n�lease of the MND, the Jordan Ranch applicants submitted additional
applications requesting development project approvals for iwo sites: Parcel H and
Neighborhood 7. Staff carefully reviewed the additional applications to determine if they
required the MND to be recirculated for public review under CEQA Guidelines section 15073.5.
Staff determined tl�at the MND did not need to be recirculated for public review because one of
the sites, Parcel H, had been analyzed in 2012 for potential mixed use development of up to 105
dwellings and 5,0��0 square feet of retail commercial. The current project proposes potential
Medium Density R:esidential development at 45 rather than 105 dwellings and without the retail
commercial uses. These potential uses and densities were analyzed in the MND prepared for
the project. The additional applications identified project lotting patterns, internal circulation,
architecture and landscaping. These additional features do not affect previously identified
significant impacts, mitigation measures, or the findings of the MND. The other site,
Neighborhood 7, t-iad also been analyzed in 2012 for potential residential development of up to
100 units under a dual residential/school land use designation allowing future development of
either school or r�:sidential uses. The additional application now proposes 105 units. Staff
determined that the additional 5 lots in Neighborhood 7 would not add a new significant impact
to those identified in prior CEQA reviews. As noted in the MND, future development on Jordan
Ranch has been analyzed in three EIRs (Eastern Dublin EIR, EDPO SEIR, Fallon Village SEIR)
and two recent CEQA addenda in 2010 and 2012. To document this review and determinations,
staff prepared an appendix to the MND which is attached as Exhibit C of Attachment 6. As
documented in thE: MND and appendix for the currently proposed approvals, other than the
impacts identified in the MND, there are no new or more severe significant impacts that
identified in the prior environmental reviews. Further, all previously adopted mitigation
measures continuE; to apply to the development sites unless otherwise specified in the MND.
The prior environrriental reviews are identified in the MND and are available for review at City
Hall during normal business hours.
A Resolution recornmending that the City Council adopt the Mitigated Negative Declaration is
included as Attacf�ment 6 with the public MND, comments and responses, and appendix as
described above, ;attached and included as Exhibits A, B, and C, respectively. CEQA also
requires that apprc�val of an MND also approve a Mitigation Monitoring and Reporting Program
(MMRP) in accord<�nce with CEQA Guidelines section 15097. The required MMRP is attached
to the City Council draft resolution as Exhibit D.
PUBLIC NOTICIN(�:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of i:he proposed project sites to advertise the project and the upcoming public
hearing. A public r�otice also was published in the Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
18 of 22
ATTACHMENTS: 1. Resolution recommending that the City Council adopt a
Resolution approving General Plan/EDSP Amendments for
portions of Dublin Ranch Subarea 3 (Irongate), Wallis Ranch
and Jordan Ranch; with draft City Council Resolution attached
as Exhibit A.
2. Resolution recommending that the City Council adopt an
Ordinance approving a Planned Development Rezoning with
related Stage 1 Development Plan for portions of Jordan
Ranch, Dublin Ranch Subarea 3 (PLPA 2013-00033) and
Wallis Ranch (PLPA 2013-00035), and approving a related
Stage 2 Development Plan Amendment for portions of Jordan
Ranch, (09-011 and PLPA 2010-00068) with the Ordinance
attached as Exhibit A.
3. Applicant's submittal package dated September 14, 2015
4. Resolution recommending that the City Council adopt a
Resolution approving a Site Development Review Permit and
Vesting Tentative maps 8267 (Parcel H) and 8269
(Neighborhood 7) for the Jordan Ranch II project with the City
Council Resolution included as Exhibit A
5. Resolution recommending that the City Council adopt an
Ordinance approving a Development Agreement Amendment
between the City of Dublin and BJ-ROF Jordan Ranch LLC
(Mission Valley Properties) for the Jordan Ranch II Project
with draft Ordinance included as Exhibit A
6. Resolution recommending that the City Council adopt a
Resolution adopting a Mitigated Negative Declaration for the
Jordan Ranch/Subarea 3/Wallis Ranch Project, with Exhibits A
through D as described above.
19of22
GENERAL INFOFtMATION:
PROPERTY OW�IER/APPLICANT: Dublin Ranch Subarea 3
Lennar Homes
6111 Bollinger Canyon Road, Suite 550
San Ramon, CA 94583
Attn: Michael Snoberger/Gordon Jones
Wallis Ranch
Trumark Homes
4185 Blackhawk Circle Road
Danville, CA 94506
Attn: Christopher Davenport
Jordan Ranch
Mission Valley Properties
5000 Hopyard Road, Suite 170
Pleasanton, CA 94588
Attn: Kevin Fryer
City of Dublin
100 Civic Plaza
Dublin, CA 94568
LOCATION: Dublin Ranch Subarea 3 is bounded by Central
Parkway on the north, Dublin Boulevard on the south,
Fallon Road on the east, and Lockhart Street on the
west. The 10.4-acre land use amendment site bisects
the project area in a band generally running from the
northwest to the southeast between Central Parkway
and Dublin Boulevard. Vesting Tentative Map 8187
APN 985-0027-012
Wallis Ranch generally is located near the northerly
City limits west of Tassajara Road and east of the
Parks Reserve Forces Training Area (PRTFA) and
EBRPD regional trail. The 1.9-acre land use
amendment site is located at the southerly boundary of
the Wallis property north of Dublin Ranch Road.
Vesting Tentative Map 7515
APN 986-0045-009
Jordan Ranch is located east of Fallon Road near the
southeasterly City limits with Parcel H and Neighborhood
7, both north of Central Parkway, and the School Site
along the south side of Central Parkway.
4233 Fallon Road
Vesting Tentative Map 8267 and 8269
Parcel H -APN 985-0098-006
Neighborhood 7 -APN 985-0108-001, and
School Site —APN 985-0098-002
20 of 22
GENERAL PLAN: Dublin Ranch Subarea 3
Existinq— Rural Residential/Agriculture (RR/A)
Proposed— Parks/Public Recreation (P/PR)
Wallis Ranch
Existin — Semi-Public (SP)
Proposed— Parks/Public Recreation (P/PR)
Jordan Ranch
Existin — Mixed Use (MU), Parks/Public Recreation
(P/PR) and Medium Density Residential Underlay
(MDR)
Proposed— Medium Density Residential (MDR) and
Public/Semi-Public
ZONING: Dublin Ranch Subarea 3
Existinq— PD-Rural Residential/Agriculture (RR/A)
(PLPA 2013-00033) Ord 09-14
Proposed— PD-Parks/Public Recreation (P/PR)
Wallis Ranch
Existinq— PD-Semi-Public (SP) Ord 02-07
Proposed— PD-Parks/Public Recreation (P/PR)
Jordan Ranch
Existin — PD-Mixed Use (MU), and PD-Medium
Density Residential Underlay (MDR) Ord 13-10
Proposed— PD-Medium Density Residential (MDR)
and PD-Public/Semi-Public
SURROUNDING USES:
Dublin Ranch Subarea 3
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
Parks/Public Recreation Fallon Community
North PD Medium Density Residential Sports Park + Future
Residential
South C-O Medium Density Residential Vacant— Future Commercial
General Commercial and Residential
East pp Open Space Vacant
Public/Semi-Public station for DSRSD
West PD Medium High Density Residential The Groves apartments
21 of 22
Wallis Ranch
LOCATION ZC)NING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY
North pp Park/Public Recreation Vacant
within Wallis Ranch
South P�1DR Stream Corridor, Regional Park, Natural drainage, agriculture,
and Medium Densit Residential [industrial], open space/recreation
East MDR & Medium Density Residential and private school, industrial uses,
NIHDR Open Space and outdoor stora e
Public Lands Camp Parks Reserve Training
West OS and Open Space Facility (PRTF), EBRPD
regional trail, and vacant
Jordan Ranch
LOCATION ZCiNING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
Residential: Single-family residential within
Low Density/Single-Family and Jordan Ranch in various
North PD Medium High Density Residential stages of completion or vacant
north of proposed School site Medium High Density
north of Central Parkwa Residential site
South PD �pen Space and Vacant
Medium Densit Residential
Rural Residential/Agriculture,
East PD Medium Density Residential, Vacant
Park/Public Recreation,
and O en S ace
PD Park/Public Recreation,
West Open Space, and Fallon Sports Park, Open
P[�-CP Medium Density Residential Space, and [vacant]
22 of 22
RESOLUTION NO. 15-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING
GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS FOR
PORTIONS OF DUBLIN RANCH SUBAREA 3 (IRONGATE), WALLIS RANCH, AND
JORDAN RANCH
WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on
a 4.6-acre site known as Parcel H, to provide for a School site on 3.7 acres south of Central
Parkway within Jordan Ranch, and to develop 105 detached units on a 9.2-acre site known as
Neighborhood 7; and
WHEREAS, the application for the proposed development includes General Plan/Eastern
Dublin Specific Plan Amendments to change the land use designation of the 4.6 acre site
located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch
Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre); and
WHEREAS, the application also includes General Plan/Eastern Dublin Specific Plan
Amendments to change the land use designation of the 3.7-acre site located east of Fallon
Road and along the south side of Central Parkway (portion APN 985-0027-007-02) from
Parks/Public Recreation (Community Park) to Public/Semi-Public; and
WHEREAS, the 9.2-acre Neighborhood 7 site is already designated for Medium Density
Residential; no land use amendment is required for the proposed development; and
WHEREAS, in addition to the three sites in Jordan Ranch, the City of Dublin proposes to
amend the land use for two other sites. One site within Dublin Ranch Subarea 3 (known as
Irongate) is 10.4 acres. The other site within Wallis Ranch is 1.9 acres; and
WHEREAS, the General Plan/Eastern Dublin Specific Plan amendments initiated by the
City propose to change the 10.4-acre site within Dublin Ranch Subarea 3 located south of
Central Parkway and north of Dublin Boulevard between Lockhart Street and Fallon Road from
Rural/Residential Agriculture (RR/A) to Parks/Public Recreation (P/PR) (portion APN 985-0027-
012); and
WHEREAS, the General Plan/Eastern Dublin Specific Plan amendments initiated by the
City propose to change the 1.9-acre site within Wallis Ranch located along the west of
Tassajara Road north of Dublin Ranch Road (APN 986-0045-009) from Semi-Public (SP) to
Parks/Public Recreation (P/PR); and
WHEREAS, related applications for the properties referenced above also includes
Planned Development rezoning with related Stage 1 and/or Stage 2 Development Plans, Site
Development Review, Vesting Tentative Maps, and/or Development Agreement amendments.
The proposed amendments, development and applications are collectively known as the
"Project"; and
1
ATTACHMF,N'T l
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared and circulated a Mitigated Negative Declarations (MND) for the Project; and
WHEREAS, on September 22, 2015, the Planning Commission held a properly noticed
public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific
Plan amendments, at which time all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated September 22, 2015 and incorporated herein by
reference, described and analyzed the Project, including the General Plan and Specific Plan
amendments, for the Planning Commission; and
WHEREAS, on September 22, 2015, the Planning Commission adopted Resolution 15-
XX, incorporated herein by reference, recommending that the City Council adopt the MND for
the Project; and
WHEREAS, the Planning Commission reviewed and considered the MND and prior
CEQA documents and all reports, recommendations and testimony prior to making its
recommendation on the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council of the City of Dublin adopt a resolution approving General Plan and Eastern Dublin
Specific Plan amendments for Parcel H and the 3.7-acre school site in Jordan Ranch, for
portions of Dublin Ranch Subarea 3, and for a portion of Wallis Ranch, which resolution is
attached as Exhibit A and incorporated herein by reference.
PASSED, APPROVED, AND ADOPTED this 22nd day of September 2015 by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Community Development Director
2514880.1
2
RESOLUTION NO. XX - 15
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * *
APPROVING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN
AMENDMENTS FOR PORTIONS OF DUBLIN RANCH SUBAREA 3 (IRONGATE), WALLIS
RANCH, AND JORDAN RANCH
WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on
a 4.6-acre site known as Parcel H, to provide a School site on a 3.7- acre site south of Central
Parkway within Jordan Ranch, and to develop 105 detached units on a 9.2-acre site known as
Neighborhood 7; and
WHEREAS, the application for the proposed development includes a General
Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6
acre site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and
Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per
acre). The land use amendment and proposed development on the 4.6-acre site would reduce
the residential density for the site; however, this site is not on the Housing Element inventory of
affordable housing opportunity sites and the redesignation would not raise Housing Element
consistency issues; and
WHEREAS, the application also includes a General Plan/Eastern Dublin Specific Plan
Amendments to change the land use designation of the 3.7-acre site located east of Fallon
Road and along the south side of Central Parkway (portion of APN 985-0027-007-02) from
Parks/Public Recreation [Community Park] to Public/Semi-Public; and
WHEREAS, in addition to the three sites in Jordan Ranch, the City of Dublin proposes to
amend the land use for two other sites. One site within Dublin Ranch Subarea 3 (known as
Irongate) is 10.4 acres. The other site within Wallis Ranch is 1.9 acres; and
WHEREAS, the General Plan/Eastern Dublin Specific Plan land use amendments
initiated by the City propose to change the 10.4-acre site within Dublin Ranch Subarea 3 located
south of Central Parkway and north of Dublin Boulevard between Lockhart Street and Fallon
Road from Rural/Residential Agriculture (RR/A) to Parks/Public Recreation (P/PR) (portion APN
985-0027-012); and
WHEREAS, the General Plan/Eastern Dublin Specific Plan land use amendments
initiated by the City propose to change the 1.9-acre site within Wallis Ranch located along the
west of Tassajara Road north of Dublin Ranch Road (APN 986-0045-009) from Semi-Public
(SP) to Parks/Public Recreation (P/PR); and
WHEREAS, related applications for the properties referenced above also include
Planned Development rezoning with related Stage 1 and/or Stage 2 Development Plans, Site
Development Review, Vesting Tentative Maps, and/or Development Agreement amendments.
The proposed amendments, development and applications are collectively known as the
"Project"; and
1 EXHIBIT A TO
ATTACHMENT 1
WHEREAS, consistent with California Government Code Section 65352.3, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City
on the proposed General Plan and Specific Plan amendments. None of the contacted tribes
requested a consultation within the 90-day statutory consultation period and no further action is
required under section 65352.3; 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 impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared and circulated a Mitigated Negative Declarations (MND) for the Project; and
WHEREAS, on September 22, 2015, the Planning Commission held a properly noticed
public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific
Plan amendments, at which time all interested parties had the opportunity to be heard ; and
WHEREAS, following the public hearing on September 22, 2015 the Planning
Commission approved Resolution 15-XX recommending approval of the MND and Resolution
15-XX recommending approval of the proposed General Plan/Eastern Dublin Specific Plan
amendments, which resolutions are incorporated herein by reference; and
WHEREAS, a Staff Report, dated , 2015 and incorporated herein by reference,
described and analyzed the MND, the Project, including the General Plan and Specific Plan
amendments, and the Planning Commission recommendations for the City Council; and
WHEREAS, on , 2015 the City Council held a properly noticed public hearing on
the Project, including the proposed General Plan and Eastern Dublin Specific Plan
amendments, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on , 2015, the City Council adopted Resolution XX-15 approving the
MND and adopting a Mitigation Monitoring and Reporting Program and Statement of Overriding
Considerations; and
WHEREAS, the City Council used their independent judgment and considered the MND
and prior CEQA documents, and all above referenced reports, recommendations, and testimony
prior to approving the General Plan and Eastern Dublin Specific Plan amendments.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that based on the entirety of the record, the City Council
finds that the General Plan and Eastern Dublin Specific Plan amendments are in the public
interest and that the General Plan and the Eastern Dublin Specific Plan as so amended will
remain internally consistent, and that the Eastern Dublin Specific Plan as amended is consistent
with the General Plan, as amended .
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the General Plan.
2
A. Amend the Land Use Map (Figure 1-1 a) of the General Plan as shown below:
� D U B L I N G E N E R A L P L A N (Figure i-1)
[hiKi:i� L A N D U S E September t6, 2ot5
~i����
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�.�.«.m..o.,.,.,..�....,.��. �.,.�a..,......�,.,....�, �
•w�.,,.,....�,,....�,
B. Amend Table 2.2 in the General Plan to increase the amount of Medium Density Residential by
4.6 acres; decrease Mixed Use by 4.6 acres; increase Parks/Public Recreation 8.6 acres;
reduce Rural Residential/Agriculture by 10.4 acres; reduce Semi-Public by 1.9 acres; and
increase Public/Semi-Public by 3.7 acres. (Table footnotes not included).
TABLE 2.2: Land Use Deve/opment Potential: Eastern Extended Plannin Area
Classification Acres Intensity'"' Units Factor Yield
RESIDENTIAL Du's/acre Du's Persons/du Population
High Density 56.14 25.1+ 1,409+ 2.7 3,804+
Medium-High Density 137.81 14.1-25.0 1,943-3,445 2.7 5,246-9,302
Medium-High Density and 0 14.1-25.0 0 2.7 0
Retail/Office
Medium Density 394.71 6.1-14.0 2,408-5,526 2.7 6,502-14,920
Single Family 725 0.9-6.0 652-4,350 2.7 1,760-11,745
Estate Residential 30.5 0.01-0.8 0-24 2.7 0-65
Rural Residential/Agriculture 329.8 0.01 3 2.7 9
TOTAL 1673.96 6,415- 17,321-39,845+
14,757+
Floor Square Feet Square
COMMERCIAL Acres Area (millions) Feet/ Jobs
Ratio Employee
(G ross)
General Commercial 299.1 .20-.60 2.61-7.82 510 5,118-15,333
General Commercial/Campus Office 95.22 .20-.80 .83-3.32 385 2,155-7,325
3
TABLE 2.2: Land Use Development Potential: Eastern Extended Planning Area
Classification Acres Intensity*'' Units Factor Yield
Mixed Use 6.7 .30-1.00 .09-.29 490 178-596
Mixed Use 2/Campus Office 22.9 .45 max .45 260 1,731
Neighborhood Commercial 21.29 .25-.60 .23-.56 490 470-1,143
Campus Office 195.58 .25-.80 2.13-6.82 260 8,192-26,214
Industrial Park 56.4 .35 max .86 590 1,458
Industrial Park/Campus Office 0 .25-.35 0 425 0
TOTAL: 697.19 7.20-20.12 19,302-53,800
PUBLIC/SEMI-PUBLIC/OPEN FAR Square Feet Square
SPACE Acres �Gross) (millions) Feet/ Jobs
em lo ee
Public/Semi-Public 97.8 .50 max 2.13 590 3,610
Semi-Public 1.3 .50 max .03 590 48
Acres Number
Parks/Public Recreation 204.9
Regional Parks 1.2 1
Open Space 699.56
FAR Square Feet Square
Schools Acres �Gross) (millions) Feet/ Jobs
emplo ee
Elementary School 48.7 .50 max 1.06 590 1797
Middle School 27.8 .50 max .61 590 1034
High School 0
TOTAL: 1081.26 3.83 6,489
Dwelling Square
Acres Units Population Feet Jobs
millions
GRAND TOTAL: 3,452.41 6,415- 17,321- 11.03-23.95 25,791-60,289
14,757+ 39,845+
C. Amend the Parks and Open Space Map (Figure 3-1) of the General Plan to include the 10.4
acre site in Subarea 3 and 1.9 acre site in Wallis Ranch designated as Parks/Public
Recreation and remove the 3.7 acre site in Jordan Ranch that is redesignated as
Public/Semi Public in accordance with the General Plan Amendment consistent with the
adopted changes to the General Plan Land Use Map (Figure 1-1).
D. Amend the Schools and Public Lands Map (Figure 4-1) of the General Plan to include the 3.7
acre site in Jordan Ranch south of Central Parkway designated Public/Semi-Public in
accordance with this General Plan Amendment consistent with the adopted changes to the
General Plan Land Use Map (Figure 1-1).
BE IT FURTHER RESOLVED that the City Council hereby adopts the following
amendments to the Eastern Dublin Specific Plan for Jordan Ranch, Subarea3 and Wallis
Ranch.
4
A. Amend the Land Use Map (Figure 4.1) of the Eastern Dublin Specific Plan to reflect the land
uses as follows:
,...o�. �►
,� �, .......y,.....,_.. Duniiri
ya�tlf��o�R+
���,,,. Figure a.l
- Land Use Map
��''
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r � � i .r.w..u.r�
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(Camp Parks) � �"
� � ---- .�.�
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u s.oew.am��� :� �-``� „r . � . . . .. .
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- - ..___.__� -, � ,�,.� ,� ��
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B. Amend Table 4.1 in the Eastem Dublin Specific Plan to increase the amount of Medium Density
Residential by 4.6 acres; decrease Mixed Use by 4.6 acres; increase Parks/Public Recreation
8.6 acres; reduce Rural Residential/Agriculture by 10.4 acres; reduce Semi-Public by 1.9 acres;
and increase Public/Semi-Public by 3.7 acres. All footnotes remain except to eliminate the
following footnote: ***4.6 acres is the same acreage as listed in the Commercial and
Residential Mixed Use cells. The 4.6 acres under Residential is not included in the sum of
Residential uses in this table. 5,000 square feet of commercial and 115 units are anticipated on
the mixed use sites (total). The FAR for Mixed Use governs both commercial and residential
uses.
TABLE 4.1
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY
(Amended Per Resolution Nos. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12,
92-12, 210-12, 198-13, 19-14, 159-14
Land Use Description LAND AREA DENSITY YIELD
COMMERCIAL/INDUSTRIAL
General Commercial 356.8 acres .25-.35 FAR 4.122 MSF
General Commercial/Cam us Office 87.02 acres .28 FAR 1.054 MSF
Industrial Park* 61.3 acres .25-.28 FAR .747 MSF
Nei hborhood Commercial 57.89 acres .30-.35 FAR .812 MSF
Mixed Use 0 acres .30-1.0 FAR 0 MSF
Mixed Use 2/Cam us Office***** 25.33 acres .45 FAR .497 MSF
Cam us Office 153.01 acres .35-.75 FAR 2.986 MSF
Subtotal 741.35 acres 10.218 MSF
5
TABLE 4.1
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY
(Amended Per Resolution Nos. 66-03, 47-04, 223-05, 58-07, 37-08, 210-08, 176-09, 76-10, 55-12,
92-12, 210-12, 198-13, 19-14, 159-14)
Land Use Description LAND AREA DENSITY YIELD
RESIDENTIAL
Hi h Densit 58.74 acres 35 du/ac 2,056 du
Medium Hi h Densit 156.61 acres 20 du/ac 3,132 du
Medium Densit ** 482.06 acres 10 du/ac 4,820 du
Sin le Famil **** 947.25 acres 4 du/ac 3,789 du
Estate Residential 30.4 acres 0.13 du/ac 4 du
Rural Residential/A ric. 539.55 acres .01 du/ac 5 du
Mixed Use 0 0 du
Subtotal 2,214.56 acres 13,806 du
PUBLIC/SEMI-PUBLIC
Public/Semi-Public 96.8 acres .24 FAR 1.012 MSF
Semi-Public 8.6 acres .25 FAR .094
Subtotal 105.4 acres 1.106 MSF
SCHOOLS
Elementa School 66.5 acres 5 schools
Junior Hi h School 21.3 acres 1 school
Subtotal 87.8 acres
PARKS AND OPEN SPACE
Cit Park 56.3 acres 1 ark
Communit Park 93.3 acres 3 parks
Nei hborhood Park 50.9 acres 7 arks
Nei hborhood S uare 16.7 acres 6 arks
Open Space Park 10.4 acres 1 park
Subtotal 227.6 acres 18 parks
Open Space 684.06 acres
TOTAL LAND AREA 4060.77 acres
C. Amend Table 4.2 in the Eastern Dublin Specific Plan (footnotes not included):
TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
(Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14,
159-14
Land Use Designation Development Sq Ft/ Persons/du Population
Emplo ees
Commercial
Industrial Park .747 MSF 590 1,266
General 1.054 MSF 385 2,738
Commercial/Campus
Office*
General Commercial 4.122 MSF 510 8,082
Neighborhood .812 MSF 490 1,657
Commercial
Mixed Use 0 MSF 490 0
6
TABLE 4.2
EASTERN DUBLIN SPECIFIC PLAN
POPULATION AND EMPLOYMENT SUMMARY
(Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08, 176-09, 76-10, 55-12, 92-12, 210-12, 198-13, 19-14,
159-14
Land Use Designation Development Sq Ft/ Persons/du Population
Emplo ees
Mixed Use 2/Campus .497 MSF 260 1,910
Office****
Cam us Office 2.986 MSF 260 11,485
Public/Semi Pubtic 1.012 MSF 590 1,715
Semi-Public .094 MSF 590 159
TOTAL: 11.324 MSF 29,012
Residenfial
Hi h Densit 2,056 2.0 4,112
Medium Hi h Densit 3,132 2.0 6,264
Medium Densit 4,749 2.0 9,498
Sin le Famil *** 3,789 3.2 12,125
Estate Residential 4 3.2 13
Mixed Use 0 2.0 0
Rural Residential/A ric. 5 3.2 16
TOTAL: 13,735 32,128
D. Amend Table 4.3 (footnotes not included).
TABLE 4.3
CITY OF DUBLIN
PROJECTED JOBS/HOUSING BALANCE
Amended Per Resolution No.223-05, 58-07,37-08, 176-09,76-10, 55-12, 92-12,210-12, 198-13, 19-14, 159-14
PLANNING Dwelling Jobs Employed Balance Ratio
AREA Units Residents
Existing City of 7,100 12,210 12,000 -210 1.02:1.0
Dublin
Eastern Dublin 13,806 29,012 22,366 -6,646 1.30:1.0
Specific Plan
Area
TOTAL: 20,906 41,222 34,366 -6,865 1.32:1.0
E. Amend Section 4.8.4 Parks and Open Space to include the following definition consistent
with the Parks and Recreation Master Plan (Insert after Neighborhood Square).
Natural Community Park. Natural Community Parks of varying size offer a variety of passive
recreational opportunities that attract a range of age groups of people looking for a more
serene park experience as further described in the Parks and Recreation Master Plan.
Natural Community Parks should feature areas that are primarily un-programmed and more
natural in appearance, often including features that have historically exited on site, such as
hills, creek or wetland features, or man-made structures such as bridges or small buildings.
Examples of uses include trails, sitting areas, wildlife viewing area and nature interpretive
areas with signage.
7
F. Amend Table 4.6.
TABLE 4.6
TOWN CENTER--RESIDENTIAL
SUBAREA DEVELOPMENT POTENTIAL
Desi nation Acres Densit Develo ment Potential
Hi h Densit 33.6 35 du/ac 908 du
Medium Hi h Densit 44.9 20 du/ac 852 du
Medium Density 189.0 10 du/ac 1,949 du
Sin le Famil 89.2 4 du/ac 399 du
Subtotal 356.7 --- 4,108 du
O en S ace 49.8 ---
Cit Park 56.3 --- 1 ark
Communit Park 80.6 --- 1 ark
Nei hborhood Park 11.6 --- 2 arks
Nei hborhood S uare 7.5 --- 5 arks
O en S ace 10.4 --- 1 ark
Semi-Public --- --- 0 msf
Subtotal 216.2 ---
Elementar School 31.1 --- 3 schools
TOTAL 604 --- 4,108 dwelling units
10 parks
3 elementary schools
G. Amend Table 4.9.
TABLE 4.9
FALLON VILLAGE CENTER
SUBAREA DEVELOPMENT POTENTIAL
Designation Acres Density Development Potential
Medium Density Residential 37�'� 10 du/ac 416 du
Medium High Residential 16.7 20 du/ac 334 du
Residential Subtotal 53.7 -- 750 du
Neighborhood Park 2.7 -- --
Community Park 14.6 -- --
Public/Semi Public 5.7 -- --
Open Space 3.6 -- --
Park/Open Space Subtotal 20.9 -- 1 community park
1 neighborhood square
Semi-Public 6.2 -- --
Total 87.4 -- 70,032 sf commercial
819 du
1 community park
1 neighborhood square
1. Underlying Medium Density Residcntial on Jordan school sitc now shown(PLPA 2010-000681. Up to 105 units possible and detennined at
Stage 2 Development Plan.
g
*Note: The prior Junior High School land use designation has bccn changed to Medium-High Density Residenlial.
H. Amend Table 4.10 (footnotes not included).
TABLE 4.I 0
FOOTHILL RESIDENTIAL
SUBAREA DEVELOPMENT POTENTIAL
Designation Acres Density Development Potential
Medium-High Desnity Residential 27.I 20 du/ac 542 du
Medium Density Residential 218 10 du/ac 2,180 du
Single Family Residential* 868.7 4 du/ac 3,475 du (�>
Estate Residential 30.4 .13 du/ac 4 du
Rural Residential 536.9 .01 du/ac 5 du
Residential Subtotal 1691.5 -- 6,206 du
Open Space 607.5 -- --
Regional Park I 1.7 -- I
Neighborhood Park 39.3 -- 4
Neighborhood Square 6.4 -- 2
Park/Open Space Subtotal 665 -- 7 parks
Elementary School 22.7 3 Schools
Junior High School 1.4 I School
High School 55.3 I School
School Subtotal 79.4 5 Schools
Public/Semi-Public 7.2 24 FAR
Semi-Public 5.3 .24 FAR --
Total 2,448.4 -- 6,206 du
7 parks
5 schools
I. Maps to be updated in accordance with the land use amendments:
Figure 6.1 - Open Space Framework
J. Appendix 3: Eastern Dublin Specific Plan Land Use Summary by Planning Subarea will be
amended to reflect land use amendments.
K. Appendix 4: Eastern Dublin Specific Plan Land Use Summary by Land Owners will be
amended to reflect land use amendments.
BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the
date of adoption.
9
PASSED, APPROVED, AND ADOPTED this day of 2015 by the
following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
10
RESOLUTION NO. 15-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A
PLANNED DEVELOPMENT REZONING WITH RELATED STAGE 1 DEVELOPMENT PLAN
FOR PORTIONS OF JORDAN RANCH, DUBLIN RANCH SUBAREA 3 (PLPA 2013-00033)
AND WALLIS RANCH (PLPA 2013-00035), AND APPROVING A
RELATED STAGE 2 DEVELOPMENT PLAN AMENDMENT FOR
PORTIONS OF JORDAN RANCH II, (PA 09-011) and (PLPA 2010-00068)
WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on
a 4.6 acre site known as Parcel H and provide for a joint School/Park on a 10.1 acre site south
of Central Parkway within Jordan Ranch. In addition, a 9.2 acre Medium Density Residential
overlay site (Neighborhood 7) is proposed for development of 105 detached units. The
proposed development and applications are collectively known as the "Jordan Ranch il Project";
and
WHEREAS, the application for the Jordan Ranch II project includes General
Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6
acre Parcel H site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway
and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units
per acre); and
WHEREAS, the application for the Jordan Ranch II project also includes General
Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of a 3.7
acre site located east of Fallon Road and along the south side of Central Parkway (portion APN
985-0027-007-02) from Community Park to Public/Semi-Public for future development of a
school; and
WHEREAS, in addition to the sites the within the Jordan Ranch II project, the City of
Dublin proposes to amend the land use for two other sites. One site within Dublin Ranch
Subarea 3 (known as Irongate) is 10.4 acres. The other site within Wallis Ranch is 1.9 acres;
and
WHEREAS, the General Plan/Eastern Dublin Specific Plan amendments initiated by the
City proposes to change the 10.4-acre site within Dublin Ranch Subarea 3 located south of
Central Parkway and north of Dublin Boulevard between Lockhart Street and Fallon Road from
Rural/Residential Agriculture (RR/A) to Parks/Public Recreation (P/PR) (portion APN 985-0027-
012); and
WHEREAS, the General Plan/Eastern Dublin Specific Plan amendments initiated by the
City proposes to change the 1 .9-acre site within Wallis Ranch located along the west of
Tassajara Road north of Dublin Ranch Road (APN 986-0045-009) from Semi-Public (SP) to
Parks/Public Recreation (P/PR); and
1
AT'TACHMEN'I' 2
WHEREAS, the application for all properties referenced includes a Planned Development
rezoning with related Stage 1 Development Plan; and
WHEREAS, the application for Jordan Ranch II also includes a Planned Development
rezoning with related Stage 2 Development Plan amendment, Site Development Review, for
Parcel H and Neighborhood 7 Vesting Tentative Subdivision Maps 8267 and 8269, and
Development Agreement amendment; 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 impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared and circulated a Mitigated Negative Declarations (MND) for the Project; and
WHEREAS, following a duly noticed public hearing on September 22, 2015, the Planning
Commission adopted Resolution 15-XX recommending that the City Council adopt a Mitigated
Negative Declaration for the Project, and Resolution 15-XX recommending that the City Council
approve the General Plan/Eastern Dublin Specific Plan Amendments for the Project, which
resolutions are incorporated herein by reference and available for review at City Hall during
normal business hours; and
WHEREAS, on September 22, 2015, the Planning Commission held a properly noticed
public hearing on the Project, including the proposed Planned Development rezoning, at which
time all interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report, dated September 22, 2015 and incorporated herein by
reference, described and analyzed the Project, including the requested Planned Development
rezoning with related Stage 1 and Stage 2 Development Plan amendment for Jordan Ranch II
for the Planning Commission; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council adopt the Ordinance attached as Exhibit A and incorporated herein by reference, which
Ordinance rezones portions of Jordan Ranch, Dublin Ranch Subarea 3 and Wallis Ranch, as
referenced above to Planned Development and approves a related Stage 1 and Stage 2
Development Plan amendment consistent with the land use designations. The Planning
Commission recommendation is based on the Staff Report analysis and recommendation and
on the findings set forth in the attached Draft Ordinance.
PASSED, APPROVED, AND ADOPTED this 22�d day of September 2015, by the
following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
ORDINANCE NO. XX — 15
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * � * * * * *
APPROVING PLANNED DEVELOPMENT REZONING WITH RELATED STAGE 1
DEVELOPMENT PLAN FOR PORTIONS OF JORDAN RANCH, DUBLIN RANCH SUBAREA
3 AND WALLIS RANCH AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN
FOR PORTIONS OF JORDAN RANCH PLPA 2010-00068
The Dublin City Council does ordain as follows:
SECTION 1. RECITALS
A. On , the City Council adopted Resolution XX-15 approving a General Plan/Eastern
Dublin Specific Plan Amendment to change the land use designation of a 4.6 acre site known as
Parcel H and located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and
Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per
acre). The resolution also approved a General Plan/Eastern Dublin Specific Plan Amendment
to change the land use designation of a 3.7-acre site located east of Fallon Road and along the
south side of Central Parkway (portion APN 985-0027-007-02) from Community Park to
Public/Semi-Public for future development of a school; and
B. In addition, the City Council also adopted General Plan/Eastern Dublin Specific Plan
amendments for two other sites. One site within Dublin Ranch Subarea 3 (known as Irongate)
is 10.4 acres located south of Central Parkway and north of Dublin Boulevard between Lockhart
Street and Fallon Road and was changed from Rural/Residential Agriculture (RR/A) to
Parks/Public Recreation (P/PR) (portion APN 985-0027-012). The other site within Wallis
Ranch is 1.9 acres located along the west side of Tassajara Road north of Dublin Ranch Road
(APN 986-0045-009) and was changed from Semi-Public (SP) to Parks/Public Recreation
(P/PR); and
C. For Jordan Ranch II, the Applicant, Mission Valley Properties, proposes to develop 45
homes on a 4.6 acre site known as Parcel H and provide for a joint School/Park on a 10.1-acre
site south of Central Parkway within Jordan Ranch. In addition, a 9.2 acre Medium Density
Residential site (Neighborhood 7) is proposed for development of 105 detached town homes.
The proposed amendments, development and applications are collectively known as the
"Project;" and
D. The California Environmental Quality Act (CEQA), together with the State guidelines and
City environmental regulations, require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared. To comply with the CEQA, the State
Guidelines and City environmental regulations, the City prepared and circulated a Mitigated
Negative Declaration (MND) for the Project; and
E. Following a public hearing on September 22, 2015, the Planning Commission adopted
Resolution 15- recommending that the City Council approve the CEQA Mitigated Negative
Declaration for the project, Resolution 15- recommending approval of the Project General
Plan and Specific Plan amendments, and Resolution 15- , recommending approval of the
Planned Development rezoning and related Stage 1 and 2 Development Plan amendment,
1 EXHIBIT A TO
ATTACHMENT 2
which resolutions are incorporated herein by reference and available for review at City Hall
during normal business hours.
F. A Staff Report, dated , 2015 and incorporated herein by reference, described and
analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2
Development Plan amendment, for the City Council.
G. On , 2015, the City Council held a properly noticed public hearing on the Project,
including the proposed Planned Development rezoning and related Stage 1 and 2 Development
Plan amendment, at which time all interested parties had the opportunity to be heard.
H. On , 2015, the City Council adopted Resolution XX-15 approving the CEQA Mitigated
Negative Declaration and adopting a Statement of Overriding Considerations for the Project,
and adopted Resolution XX-15 approving General Plan and Eastern Dublin Specific Plan
amendments for the Project, which resolutions are incorporated herein by reference and
available for review at City Hall during normal business hours.
I. The City Council considered the CEQA Mitigated Negative Declaration and related prior
CEQA documents, the Planning Commission recommendation, and all above-referenced
reports, recommendations, and testimony prior to taking action on the Project.
SECTION 2: FINDINGS AND DETERMINATIONS
I. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The proposed Planned Development rezone with related Stage 1 and Stage 2
Development Plan amendments meets the purpose and intent of Chapter 8.32 in that it
provides a comprehensive development plan for the affected sites that creates a
desirable use of land that is sensitive to surrounding land uses by virtue of the layout and
design of the site plan.
2. Development of the Project under the Planned Development zoning and the related
Stage 1 and 2 Development Plan amendments will be harmonious and compatible with
existing and future development in the surrounding area in that it will maintain the open
space character of the 10.4 acres in Subarea 3 and augment the existing park
designations on Wallis Ranch. The Parcel H and Neighborhood 7 Development Plans
will provide residential development consistent with the surrounding development by
providing unique floor plan designs and the incorporation of open space components.
The school site would be developed in the future by the Dublin Unified School District and
is located convenient to residential uses and has good roadway access.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows.
1. The Planned Development zoning for the Project and the related Stage 1 and 2
Development Plan will be harmonious and compatible with existing and potential
development in the surrounding area in that they maintain the open space character of
the 10.4 acres in Subarea 3 and augment the existing park designations in Wallis Ranch.
The Parcel H and Neighborhood 7 Development Plans will provide residential
development consistent with the surrounding development by providing unique floor plan
2
designs and the incorporation of open space components. The proposed site plan has
taken into account sensitive adjacencies and will provide a wide range of amenities to the
surrounding neighborhoods. The school site would be developed in the future by the
Dublin Unified School District and is located convenient to residential uses and has good
roadway access.
2. The project site is physically suitable for the type and intensity of the zoning district
being proposed in that the project maintains and increases open space and park
opportunities in Subarea 3 and Wallis Ranch. The Parcel H and Neighborhood 7
Development Plans are consistent with the general character and density of adjacent
residential development. The development project site conditions in the Stage 2
Development Plans are documented in the Mitigated Negative Declaration (MND) and
previously certified environmental documents, and the project will implement all adopted
mitigation measures, including those identified in the MND. There are no site conditions
that were identified that will present an impediment to development of any of the sites for
the intended purposes. There are no major physical or topographic constraints on the
development sites. Thus, all of the sites are physically suitable for the type and intensity
of the park, open space, school or residential uses approved through the Planned
Development zoning.
3. The Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety
and welfare in that the project will comply with all applicable development regulations and
standards and will implement all adopted mitigation measures. The Project uses are
compatible with surrounding uses.
4. The Planned Development zoning is consistent with the Dublin General Plan, as
amended, and the Eastern Dublin Specific Plan, as amended, in that the proposed park
and residential uses are consistent with the Parks/Public Recreation and Medium Density
Residential land use designations approved for the sites. The school site would be
developed in the future by the Dublin Unified School District and is consistent with the
approved Public/Semi-Public land use designation.
C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA
Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, and Statement of
Overriding Considerations on , 2015, as set forth in Resolution XX-15, which resolution is
incorporated herein by reference and available for review at City Hall during normal business
hours.
SECTION 3: ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the property described below to a Planned Development Zoning
District. The "Project sites" or "Properties" are described as follows:
LOCATION: Jordan Ranch is located east of Fallon Road near the southeasterly City
limits. The rezoning is approved for Parcel H and Neighborhood 7, both north of Central
Parkway, and the school site along the south side of Central Parkway, as shown below.
4233 Fallon Road Vesting Tentative Map 8024. Parcel H - APN 985-0098-006 Site E-5 -
3
APN 985-0108-001,and Park/School Site — APN 985-0098-002 (APN 985-0027-007-02,
985-0027-006-04)
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SUBJECT AREAS
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Jordan Ranch
4
I
Dublin Ranch Subarea 3 is bounded by Central Parkway on the north, Dublin Boulevard
on the south, Fallon Road on the east, and Lockhart Street on the west. The 10.4-acre
rezoning site bisects the project area in a band generally running from the northwest to
the southeast between Central Parkway and Dublin Boulevard. Vesting Tentative Map
8187 APN 985-0027-012; as shown below:
's ; '�P,�'�'n� -- , `'
;t , .��N��' �`\ �
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� STREAM � � �
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Subarea 3
Wallis Ranch generally is located near the northerly City limits, west of Tassajara Road
and east of the Parks Reserve Forces Training Area (PRTFA) and County regional trail.
The 1.9-acre land rezoning site is located at the southerly boundary north of Dublin
Ranch Road, Vesting Tentative Map 7515, APN 986-0045-009, as shown below.
� i--- :
RRA- �._._ �..�!"_.,. . s4 � �.1
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, "`""" SUBJECT AREA
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I'uLt.�4,:�.t���,1....... .e.v.e_�u..w� �g.wd.ma
Wallis Ranch
5
SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the Project sites
are set forth in the following Stage 1 and 2 Development Plan for the Affected Sites as defined
below, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan
shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors.
Stage 1 Development Plan for all sites and Stage 2 Development Plan for the Jordan
Ranch II Project
The Stage 1 Development Plan applies to Jordan ranch Public/Semi Public (school site), the
Sub Area 3 Park/Public Recreation site and the Wallis Parks/Public recreation site.
The Stage 2 Development Plan applies to Jordan Ranch Parcel H and Neighborhood 7.
This is a Stage 1 and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2
Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as a part of
the Planned Development Rezoning of Jordan Ranch (PLPA 2010-00068), Subarea 3 (PLPA
2013-00033) and Wallis Ranch (PLPA 2013-00035).
The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility
to encourage innovative development while ensuring that the goals, policies, and action
programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are
satisfied.
1. Statement of Permitted, Conditional and Accessory Uses.
PD — Medium Density Residential
Permitted Uses
• Accessory structures and uses in accordance with Section 8.40.030 of the Dublin
Zoning Ordinance
• Attached and/or detached dwelling, zero-lot line units, single-family units, duplexes,
townhouses, multi-family dwellings
• Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance
• Small family day care homes
• Other similar uses as determined by the Community Development Director
Conditional Uses
• Accessory structures and uses located on the same site as a conditional use
• Bed and Breakfast inns
• Community clubhouse
• Community facilities
• Large family day care homes
• Other similar uses as determined by the Community Development Director
Parks/Public Recreation
Permitted Uses, including, but not limited to:
• Public or private infrastructure
• Public parks and recreation facility- active or passive
6
• Trails and maintenance roads, including emergency vehicle access
• Water quality, drainage, and other similar facilities, including swales and basins
• Other similar uses as determined by the Community Development Director
Public/Semi Public
Permitted Uses, including, but not limited to:
• Public or private educational facilities
• Other uses as consistent with the General Plan Land Use for Public/Semi Public
as determined by the Community Development Director.
2. Stage 1 and 2 Site Plan.
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Stage 1 Site Plan - Dublin Ranch Subarea 3 (Irongate)
7
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Stage 1 Site Plan —Wallis Ranch
8
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1
Stage 1 Site Plan —Jordan Ranch II
9
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Stage 2 Site Plan Jordan Ranch II — Parcel H
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-- --- _rwic�o .�.--- ---
Stage 2 Site Plan Jordan Ranch II — Neighborhood 7
3. Site area, proposed densities.
Site Use Acres Units Densit
DR Subarea 3 Iron ate P/PR 10.4 0 N/A
Wallis Ranch P/PR 1.9 0 N/A
P/PR subtotal 12.30
10
Jordan Ranch II — Parcel H MDR 4.6 45 9.78 du er acre
Jordan Ranch II — MDR 9.2 105 11.41 units per acre
Nei hborhood 7
subtotal 13.8 150
4. Development regulations.
Minimum unless otherwise noted
Standard Parcel H Neighborhood 7
Tract 8267 Tract 8269
Lot Size 2,030 sf 1,856 sf
Lot Width/Fronta e
T pical Street 45 ft 32 ft
Cul-de-Sac/Knuckles 25 ft 25 ft
measure at ri ht-of-wa
Lot Depth N/A N/A
Lot Covera e 55% 60%
Buildin Hei ht maximum 35 ft 40 ft
Stories maximum 3 3
Setbacks minimum
Front Yard
Living Area 10 ft 7 ft first floor
5 ft upper floors
Porch/Deck 10 ft 4 ft
Encroachments 2 ft maximum into 2 ft maximum into
required setback required setback
Side Yard
Interior Lot 4 ft 4 ft
Corner Lot 7 ft 7 ft
Porch/Deck 4 ft 7 ft at corner 4 ft 7 ft at corner
Encroachments 2 ft maximum into 2 ft maximum into
required setback required setback
Rear Yard
Living Area 12 ft 12 ft
to centerline of alley to centerline of alley
Parcel Line Parcel Line
Garage or Lower Floors 14 ft 14 ft
to centerline of alley to centerline of alley
Parcel Line Parcel Line
Usable Private Yard 200 sf 50 sf deck
Parking Two (2) enclosed Two (2) enclosed
covered spaces per covered spaces per
unit plus one (1) unit plus one (1)
uncovered guest uncovered guest
space per unit which space per unit which
ma be curbside. ma be curbside.
Notes:
�'� Setbacks are measured from the property line except as otherwise noted.
11
�2� Encroachments may include window bays, chimneys, furred columns or walls, A/C units and other architectural
projections.
5. Phasing Plan. No development is proposed on the park or school sites. For the residential
development, backbone infrastructure will be installed with the area constructed in
accordance with Conditions of Approval. An individual phasing plan will be prepared in
conjunction with building permit issuance.
6. Preliminary/Master Neighborhood Landscape Plans.
�-6i�waTmMtN..�
hM til d'�'q tyw�l / ��"i7�^^�i .Mq 4 b�.v�Y!
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Master Neighborhood Landscape Plan for Jordan Ranch II Parcel H
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Master Neighborhood Landscape Plan for Jordan Ranch II Neighborhood 7
12
7. Architectural Standards — Parcel H and Neighborhood 7 only
The following architectural standards apply only to Jordan Ranch, Parcel H and
Neighborhood 7 despite any language to the contrary. References to "multi-family"
neighborhoods and single-family neighborhoods apply to Parcel H and Neighborhood 7
respectively.
GENERALDEVELOPMENT STANDARDS
The fr�lbwinq dev�elopment star►da�s apply tn the various neighborhaods within Jordan Ra�h.This
community is planned tn provide both single Family and muRi-family housing through a variety of neig�
6orhood styles. It is rc�tended to creabe afrordability by de sign, by rr�aking a conscious ef�rt t� lim�
the siae of the Fames ar�maximize the public and pNvate open space within the community. These
s�andards shall supple ment tho9e fourd�tt�,table of s#andarcls and plan requirements in D�lin's City
�rdinance. ' �/
� J�� - I ---- �� - --__
�...1 ._� - � _ �
, � , _ _
` ����; ��� � � 58UU SF I�ts =, � �
�=�_� � �a
.. ,
� � X�J _ `'���� r
� } 5.8 acre �
' Nsigh6orhood �
� Park
, 1 ' , SF L,ots 48.1 acr�e
, � .
� -
_ .__ . ,� a��s�s
' � - - - �
. ..
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���� � �. _ . � '' �
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� ClustErs ;
� ' .' � --
� � �� ��
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�, � _`` �-�_� �. �t , - i
� �
�
� lt.l acrs . 2.7 a:re �
� Community Park! `' Nbad
�,` �\ --- __ Sc6oal Sibs---.�TawnlFia�s �Iuar� Town/Flads. �
L•��,�� Density Residential Med-High Density Residentiail ��
Neigh�,orFcod I::<:i••l-F, 0 5200 SF Lots � 3-StoryTowns �
0 4040 SF Lots � TowrJFlats
f�le,dium DensityRtsiderrtial Mixed Use � 3
e Gusters � MixodUsePancel r
� Small LotAlley �
0 3200 SF Lots
0 Pull-Apeirt Tawns �
JORDAN RANCH � D��ts 2-1
13
SITiNG CRITERIA
It is imporCa.nt to create a stree�t scene that provides visual quality and variety:
�{ULTI-FAt+SILYNEIGHCc�RHC�QDS
C�Seecause tF�se neiqhborhoods are denser in nature�, buildings shall be� sited to maximiae open space.
Individual buildings themse�lti,c:s shall provide the articulation in the furm of multipl� s�tbacks;mixt�s
of one�,twn and thr�e��story ele�ments;and a varety o�ponches,decks and other fieatures that provde
massinq relie� Whe�re sides of 6uildinqs face st�ets�open space�,awticulatan of the�elevautions is
important as w�H.
VARIEO ROOF ARIEO BUItpING
-vPtS MATfRtAlS
��__- �
_
i
�
.�
�
�FI.:.I� .:S,i UF ONc, ,
iOURTYARUS FOR TWO 6 TMRfE
EACM UNI1 STORY EtEMEM3
Duet Massing Dia_qram
w �--------r------T-----T- ----r------- ---
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� P/SEU Ff��.^•�-U��I15
D UCt 5
"Qr �_2� J O[iDAN RANCH
14
SITING CItITEItIA
It is imporCant ta cree�te a street scene that provides visual quality and varie�ty:
SINu LE F�,f�Sl LYNEIG HCORHDODS
Vi sual quality and variety can be acco mp)ished by sit i ng home s w it h varyi ng set bac ks,re�rsi n q plan s so
that qara�s and entrie�s are�ad ja.cent to ea�ch other where possible,and providinqar�hitectural mas sing
r�lie�fthrough porche�baysa�otl�rs�glesinryele�me�ntsabngthestne��t.Whe�ne� side�sand rearsof
homes can be vi�wed from streets or ope�n spac�,articulation of these�el�vations is important as w�ll.
Thiscan be�accomplished by providinqarchite�ctuwal massinqre�liefthrou�hvared se�tbacksand by pro-
vidinq both one and twv story e�lements at the�se�locations
�VApED WIl01NG v�deo►u�
MATEIdAlS r.tlCkfTS
e �� �
� �
1� VGtti.v,InENT fR01�1 � pECK MA551�'G
E�ITRY AT EACH API�RO�RN'E TQ
EtEVAT�ON MUMAN YJLLE
Single Family f�'lassing Diagram
�
� MIGL CORNER LOT TYPICAL INTERIOR LOT
� r._._. . ._., r._. . ___�
r . .
Z (,' _. _ � � Z (9 � I _ �
� � �I I ic� �� I I zc�
� �� � b� �` � � � 5�
r � � I I �, �' I I �;,
� I I
w �'-°" . . a�-o" a+.o� ; ' a�•a�
MIN. � � MIN. MIN � � MIN.
�
��
§ � Z � Z V � � Z S Z v
� � LL � � � LL � LL
� w
$ � �� § � � �
� Pull-Apart Townhomes
Q± 2�� J ORDAN RANCH
15
ARGHITECTURAL DESIGN STANDARDS
The purpo�e of this sectan is fio provide guidar�ce on the architectural design and massing of the vari-
ous homes a� buildings within Jordan Ranch. Care ard consi�ewaltion shall be gi�,�en when plotting
specific home planson specific lots tn insure a variety of massing, colorand material variation within
the project.
Itiems lisbed bebw are amendmerrts ta the approved Design Guideunes. Wradditanal Architectural
Desiqn Standards, see approued De sign Guildeline s
MULTI-FAMILYNEIGHGORHCX�DS SINGLE FAMILYNEIGH[30RF-I�ODS
•Misaed Use �ofts: * I'ul!-Apart Towns
2 unit plans 3 floor plans
1 bu�dinq plan 3 elevation styleseach
1 elevo.tion style • Small Lot Alley:
• 3 Story TownsJFlats 4 floor plans
6 unit plans 3 eleval:ion slyleseach
3 building plans � Gusbers
2 eleuation styles each 4 fbor plans
• 3 StoryTowns 2 el�vation sty�seach
3 unit plans • 3200 SF Lots
3 buildin�plans 3 fbor plans
2 ele�tion styles each 2 elevation styles ea,ch
�„i.� • Duets •4000 SF Lots
� 3 unit plans 5 floorplans
3 building plans 3 elevation styles each
� 2 eleve,tion styleseach • 5200 SF Lots
3 floorplans
(..,� 3 el�vation slyles ea,ch
l
� ARGHITECTURAL TREATMENT
w
� See approv�ed Design Guide lir�es. Refer to Ordinance 13-10
1�1
� ARGHITEGTURAL STYLE GUIDELINES
� See approved D+esign Guide lines Refer to Ordinance 13-10
�
Qr ��� JORDAN RANCH
16
8. Landscape Standards. Parcel H and Neighborhood 7 only
The following landscape standards��ly to�lordan Ranch, Parcel H and Neighborhood 7
despite any language to the contrary. References to "multi-family" neighborhoods and
single-family neighborhoods apply to Parcel �and Neighborhood 7 respectively.
S'TREET TREE DIAGRAM
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,� _ ___ _... .
LEGEND Qi
� ScarletNwple•Rcer rubrurnArrestrorg' �
� Fbmbeam-Carpinus bet�lus'Fastigiata'
� Fbc I�erry-Cehisoa�ideMa lis
Chiltalpa•ChitalpatasAloernens's �/y
+� Rayv+oodAsA-Fruxinusangustifolia'RayNbod' ��'�
� BrushBaa•Lophostemo�aorAertus �
� Purplelocust•Robiniaarnbg�s'PurpleRobe'
� Little leafLinden•Tilia o�MaRa
� Fbv+eringPear-Pyrus�alleryana �
�� ChineseElrn•Ulrnus parvifolia'Drale'
= 0¢abeth6ushAnernone-Carpe�teracalibrnica'Elizabeth' �
= loee Blue V�ellow Nbod•Podoca ip us ebrgat us'loee Blue'
— Ind'anHawthorn•Rhaphiolep'sindkaripaj�+ticB�uty'
JORDAN fiANCH �3-1 �
17
�PEN SPACE INTERFACE DIAGRAM
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THEFIREMAF5HAU5 REQUIREMENTfOR'F�lENARDENEW
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�..� �21 JORDAN fiANCH
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18
ENTRIES
CCa�'IMUNITYAI�tD NEIGHf3Q[�HOt�D ENT[�IES
A hierar�hical systemofthematic land9cape rrrnnument�,tion has beendevelopedfnrthe Jardan Ranch
propertyto introduce the community irr�a�e and enhance the proposed a►�hitectu�.The monuments
reflectthe ranchchawacterofthe site while oomplimerrtingthe existinqentry elementsat the adjacent
f'ositano neighborhoods creating a seamle�s blend between the tv�de�.+elopments.
iS�eyneighborhoodentrieshavebeeniderrtifiedonthediagrambelovu Eachoftheseentriesincludesone
or more of the monumerits with thematic landscaping tn highlight each area.
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JOf�DAN RANCH 3-3 �
19
ENTf�YAT CENT[3AL PA(�KWAYAI�iD FALLON[�OAD
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ENTiNSTDhEWAII �' • •-
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20
ENTt�Y f�T CENTC�AL l'ARKVdAY AND C�AN�I�AMA DI�IVE
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T6iTU.W MONOUTH fi�S�6FICES '� AO�IT IIEES IND
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JORDAN RANCH �3-� �
21
I
GOMM�N SPAGE
C4t�MUN NEIG H[3�RH�D QPEN SPAGE
The design of the hiqhe rdensity neighborhoodswithin Jordan Ranch provide sa series ofcomrcan ope n
space s that are intended to serue the adjace rrk residents. These common areas will provide a range of
passive and a.cti�.+� recreatia�l opportunities fnr the neighborhood residents separatie from the City
parksthatwillbeavailablewithintheJorcianRanchdevelopme�t. Notonlydothesespacesexpandthe
amour�t of usable exterior space provided fnr residents, but they connect#he neighborhoods ta each
other cr�eating a visually oohesive community. The design of the common areas is intended to encour-
age pedestrianactnrityand interauction between residents. Examplesofcomrcan open space design are
shown on the foNowing pas�e s
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�..� ��� JORDAN RANCH
22
PAI�K S
The parksare partafthe open space system,oi�ering retneat spacesandactiuitiesfi�rthe residences.
The south portbn islocabed on a sloping site aixi includesa meditaiion garcien with viewouerbok
Ademonstration garden and multi-use lawn complebe s the passi�:open space expeNence.
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JORDAN f�ANCH I3-7 �
23
I
PA[�K S
The north portion of�rs mor�e group activity opportunities. The orchard and tree rows defines the
space and buf�iersadjace nt homes. A tnt lot and lending library caters tb the young,and the group tabie
and ping pong cabers to small groups.
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�..� �g� JORDAN RANCH
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24
t�EDESTftIAN GQRRIDUt�
The pedestrian corridor is a garde n-like connection from the parkto f'anorama DrNe.
The spaces include accent cobr plantings, scr�ee ning of adjacent home�and may include theme s like a
rose garden and scent�a.rde n.
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JO(�DAN RANCH I3� �
25
PASEC� A
('aseosoccur in alley-baded units.They are spacesthat lead to the front er►triesofthe homes,and are
ir�timabe spaces avaNable to the nei�hborhood as w�e II as ft�r the immediabe residents.
There are 3conditionstha�t the pa9eosoccur in. P�seo A hasa notable grade chanqe between the fac-
inq rows of home s. VY�h steps ard low retaining w�alls,a charminq entry space is created.
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28
['ASEQS AT C'AftCEL H
There ar�e 2 Pa.seos in ('ar�cel H.The unitsacrossthe paseo have eleuationaldif�'er�enceswhich result in
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JORDAN RANCH �3-13 �
29
9. Affordab/e Housing/lnclusionary Zoning— Jordan Ranch
The proposed project will create an additional affordable housing requirement of 15
units. The developer proposed to satisfy its obligation under the Inclusionary Zoning
Regulations through the use of affordable unit credits. It will purchase these credits
from either the City or Eden Housing created in the Veterans Project under development
in Downtown Dublin. The purchase will either provide an additional funding stream for
the Veterans Housing project or result in the City receiving additional affordable housing
funds for use in other projects.
10. Aerial Photos.
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30
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Jordan Ranch II
11. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in
this Stage 1 and 2 Development Plan amendment, the use, development, improvement
and maintenance of the property shall be governed by the provisions of the closest
comparable Zoning District as determined by the Community Development Director and
of the Dublin Zoning Ordinance pursuant to Section 8.32.060.0 except as provided in the
Stage 1 and Stage 2 Development Plan. No development shall occur on this property
until a Site Development Review permit has been approved for the property.
12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply
with all adopted mitigation measures of the Eastern Dublin EIR, EDPO SEIR, Fallon
Village SEIR, and the Mitigated Negative Declaration adopted for the Project, as
applicable.
13. Affected Sites. The Stage 1 Development Plan applies to the following rezoning sites as
shown in section 3 of this ordinance:
10.4-acre park site in Dublin Ranch Subarea 3
1.9-acre park site in Wallis Ranch
3.7-acre school site in Jordan Ranch
4.6-acre Parcel H in Jordan Ranch
9.2-acre Neighborhood 7 in Jordan Ranch
The Stage 2 Development Plan also applies to Parcel H and Neighborhood 7 in Jordan Ranch.
31
SECTION 5. PRIOR PD ZONING SUPERSEDED The following PD zoning ordinances are
hereby superseded as to the Affected Sites:
a. Ordinance No. 05-14 — Dublin Ranch Subarea 3 (Irongate)
b. Ordinance No. 11-14—Wallis Ranch
c. Ordinance No. 09-12 —Jordan Ranch
SECTION 6. POSTING OF ORDINANCE
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of
the State of California.
SECTION 7. EFFECTIVE DATE
This Ordinance shall take effect thirty (30) days following its adoption
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this
day of 2015, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:IAgendas120151Sub3 Jordan-school Wallis Parks GPAIPC Mfg 9.22.151ord rezoning jordan_sub3 wallis.docx
32
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SHEET INDEX
26
SHEET NO.
TITLE SHEET
1
VESTING TENTATIVE MAP
PLANNED UNIT DEVELOPMENT
JORDAN RANCH
26
SHEET NO.
SITE DEVELOPMENT PLAN
PARCEL "H"
2
Plan Fit Legend:
Plan 1
Plan 2
Plan 3
To Living Space:
(Duets)
Setback Requirements
7'-0" at Corner Lots* **
To Porch or Deck:
Residential Development Regulations
Minimum Lot Size
28'-6" x 70'-0" (Unit One or Two)
Corner Lot 34'-0" x 70'-0" (Unit Two)
Front 10'-0" * (Or 25'-0" between Buildings)
Interior Lot
12'-0" to Center of Alley*Rear
46'-6" x 70'-0" (Unit Three Detached)
43'-0" x 70'-0" (Unit Three Detached)
3'-6" at Interior LotsSide
Front
Side
To Garage Door:
Alley
7'-0" at Corner Lots
14'-0" to Center of Alley
10'-0" (Or 25'-0" between Buildings)
* Encroachments up to 2'-0" are permitted per design guidelines
** 4'-0" minimum setback allowed at side elevations with a front
door that faces a street or paseo (with a maximum
encroachment up to 1'-6" per design guidelines)
26
SHEET NO.
LOT COVERAGE TABLE
PARCEL "H"
3
Note:
Applicant has the ability where possible, and with City approval, to construct up to
50% of a single floor plan within the subdivision.
Individual floor plans may be placed next to or across the street from each other.
Only two of the same individual floor plans may be plotted next to each other without
being interrupted by a different floor plan. If two of the same individual floor plans are
plotted next to each other, the same individual floor plan may not be plotted across
the street from the two. In no case will the same architectural elevation or color
scheme be allowed next to or across the street from each other, unless they are a
different individual floor plan.
The Applicant shall provide a master plotting plan for the current and previous
phases of development at the same time the individual plot plans for each lot and/or
phase are submitted to ensure compliance with the above referenced note.
LOT COVERAGE TABLE
Jordan Ranch - Parcel H
Jordan Ranch - Parcel H
Dublin, CA
Lot Coverage Table - Parcel H Duets
Lot No.Lot Area (SF)Plan 1 Plan 2
Plan 2
Corner Plan 3
1 3,330 N/A N/A N/A 50.5%
2 2,088 N/A 53.6%N/A N/A
3 2,088 51.2%N/A N/A N/A
4 2,952 N/A N/A 39.5%N/A
5 2,484 N/A N/A 47.0%N/A
6 2,088 51.2%N/A N/A N/A
7 2,088 N/A 53.6%N/A N/A
8 3,132 N/A N/A N/A 53.7%
9 3,349 N/A N/A N/A 50.2%
10 2,272 N/A N/A 51.3%N/A
11 2,272 N/A N/A 51.3%N/A
12 3,271 N/A N/A N/A 51.4%
13 2,719 N/A N/A 42.9%N/A
14 3,678 N/A N/A N/A 45.7%
15 3,524 N/A N/A N/A 47.7%
16 2,024 52.8%N/A N/A N/A
17 2,024 N/A 55.3%N/A N/A
18 2,024 52.8%N/A N/A N/A
19 2,414 N/A N/A 48.3%N/A
20 2,465 N/A N/A 47.3%N/A
21 2,066 51.8%N/A N/A N/A
22 2,066 N/A 54.1%N/A N/A
23 2,066 51.8%N/A N/A N/A
24 3,625 N/A N/A N/A 46.4%
25 3,625 N/A N/A N/A 46.4%
26 2,066 51.8%N/A N/A N/A
27 2,066 N/A 54.1%N/A N/A
28 2,066 51.8%N/A N/A N/A
29 2,465 N/A N/A 47.3%N/A
30 2,465 N/A N/A 47.3%N/A
31 2,066 51.8%N/A N/A N/A
32 2,066 N/A 54.1%N/A N/A
33 2,066 51.8%N/A N/A N/A
34 3,633 N/A N/A N/A 46.3%
35 4,086 N/A N/A N/A 41.1%
36 2,219 48.2%N/A N/A N/A
37 2,219 N/A 50.4%N/A N/A
38 2,219 48.2%N/A N/A N/A
39 2,926 N/A N/A 39.9%N/A
40 3,243 N/A N/A 36.0%N/A
41 2,262 47.3%N/A N/A N/A
42 2,262 N/A 49.4%N/A N/A
43 2,262 47.3%N/A N/A N/A
44 2,262 N/A 49.4%N/A N/A
45 3,385 N/A N/A N/A 49.7%
26
SHEET NO.
PARKING PLAN
PARCEL "H"
4
Legend
Guest Parking Spaces
Fire Hydrant
Location ProposedRequired
Garage Spaces 90 90
Guest Parking
- Offsite 45 45
- Excess 0 0
Total Parking 135 135
Required Parking
Covered Parking
2 Spaces
(2) (45) = 90 spaces
Guest Parking
1 Space/Dwelling Unit
(1) (45) = 45 spaces
Total Required Parking Spaces = 135
(3 Story Duets)
Parking Plan Summary
Note: No street parking allowed on Jordan Ranch Drive,
Fallon Road, and Central Parkway
Compact Space
26
SHEET NO.
ADDRESS EXHIBIT
PARCEL "H"
5
26
SHEET NO.
FIRE ACCESS PLAN
PARCEL "H"
6
Notes
1.
Legend
Fire Truck Access Route
DSRSD fire hydrant spacing requirements:
- detached housing: 400' max
2.Maximum hose pull distance from
3.Maximum distance from fire truck
fire truck: 150'
to fire hydrant: 200'
4.No parking permitted in motorcourts
except in designated spaces.
Existing Fire Hydrant
Fire Hydrant
26
SHEET NO.
UNIVERSAL DESIGN
ORDINANCE SITE EXHIBIT
PARCEL "H"
7
Legend
Side Loaded Units with Exterior Accessible Routes
between Side Door Entrances and Walkways*
Note
Universal Design Ordinance Accessibility Calculations
Accessible Units Required Provided
45 45
The City of Dublin's Universal Design Ordinance only covers
single family detached homes, duplexes & triplexes.
*For Buyers' Optional Improvements for Exterior
Accessible Routes, See sheet 8
Front Loaded Units with Exterior Accessible Routes
between Front Door Entrances and Walkways
,*
Front Loaded and Side Loaded Units with No Exterior
Accessible Routes Between Front Door Entrances
Accessibility Path
and Walkways
26
SHEET NO.
UNIVERSAL DESIGN
ORDINANCE MATRIX OF
OPTIONAL IMPROVEMENTS
PARCEL "H"
8
Legend
Schematic Accessible Routes
Notes
26
SHEET NO.
SITE DEVELOPMENT PLAN
NEIGHBORHOOD 7
9
Plan Fit Legend:
Plan 1
Plan 2
Plan 3
4' Min.Front Porch
(Pull Apart Towns)
Setback Requirements
7' Min. at First FloorFront
14' Min.Garage
Side
Residential Development Regulations
Minimum Lot Size
32'-0" x 58'-0"
Corner Lot 37'-0" x 58'-0"
Side Porch 4' Min. at Interior Lots
5' Min. at Corner Lots
Note:
* Encroachments up to 2'-0" are permitted per design guidelines.
4' Min. at Interior Lots
7' Min. at Corner Lots
Interior Lot
12' Min.Rear Upper Floor
5' Min. at Upper Floor
*
*
*
26
SHEET NO.
LOT COVERAGE TABLE
NEIGHBORHOOD 7
10
Note:
Applicant has the ability where possible, and with City approval, to construct up to
50% of a single floor plan within the subdivision.
Individual floor plans may be placed next to or across the street from each other.
Only two of the same individual floor plans may be plotted next to each other without
being interrupted by a different floor plan. If two of the same individual floor plans are
plotted next to each other, the same individual floor plan may not be plotted across
the street from the two. In no case will the same architectural elevation or color
scheme be allowed next to or across the street from each other, unless they are a
different individual floor plan.
The Applicant shall provide a master plotting plan for the current and previous
phases of development at the same time the individual plot plans for each lot and/or
phase are submitted to ensure compliance with the above referenced note.
Jordan Ranch - Neighborhood 7
Dublin, CA
Lot Coverage Table (Pull Apart Towns Lots 1-105)
Lot No.
Lot Area
(SF)Plan 1B
Plan 1B
Corner Plan 1C
Plan 1C
Corner Plan 1G
Plan 1G
Corner Plan 2A
Plan 2A
Corner Plan 2B
Plan 2B
Corner Plan 2G
Plan 2G
Corner Plan 3A
Plan 3A
Corner Plan 3B
Plan 3B
Corner Plan 3C
Plan 3C
Corner
1 2,543 37.8%N/A 37.8%N/A 36.9%N/A 38.5%N/A 36.9%N/A 36.9%N/A 39.0%N/A 39.0%N/A 39.3%N/A
2 2,543 37.8%N/A 37.8%N/A 36.9%N/A 38.5%N/A 36.9%N/A 36.9%N/A 39.0%N/A 39.0%N/A 39.3%N/A
3 2,543 37.8%N/A 37.8%N/A 36.9%N/A 38.5%N/A 36.9%N/A 36.9%N/A 39.0%N/A 39.0%N/A 39.3%N/A
4 2,830 34.0%50.9%34.0%34.0%33.2%34.6%34.6%34.6%33.2%34.6%33.2%34.6%35.1%36.4%35.0%36.4%35.3%36.7%
5 2,356 40.8%N/A 40.9%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.1%N/A 42.5%N/A
6 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
7 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
8 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
9 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
10 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
11 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
12 2,356 40.8%N/A 40.9%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.1%N/A 42.5%N/A
13 2,356 40.8%N/A 40.9%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.1%N/A 42.5%N/A
14 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
15 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
16 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
17 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
18 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
19 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
20 2,356 40.8%N/A 40.9%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.1%N/A 42.5%N/A
21 2,356 40.8%NO FIT 40.9%40.9%39.8%41.5%41.5%41.5%39.8%41.5%39.8%41.5%42.1%43.7%42.1%43.7%42.5%44.0%
22 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
23 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
24 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
25 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A
26 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
27 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
28 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
29 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
30 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
31 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
32 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A
33 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A
34 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
35 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
36 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
37 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
38 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
39 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
40 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A
41 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A
42 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
43 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
44 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
45 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
46 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
47 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
48 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A
49 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A
50 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
51 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
52 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
53 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
54 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
LOT COVERAGE TABLE
Jordan Ranch - Neighborhood 7
Pull-Apart Towns (Lots 1 - 54)
26
SHEET NO.
LOT COVERAGE TABLE
NEIGHBORHOOD 7
11
Note:
Applicant has the ability where possible, and with City approval, to construct up to
50% of a single floor plan within the subdivision.
Individual floor plans may be placed next to or across the street from each other.
Only two of the same individual floor plans may be plotted next to each other without
being interrupted by a different floor plan. If two of the same individual floor plans are
plotted next to each other, the same individual floor plan may not be plotted across
the street from the two. In no case will the same architectural elevation or color
scheme be allowed next to or across the street from each other, unless they are a
different individual floor plan.
The Applicant shall provide a master plotting plan for the current and previous
phases of development at the same time the individual plot plans for each lot and/or
phase are submitted to ensure compliance with the above referenced note.
LOT COVERAGE TABLE
Jordan Ranch - Neighborhood 7
Pull Apart Towns (Lots 55 - 105) continued
55 1,984 48.4%N/A 48.5%N/A 47.3%N/A 49.3%N/A 47.3%N/A 47.3%N/A 50.0%N/A 50.0%N/A 50.4%N/A
56 2,480 38.8%N/A 38.8%N/A 37.8%N/A 39.4%N/A 37.8%N/A 37.8%N/A 40.0%N/A 40.0%N/A 40.3%N/A
57 2,539 37.8%56.8%37.9%37.9%37.0%38.5%38.5%38.5%37.0%38.5%37.0%38.5%39.1%40.5%39.1%40.5%39.4%40.9%
58 2,182 44.0%N/A 44.1%N/A 43.0%N/A 44.8%N/A 43.0%N/A 43.0%N/A 45.5%N/A 45.4%N/A 45.8%N/A
59 2,173 44.2%N/A 44.3%N/A 43.2%N/A 45.0%N/A 43.2%N/A 43.2%N/A 45.7%N/A 45.6%N/A 46.0%N/A
60 2,166 44.4%N/A 44.4%N/A 43.3%N/A 45.2%N/A 43.3%N/A 43.3%N/A 45.8%N/A 45.8%N/A 46.2%N/A
61 2,162 44.4%N/A 44.5%N/A 43.4%N/A 45.2%N/A 43.4%N/A 43.4%N/A 45.9%N/A 45.9%N/A 46.3%N/A
62 2,160 44.5%N/A 44.6%N/A 43.4%N/A 45.3%N/A 43.4%N/A 43.4%N/A 45.9%N/A 45.9%N/A 46.3%N/A
63 2,161 44.5%N/A 44.5%N/A 43.4%N/A 45.3%N/A 43.4%N/A 43.4%N/A 45.9%N/A 45.9%N/A 46.3%N/A
64 2,165 44.4%N/A 44.5%N/A 43.3%N/A 45.2%N/A 43.3%N/A 43.3%N/A 45.8%N/A 45.8%N/A 46.2%N/A
65 2,171 44.3%N/A 44.3%N/A 43.2%N/A 45.1%N/A 43.2%N/A 43.2%N/A 45.7%N/A 45.7%N/A 46.1%N/A
66 2,180 44.1%N/A 44.2%N/A 43.0%N/A 44.9%N/A 43.0%N/A 43.0%N/A 45.5%N/A 45.5%N/A 45.9%N/A
67 2,191 43.9%N/A 43.9%N/A 42.8%N/A 44.6%N/A 42.8%N/A 42.8%N/A 45.3%N/A 45.3%N/A 45.7%N/A
68 2,205 43.6%N/A 43.7%N/A 42.6%N/A 44.4%N/A 42.6%N/A 42.6%N/A 45.0%N/A 45.0%N/A 45.4%N/A
69 2,304 41.7%N/A 41.8%N/A 40.7%N/A 42.5%N/A 40.7%N/A 40.7%N/A 43.1%N/A 43.0%N/A 43.4%N/A
70 2,310 41.6%N/A 41.7%N/A 40.6%N/A 42.3%N/A 40.6%N/A 40.6%N/A 42.9%N/A 42.9%N/A 43.3%N/A
71 2,271 42.3%N/A 42.4%N/A 41.3%N/A 43.1%N/A 41.3%N/A 41.3%N/A 43.7%N/A 43.7%N/A 44.0%N/A
72 2,294 41.9%N/A 42.0%N/A 40.9%N/A 42.6%N/A 40.9%N/A 40.9%N/A 43.2%N/A 43.2%N/A 43.6%N/A
73 2,290 42.0%N/A 42.0%N/A 41.0%N/A 42.7%N/A 41.0%N/A 41.0%N/A 43.3%N/A 43.3%N/A 43.7%N/A
74 2,722 35.3%52.9%35.4%35.4%34.5%35.9%35.9%35.9%34.5%35.9%34.5%35.9%36.4%37.8%36.4%37.8%36.7%38.1%
75 2,768 34.7%52.1%34.8%34.8%33.9%35.3%35.3%35.3%33.9%35.3%33.9%35.3%35.8%37.2%35.8%37.2%36.1%37.5%
76 2,460 39.1%N/A 39.1%N/A 38.1%N/A 39.8%N/A 38.1%N/A 38.1%N/A 40.3%N/A 40.3%N/A 40.7%N/A
77 2,496 38.5%N/A 38.6%N/A 37.6%N/A 39.2%N/A 37.6%N/A 37.6%N/A 39.7%N/A 39.7%N/A 40.1%N/A
78 2,492 38.6%N/A 38.6%N/A 37.7%N/A 39.3%N/A 37.7%N/A 37.7%N/A 39.8%N/A 39.8%N/A 40.1%N/A
79 2,338 41.1%N/A 41.2%N/A 40.1%N/A 41.8%N/A 40.1%N/A 40.1%N/A 42.4%N/A 42.4%N/A 42.8%N/A
80 2,342 41.0%N/A 41.1%N/A 40.1%N/A 41.8%N/A 40.1%N/A 40.1%N/A 42.4%N/A 42.3%N/A 42.7%N/A
81 2,358 40.8%N/A 40.8%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.0%N/A 42.4%N/A
82 2,371 40.5%N/A 40.6%N/A 39.6%N/A 41.3%N/A 39.6%N/A 39.6%N/A 41.8%N/A 41.8%N/A 42.2%N/A
83 2,380 40.4%N/A 40.4%N/A 39.4%N/A 41.1%N/A 39.4%N/A 39.4%N/A 41.7%N/A 41.7%N/A 42.0%N/A
84 2,385 40.3%N/A 40.4%N/A 39.3%N/A 41.0%N/A 39.3%N/A 39.3%N/A 41.6%N/A 41.6%N/A 41.9%N/A
85 2,385 40.3%N/A 40.4%N/A 39.3%N/A 41.0%N/A 39.3%N/A 39.3%N/A 41.6%N/A 41.6%N/A 41.9%N/A
86 2,382 40.3%N/A 40.4%N/A 39.4%N/A 41.1%N/A 39.4%N/A 39.4%N/A 41.6%N/A 41.6%N/A 42.0%N/A
87 2,358 40.8%N/A 40.8%N/A 39.8%N/A 41.5%N/A 39.8%N/A 39.8%N/A 42.1%N/A 42.0%N/A 42.4%N/A
88 2,387 40.3%N/A 40.3%N/A 39.3%N/A 41.0%N/A 39.3%N/A 39.3%N/A 41.6%N/A 41.5%N/A 41.9%N/A
89 2,519 38.2%57.2%38.2%38.2%37.3%38.8%38.8%38.8%37.3%38.8%37.3%38.8%39.4%40.9%39.4%40.8%39.7%41.2%
90 2,415 39.8%NO FIT 39.9%39.9%38.9%40.5%40.5%40.5%38.9%40.5%38.9%40.5%41.1%42.6%41.1%42.6%41.4%43.0%
91 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A
92 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A
93 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A
94 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A
95 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A
96 2,139 44.9%N/A 45.0%N/A 43.9%N/A 45.7%N/A 43.9%N/A 43.9%N/A 46.4%N/A 46.4%N/A 46.8%N/A
97 2,197 43.7%N/A 43.8%N/A 42.7%N/A 44.5%N/A 42.7%N/A 42.7%N/A 45.2%N/A 45.1%N/A 45.5%N/A
98 2,132 45.1%N/A 45.1%N/A 44.0%N/A 45.9%N/A 44.0%N/A 44.0%N/A 46.5%N/A 46.5%N/A 46.9%N/A
99 2,444 39.3%NO FIT 39.4%39.4%38.4%40.0%40.0%40.0%38.4%40.0%38.4%40.0%40.6%42.1%40.6%42.1%40.9%42.4%
100 2,554 37.6%N/A 37.7%N/A 36.7%N/A 38.3%N/A 36.7%N/A 36.7%N/A 38.8%N/A 38.8%N/A 39.2%N/A
101 2,578 37.3%N/A 37.3%N/A 36.4%N/A 37.9%N/A 36.4%N/A 36.4%N/A 38.5%N/A 38.5%N/A 38.8%N/A
102 2,462 39.0%N/A 39.1%N/A 38.1%N/A 39.7%N/A 38.1%N/A 38.1%N/A 40.3%N/A 40.3%N/A 40.6%N/A
103 2,462 39.0%N/A 39.1%N/A 38.1%N/A 39.7%N/A 38.1%N/A 38.1%N/A 40.3%N/A 40.3%N/A 40.6%N/A
104 2,487 38.6%N/A 38.7%N/A 37.7%N/A 39.3%N/A 37.7%N/A 37.7%N/A 39.9%N/A 39.9%N/A 40.2%N/A
105 2,415 39.8%N/A 39.9%N/A 38.9%N/A 40.5%N/A 38.9%N/A 38.9%N/A 41.1%N/A 41.1%N/A 41.4%N/A
26
SHEET NO.
PARKING PLAN
NEIGHBORHOOD 7
12
Legend
Guest Parking Spaces (8'x22')
Excess Parking Spaces (8'x22')
Proposed Fire Hydrant
PARKING PLAN SUMMARY
Location ProposedRequired
Garage Spaces 210 210
Guest Parking
- Offsite 86 105
- Excess 0 0
Total Parking 296 315
Required Parking
Covered Parking
2 Spaces / Dwelling Unit
(2) (105) = 210 spaces
Guest Parking
1 Space / Dwelling Unit
(1) (105) = 105 spaces
Total Required Parking Spaces = 315
No Parking Zone (15' Minimum
from Fire Hydrant)
Existing Fire Hydrant
26
SHEET NO.
ADDRESS EXHIBIT
NEIGHBORHOOD 7
13
Legend
26
SHEET NO.
FIRE ACCESS PLAN
NEIGHBORHOOD 7
14
Notes
1.
Legend
Fire Truck Access Route
Existing Fire Hydrant
DSRSD fire hydrant spacing requirements:
- detached housing: 400' max
2.Maximum hose pull distance from
3.Maximum distance from fire truck
fire truck: 150'
to fire hydrant: 200'
4.No parking permitted in motorcourts
except in designated spaces.
Fire Hydrant
26
SHEET NO.
UNIVERSAL DESIGN
ORDINANCE SITE EXHIBIT
NEIGHBORHOOD 7
15
Legend
Front Loaded Units with no Exterior
Accessible Routes between Front Door
Entrances and Sidewalks
Note
Universal Design Ordinance Accessibility Calculations
Accessible Units Required Provided
105 105
*
The City of Dublin's Universal Design Ordinance only covers
single family detached homes, duplexes & triplexes.
*For Buyers' Optional Improvements for Exterior
Accessible Routes, See sheet 16
Front Loaded Units with Exterior Accessible Routes
between Front Door Entrances and Sidewalks
,,*
Front Loaded Units with no Exterior Accessible Routes
between Front Door Entrances and Sidewalks
or Between Outside Entry to Garage and Sidewalks *
Accessibility Path
26
SHEET NO.
UNIVERSAL DESIGN
ORDINANCE MATRIX OF
OPTIONAL IMPROVEMENTS
NEIGHBORHOOD 7
16
Legend
Schematic Accessible Routes
Notes
26
SHEET NO.
OPEN SPACE WILD FIRE
MANAGEMENT PLAN
17
SHEET INDEX
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
TITLE
SHEET
1
18
VESTING TENTATIVE MAP
JORDAN RANCH
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
TYPICAL
SECTIONS
AND
DETAILS
2
19
SECTION SECTION SECTION
SECTION SECTION SECTION SECTION
SECTION SECTION
SECTION
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
TYPICAL
SECTIONS
AND
DETAILS
3
20
PRIVATE DRIVES A,B, E, F, G, H, I, J, K, & LPRIVATE DRIVE D PUBLIC STREETS J & K PUBLIC STREET L
PRIVATE STREET D
PRIVATE STREET BPRIVATE STREET A
PRIVATE STREET E
PRIVATE STREET C
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
PARCEL
H
-
TYPICAL
FINE
GRADING
4
21
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
PARCEL
H
-
GRADING
AND
UTILITY
PLAN
5
22
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
PARCEL
H
-
EROSION
CONTROL
PLAN
6
23
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
PRELIMINARY
STORMWATER
MANAGEMENT
PLAN
DRAINAGE
MAP
7
24
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
NEIGHBORHOOD
7
-
GRADING
AND
UTILITY
PLAN
8
25
CITY
OF
DUBLIN,
ALAMEDA
COUNTY,
CALIFORNIA
VESTING
TENTATIVE
MAP
NEIGHBORHOOD
7
-
EROSION
CONTROL
PLAN
9
26
RESOLUTION NO. 15 - XX
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A
SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAPS 8267
(PARCEL H) AND 8269 (NEIGHBORHOOD 7) FOR THE JORDAN RANCH II PROJECT
PLPA 2010-00068)
WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on
a 4.6 acre site known as Parcel H. In addition, Neighborhood 7 is a 9.2 acre Medium Density
Residential site proposed for development of 105 detached units. The proposed Parcel H and
Neighborhood 7 development and related applications are collectively known as the "Jordan
Ranch II Project"; and
WHEREAS, the application for the Jordan Ranch II project includes General
Plan/Eastern Dublin Specific Plan Amendments to change the land use designation of the 4.6
acre Parcel H site located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway
and Jordan Ranch Drive from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units
per acre); and
WHEREAS, the related applications for the Jordan Ranch II project also include General
Plan/Eastern Dublin Specific Plan Amendments and proposed Planned Development rezoning
for a 3.7-acre school site, a 10.4-acre property within Dublin Ranch Subarea 3 (Irongate) and a
1 .9-acre property within Wallis Ranch. None of these three land use amendment sites is part of
the Site Development Review or Vesting Tentative Map applications; and
WHEREAS, the application for all properties referenced within Jordan Ranch also
includes a Planned Development rezoning with related Stage 1 and for Parcel H and
Neighborhood 7, a Stage 2 Development Plan amendments, Site Development Review, Vesting
Tentative Subdivision Maps 8267 and 8269, and Development Agreement amendment; 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 impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared and circulated a draft Mitigated Negative Declaration (MND) for the Project;
and
WHEREAS, following a public hearing on September 22, 2015, the Planning Commission
adopted Resolution 15-XX recommending that the City Council adopt the CEQA Mitigated
Negative Declaration, Resolution 15-XX recommending that the City Council approve the
General Plan/Eastern Dublin Specific Plan Amendments for the Project (including Parcel H),
and Resolution 15-XX recommending that the City Council adopt an Ordinance approving a
Planned Development rezoning with related Stage 1 and/or Stage 2 Development Plan
Amendment for the Project (including Parcel H) , which resolutions are incorporated herein by
reference; and
WHEREAS, on September 22, 2015, the Planning Commission held a properly noticed
public hearing on the Project, including the proposed Site Development Review permit and
ATTACHMENT 4
Vesting Tentative Maps 8267 and 8269 for Parcel H and Neighborhood 7, at which time all
interested parties had the opportunity to be heard; and
WHEREAS, a Staff Report for the Planning Commission, dated September 22, 2015 and
incorporated herein by reference, described and analyzed the Project, including the Site
Development Review permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and
Neighborhood 7; and
WHEREAS, the Planning Commission did hear and consider the MND, all said reports,
recommendations and testimony and used its independent judgment to evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin, based
on the findings in the attached Resolution, recommends that the City Council adopt the
Resolution attached as Exhibit A and incorporated herein by reference, which Resolution
approves the Site Development Review Permit and Vesting Tentative Maps 8267 and 8269 for
Parcel H and Neighborhood 7.
PASSED, APPROVED AND ADOPTED this 22�d day of September, 2015 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Assistant Community Development Director
2514881.1
2
RESOLUTION NO. XX-15
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * *
APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND
VESTING TENTATIVE MAPS 8267
(PARCEL H) AND 8269 (NEIGHBORHOOD 7) FOR THE JORDAN RANCH il PROJECT
PLPA 2010-00068
WHEREAS, the Applicant, Mission Valley Properties, proposes to develop 45 homes on a 4.6
acre site known as Parcel H. In addition, Neighborhood 7 is a 9.2 acre Medium Density Residential
site proposed for development of 105 detached units. The proposed Parcel H and Neighborhood 7
development and related applications are collectively known as the "Jordan Ranch II Project"; and
WHEREAS, the application for the Jordan Ranch II project includes General Plan/Eastern
Dublin Specific Plan Amendments to change the land use designation of the 4.6 acre Parcel H site
located at 4233 Fallon Road (APN 985-0098-006) between Central Parkway and Jordan Ranch Drive
from Mixed Use (MU) to Medium Density Residential (6.1 to 14.0 units per acre); and
WHEREAS, the related applications for the Jordan Ranch il project also include General
Plan/Eastern Dublin Specific Plan Amendments and proposed Planned Development rezoning for a
3.7-acre school site, a 10.4-acre property within Dublin Ranch Subarea 3 (Irongate) and a 1 .9-acre
property within Wallis Ranch. None of these three land use amendment sites is part of the Site
Development Review or V'esting Tentative Map applications.
WHEREAS, the application for all properties referenced within Jordan Ranch also includes a
Planned Development rezoning with related Stage 1, and Stage 2 Development Plan, Site
Development Review, Vesting Tentative Subdivision Maps 8267 and 8269, and Development
Agreement amendment for Parcel H and Neighborhood 7; 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 impacts and that environmental documents be prepared. To comply with CEQA, the
City prepared and circulated a draft Mitigated Negative Declarations (MND) for the Project; and
WHEREAS, a staff report dated September 22, 2015 and incorporated herein by reference,
analyzed the MND and the Project for the Planning Commission. Following a duly noticed public
hearing on the Project on September 22, 2015, the Planning Commission adopted Resolution 15-XX
recommending that the City Council adopt the MND, Resolution 15-XX recommending that the City
Council approve the related General Plan and Eastern Dublin Specific Plan amendments; adopted
Resolution 15-XX recommending that the City Council adopt the related Planned Development
rezoning with related Development Plans, and adopted Resolution 15-XX recommending that the City
Council approve a Site Development Review Permit and Vesting Tentative Maps 8267 (Parcel H) and
8269 (Neighborhood 7) , which resolutions are incorporated herein by reference; and
WHEREAS, following a duly noticed public hearing on , 2015, the City Council adopted
Resolution XX-15 adopting a Mitigated Negative Declaration, Mitigation Monitoring and Reporting
Program and Statement of Overriding Considerations, Resolution XX-15 approvinge the General
Page 1 of 38
EXHIBIT A TO
ATTACHMENT 4
Plan/Eastern Dublin Specific Plan Amendments for the Project (including Parcel H), which resolutions
are incorporated herein by reference and available for review at City Hall during normal business
hours; and
WHEREAS, following the public hearing on , 2015, the City Council also adopted
Ordinance approving the requested Planned Development rezoning with related Stage 1 and
Stage 2 Development Plan amendment for the Project, which ordinance is incorporated herein by
reference; and
WHEREAS, a Staff Report for the City Council, dated , 2015 and incorporated
herein by reference, described and analyzed the Project, including the Site Development Review
permit and Vesting Tentative Maps 8267 and 8269 for Parcel H and Neighborhood 7; and
WHEREAS, on , 2015, the City Council held a properly noticed public hearing
on the Project, including the proposed Site Development Review permit and Vesting Tentative Maps
8267 and 8269, at which time all interested parties had the opportunity to be heard; and
WHEREAS, the City Council considered the MND, and all above referenced reports,
recommendations and testimony before approving the Site Development Review permit and Vesting
Tentative Maps for Parcel H and Neighborhood 7.
NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made
a part of this resolution.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding the proposed Site Development Review for a
development of 45 homes on 4.6 acre site (Parcel H) and 105 3-story detached units on a 9.2-acre
site (Neighborhood 7) within Jordan Ranch II:
Site Development Review:
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the General Plan and any applicable Specific Plans and design guidelines because: 1)
the project will be consistent with the architectural character and scale of development in
the area; 2) the project will provide a needed and attractive housing opportunity; 3) the
project is consistent with the General Plan and Eastern Dublin Specific Plan land use
designations of Medium Density Residential; and 4) the project complies with the
development standards established in the Planned Development ordinance for the Project.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the
project contributes to orderly, attractive, and harmonious site and structural development
compatible with the intended use, proposed subdivision, and the surrounding properties;
and 2) the project complies with the development regulations set forth in the Zoning
Ordinance where applicable and in the adopted PD Ordinance for the Project.
C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and
the lot in which the project is proposed because: 1) the size and mass of the proposed
houses is consistent with other existing and approved residential development in the
surrounding area; 2) the project will contribute to housing opportunities as a complement to
Page 2 of 38
the surrounding neighborhoods; and 3) the project will serve the current buyer profile and
market segment anticipated for this area.
D. The subject sites are suitable for the type and intensity of the approved development
because: 1) the Project development respects the natural drainage and avoids steeper
slopes, which are designated for open space; 2) the Project will implement all applicable
prior adopted mitigation measures; 3) the project sites are or will be fully served by public
services and existing roadways; 4) the project sites have adequate vehicular access to
transportation arterials.
E. Impacts to existing slopes and topographic features are addressed because: 1) the Project
is required to comply with all previously adopted mitigation measures designed to ensure
slope stability; 2) grading on the site will ensure that the site drains away from any
structures and complies with the Regional Water Quality Control Board requirements; 3)
most of the steeper areas of the site are in designated open space; and 4) retaining walis
will be constructed as required to support grade differentials between building envelopes,
and setback or right-of-way areas.
F. Architectural considerations including the character, sca/e and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of unsightly
uses, lighting, building materials and colors and similar e/ements resu/t in a project that is
harmonious with its surroundings and compatible with other developments in the vicinity
because: 1) the Project provides a high degree of design and landscaping to complement
existing uses in the area; 2) the structures reflect the architectural styles and development
standards in the Eastern Dublin Specific Plan for residential buildings in the area and
previously adopted for Jordan Ranch; and 3) the color and materials proposed will be
consistent with the requirements of the Eastern Dublin Specific Plan and Jordan Ranch
Stage 2 Development Plan.
G. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, and similar elements have been incorporated into the project to ensure
visua/ relief, adequate screening and an attractive environment for the public because: 1)
generous landscaping is proposed within setback from major roads; 2) landscaping in
common areas and among the neighborhoods is coordinated through a system of
connecting trails; 3) in addition to the internal trail system, common area open space has
been provided in the form of small parks, seating areas, and paseos; and 4) the project will
conform to the requirements of the Stage 2 Development Plan and the Water Efficient
Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the project site provides opportunities for
pedestrian and bicycle circulation; and 2) the project will provide a system of
interconnecting trails among the neighborhoods within Jordan Ranch and adjacent
neighborhoods and public recreation areas.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the
following findings and determinations regarding Vesting Tentative Maps 8267 and 8269:
Page 3 of 38
Vesting Tentative Tract Maps 8267 and 8269
A. The proposed Vesting Tentative Maps 8267 and 8269 are consistent with the intent of
applicable subdivision regulations and with the General Plan and Eastern Dublin Specific Plan.
B. The design and improvements of the proposed Vesting Tentative Maps 8267 and 8269 are
consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, in that the
developments design and infrastructure are consistent with adjacent residential neighborhoods
designated for this type of development.
C. The proposed Vesting Tentative Maps 8267 and 8269 are consistent with the Planned
Development zoning approved for Project in Ordinance , and therefore consistent with
the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Maps 8267 and 8269 will have
adequate access to major constructed or planned improvements as part of the Eastern Dublin
Specific Plan.
E. Project design, architecture, and concept have been integrated with topography of the project
site created by Vesting Tentative Maps 8267 and 8269 to incorporate water quality measures
and minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivision is physically suitable for the type and intensity of development proposed.
F. The proposed Vesting Tentative Maps 8267 and 8269 will not result in environmental damage
or substantially injure fish or wildlife or their habitat or cause public health concerns subject to
Mitigation Measures and Conditions of Approval.
G. The design of the subdivisions 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.
BE IT FURTHER RESOLVED that the Mitigation Measures adopted with the MND and prior
EIRs continue to apply to the Project Site Development Review and Vesting Tentative Maps for
Parcel H and Neighborhood 7.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site
Development Review for a development of 45 homes on a 4.6 acre site known as Parcel H and of
105 3-story detached units on a 9.2 acre site known as Neighborhood 7 within Jordan Ranch II as
shown on plans prepared by Dahlin Group-Architecture Planning, Ruggeri Jensen Azar-Engineering
Planners Surveyors, and Gates + Associates received September 14, 2015 and subject to the
conditions included below.
BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative
Maps 8267 and 8269 prepared by Dahlin Group-Architecture Planning, Ruggeri Jensen Azar-
Engineering Planners Surveyors, and Gates + Associates received September 14, 2015 and subject
to the conditions included below.
Page 4 of 38
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of buildinq permits or establishment of use, and shall be subject to Planninq Department review
and approval. The followinq codes represent those departments/agencies responsible for
monitoring compliance of the conditions of approval. PL.1 Planning, Bl Buildinq, [PO� Police,
[PWl Public Works [P&CSl Parks & Community Services, [ADMI Administration/City Attorney,
[FIN1 Finance, [Fl Alameda County Fire Department, fDSRI Dublin San Ramon Services District,
fC01 Alameda County Department of Environmental Health, fZ7] Zone 7.
NO. CONDITIONS OF APPROVAL A ency Prior to: Source
PLANNING GENERAL CONDITIONS
1. Approval. This Site Development Review approval PL Ongoing Planning
shall be as generally depicted and indicated on the
project plans prepared by Dahlin Group-
Architecture Planning, Ruggeri Jensen Azar-
Engineering Planners Surveyors, and Gates +
Associates received September 14, 2015, on file in
the Community Development Department, and
other plans, text, and diagrams relating to this Site
Development Review, and as specified as the
following Conditions of Approval for this project.
This approval is subject to adopting the Mitigated
Negative Declaration, and companion General Plan
and Specific Plan Amendments and related
Planned Development Zonin .
2. Permit Expiration. Construction or use shall PL One Year DMC
commence within one (1) year of Site Development After Effective 8.96.020.
Review Permit approval or the Permit shall lapse Date D
and become null and void. If there is a dispute as to
whether the Permit has expired, the City may hold a
noticed public hearing to determine the matter.
Such a determination may be processed
concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires, a
new application must be made and processed
accordin to the requirements of this Ordinance.
3. Time Extension. The original approving decision- PL Prior to DMC
maker may, upon the Applicant's written request for Expiration 8.96.020.
an extension of approval prior to expiration, upon Date E
the determination that all Conditions of Approval
remain adequate and all applicable findings of
approval will continue to be met, grant an extension
of the approval for a period not to exceed six (6)
months. All time extension requests shall be
noticed and a public hearing shall be held before
the ori inal hearin bod .
Page 5 of 38
4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC
operate this use in compliance with the Conditions 8.96.020.
of Approval of this Site Development Review F
Permit, the approved plans and the regulations
established in the Zoning Ordinance. Any violation
of the terms or conditions specified may be subject
to enforcement action.
5. Revocation of Permit. The Site Development PL Ongoing DMC
Review approval shall be revocable for cause in 8.96.020.1
accordance with Section 8.96.020.1 of the Dublin
Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to citation.
6. Requirements and Standard Conditions. The Various Building Standard
Applicant/ Developer shall comply with applicable Permit
City of Dublin Fire Prevention Bureau, Dublin Public Issuance
Works Department, Dublin Building Department,
Dublin Police Services, Alameda County Flood
Control District Zone 7, Livermore Amador Valley
Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services
District and the California Department of Health
Services requirements and standard conditions.
Prior to issuance of building permits or the
installation of any improvements related to this
project, the Developer shall supply written
statements from each such agency or department
to the Planning Department, indicating that all
applicable conditions required have been or will be
met.
7. Required Permits. Developer shall obtain all PW Building Standard
permits required by other agencies including, but Permit
not limited to Alameda County Flood Control and Issuance
Water Conservation District Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control Board,
Caltrans and provide copies of the permits to the
Public Works Department.
8. Fees. Applicant/Developer shall pay all applicable Various Building Various
fees in effect at the time of building permit issuance, Permit
including, but not limited to, Planning fees, Building Issuance
fees, Traffic Impact Fees, TVTC fees, Dublin San
Ramon Services District fees, Public Facilities fees,
Dublin Unified School District School Impact fees,
Fire Facilities Impact fees, Alameda County Flood
and Water Conservation District (Zone 7) Drainage
and Water Connection fees; or any other fee that
ma be adopted and applicable.
9. Indemnification. The Developer shall defend, ADM On oin Administra
Page 6 of 38
indemnify, and hold harmless the City of Dublin and tion/City
its agents, officers, and employees from any claim, Attorney
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
to the extent such actions are brought within the
time period required by Government Code Section
66499.37 or other applicable law; provided,
however, that the Developer's duty to so defend,
indemnify, and hold harmless shall be subject to the
City's promptly notifying the Developer of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedin s.
10. Clarification of Conditions. In the event that there PW Ongoing Public
needs to be clarification to the Conditions of Works
Approval, the Director of Community Development
and the City Engineer have the authority to clarify
the intent of these Conditions of Approval to the
Developer without going to a public hearing. The
Director of Community Development and the City
Engineer also have the authority to make minor
modifications to these conditions without going to a
public hearing in order for the Developer to fulfill
needed improvements or mitigations resulting from
impacts to this pro�ect.
11. Clean-up. The Applicant/Developer shall be PL Ongoing Planning
responsible for clean-up & disposal of project
related trash to maintain a safe, clean and litter-free
site.
12. Modifications. Modifications or changes to this PL Ongoing DMC
Site Development Review approval may be 8.104.100
considered by the Community Development
Director if the modifications or changes proposed
comply with Section 8.104.100 of the Zoning
Ordinance.
13. Lighting. Lighting is required over exterior PL, PW Building Municipal
entrances/doors. Exterior lighting used after daylight Permit Code
hours shall be adequate to provide for security Issuance
needs.
PLANNING — PROJECT SPECIFIC
14. public Art Contribution. Developer shall fulfill the PL Prior to first Project
Public Art Contribution through the provision of in- occupancy Specific
lieu fees. Prior to the recordation of the final map for
Page 7 of 38
the project, Developer shall obtain the total building
valuation of the project from the Building Official,
and the value of the applicanYs required public art
project shall be determined by the Community
Development Director .
15. Inclusionary Housing: This project is subject to the PL Recordation Project
City's Inclusionary Zoning Regulations (Chapter of the first specific
8.68 of the Municipal Code). Affordable final map
Housing/Inclusionary Zoning — The Jordan Ranch
Project is subject to an Affordable Housing
Agreement (AHA) approved on by City
Council Resolution . The proposed project
will create an additional affordable housing
requirement of 15 units. The developer proposed
to satisfy its obligation under the Inclusionary
Zoning Regulations through the use of affordable
unit credits. It will purchase these credits
from either the City or Eden Housing created in the
Veterans Project under development in Downtown
Dublin. The purchase will either provide an
additional funding stream for the Veterans Housing
project or result in the City receiving additional
affordable housing funds for use in other projects.
16. Street Lights. Street lights selected for this PL In conjunction Project
subdivision shall have the ability to accept cut-off with approval Specific
shielding to the satisfaction of the City Engineer. of
improvement
plans
17. Satellite Dishes: The Developer's Architect shall PL Prior to the DMC
prepare a plan for review and approval by the issuance of 8.96.020.
Director of Community Development and the Chief Building D
Building Official that provides a consistent and Permits
unobtrusive location for the placement of individual
satellite dishes. Individual conduit will be run from
the individual residential unit to the location on the
building to limit the amount of exposed cable
required to activate any satellite dish. It is preferred
that where chimneys exist, that the mounting of the
dish be incorporated into the chimney. In instances
where the buildings have mechanical wells
(Neighborhoods 4 and 6) that those buildings
provide locations within the well for individual unit
connections. In instances where neither chimneys
nor mechanical wells exist, then the plan shall show
a common and consistent location for satellite dish
placement to eliminate the over proliferation,
haphazard and irregular placement.
Page 8 of 38
LANDSCAPING
�$� Final Landscape Construction Documents. The PL Issuance of Standard
final planting and irrigation design shall: building
permits
a. Utilize plant material that will be capable of
healthy growth within the given range of soil
and climate.
b. Provide landscape screening that is of a
height and density so that it provides a
positive visual impact within three years from
the time of planting.
c. Provide that 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 a minimum of 5 gallons in size.
d. Provide concrete curbing at the edges of all
planters and paving surfaces where
applicable.
Final landscape construction documents shall:
a. Provide specific landscape and irrigation
plans for non-typical and corner lots. This
requirement includes any lot that varies more
than five feet in width from the typical plan.
b. Specify that all cut and fill slopes graded and
not constructed by September 1 , of any
given year, are hydroseeded with perennial
or native grasses and flowers, and that
stockpiles of loose soil existing on that date
are hydroseeded in a similar manner.
c. Specify 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, if
applicable.
d. Include a warranty from the owners and/or
contractors to warrant all trees, shrubs and
ground cover and the irrigation system for
one year from the date of project acceptance
by the City.
19. Maintenance Agreement. A permanent PL Issuance of Standard
maintenance agreement on all common area the building
landscaping will be required from the owner insuring permit
re ular irri ation, fertilization and weed abatement.
20. Tree Preservation. Tree preservation techniques, PL Issuance of Standard
Page 9 of 38
and guarantees, if applicable, shall be reviewed and the building
approved by the Dublin Planning Division prior to permit
the issuance of the buildin permit.
21. Street Trees and Accent Trees. Street trees shall PL Issuance of Standard
be spaced between 30 and 50 feet on center or the building
approximately one per typical lot. Corner lots shall permit
provide a minimum of two trees and a maximum of
three street trees per lot. Generally, each lot will
rovide one accent tree, s ace ermittin .
22. Water Efficient Landscaping Regulations. The PL Issuance of Standard
Applicant shall meet all requirements of the City of the building
Dublin's Water-Efficient Landscaping Regulations, permit
Section 8.88 of the Dublin Municipal Code.
23. Bio-Retention Areas. The designed bio-retention PL Issuance of Standard
areas shall be enhanced to create an open space the building
landscape that is landscape attractive, conserves permit
water, and requires minimal maintenance.
24. Plant Clearances. All trees planted shall meet the PL Issuance of Standard
following clearances: the building
a. 6' from the face of building walls or roof eaves permit
b. 7' from fire hydrants, storm drains, sanitary
sewers and/or gas lines
c. 5' from top of wing of driveways, mailboxes,
water, telephone and/or electrical mains
d. 15' from stop signs, street or curb sign returns
e. 20' from either side of a streetli ht
25. Irrigation System Warranty. The Applicant shall PL Issuance of Standard
warranty the irrigation system and planting for a the building
period of one year from the date of installation. The permit
Applicant shall submit for the Dublin Community
Development Department approval, a landscape
maintenance plan for the Common Area landscape
including a reasonable estimate of expenses for the
first five ears.
26. Walls, Fences and Mailboxes. Applicant shall PL Issuance of Standard
work with staff to prepare a final wall, fencing and the building
mailbox plan that is consistent with Dublin Municipal permit
Code and the design character of the architecture.
The design of the mailbox station shall be upgraded
to provide an enclosure or housing for the gang
mailboxes so that they are integrated into the
structure. Mailbox locations shall be integrated
within the landscape and shall comply with USPS
requirements.
27. Sustainable Landscape Practices. The PL Issuance of Standard
landscape design shall demonstrate compliance the building
with sustainable landscape practices as detailed in permit
the Bay-Friendly Landscape Guidelines by earning
a minimum of 60 points or more on the Bay-Friendly
scorecard, meetin 9 of the 9 required practices
Page 10 of 38
and specifying that 75% of the non-turF planting only
requires occasional, little or no shearing or summer
water once established. Final selection and
placement of trees, shrubs and ground cover plants
shall ensure compliance with this requirement.
Herbaceous plants shall be used along walks to
reduce maintenance and the visibility of the sheared
branches of woody ground cover plants. Planters
for medium sized trees shall be a minimum of six
feet wide. Small trees or shrubs shall be selected
for plantin areas less than six feet wide.
28. Copies of Approved Plans. The Applicant shall PL Construction Standard
provide the City with one full size copy, one reduced
(1/2 sized) copy and one electronic copy of the
approved landscape plans prior to construction.
BUILDING
29. Building Codes and Ordinances. All project B Through Standard
construction shall conform to all building codes and Completion
ordinances in effect at the time of buildin permit.
30. Retaining Walls. All retaining walls over 30 inches B Through Standard
in height and in a walkway shall be provided with Completion
guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall
obtain permits and inspections from the Building &
Safet Division.
31. Phased Occupancy Plan. If occupancy is B Occupancy of Standard
requested to occur in phases, then all physical any affected
improvements within each phase shall be required building
to be completed prior to occupancy of any buildings
within that phase except for items specifically
excluded in an approved Phased Occupancy Plan,
or minor handwork items, approved by the
Department of Community Development. The
Phased Occupancy Plan shall be submitted to the
Directors of Community Development and Public
Works for review and approval a minimum of 45
days prior to the request for occupancy of any
building covered by said Phased Occupancy Plan.
Any phasing shall provide for adequate vehicular
access to all parcels in each phase, and shall
substantially conform to the intent and purpose of
the subdivision approval. No individual building
shall be occupied until the adjoining area is finished,
safe, accessible, and provided with all reasonable
expected services and amenities, and separated
from remaining additional construction activity.
Subject to approval of the Director of Community
Development, the completion of landscaping may
be deferred due to inclement weather with the
Page 11 of 38
posting of a bond for the value of the deferred
landscapin and associated improvements.
32. Buiiding Permits. To apply for building permits, B Issuance of Standard
Applicant/Developer shall submit five (5) sets of Building
construction plans to the Building & Safety Division Permits
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. Applicant/Developer will be
responsible for obtaining the approvals of all
participation non-City agencies prior to the issuance
of buildin permits.
33. Construction Drawings. Construction plans shall B Issuance of Standard
be fully dimensioned (including building elevations) building
accurately drawn (depicting all existing and permits
proposed conditions on site), and prepared and
signed by a California licensed Architect or
Engineer. All structural calculations shall be
prepared and signed by a California licensed
Architect or Engineer. The site plan, landscape
plan and details shall be consistent with each other.
34. Air Conditioning Units. Air conditioning units and B, PL Occupancy of Standard
ventilation ducts shall be screened from public view Unit
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 approved by the Chief
Building Official and Director of Community
Development. Air conditioning units shall be
located such that each dwelling unit has one side
yard with an unobstructed width of not less than 36
inches. Air conditioning units shall be located in
accordance with the PD text. Air conditioning units
shall comply with Section 8.36.060,C,3 of the
Zonin Ordinance.
35. Temporary Fencing. Temporary Construction B Through Standard
fencing shall be installed along the perimeter of all Completion
work under construction.
36. Addressing B Standard
a) Provide a site plan with the City of Dublin's
address grid overlaid on the plans (1 to 30 Prior to
scale). Highlight all exterior door openings release of
on plans (front, rear, garage, etc.). The site addresses
plan shall include a single large format page
showing the entire project and individual
sheets for each neighborhood. 3 copies on
Page 12 of 38
full size sheets and 5 copies reduced sheets.
b) Provide plan for display of addresses. The
Building Official shall approve plan prior to Prior to
issuance of the first building permit. (Prior to permitting
permitting)
c) Addresses will be required on the front of the Prior to
dwellings. Addresses are also required near permitting
the garage door opening if the opening is not
on the same side of the dwelling as the front
door.
d) Address signage shall be provided as per the Occupancy
Dublin Residential Security Code. of any Unit
e) Exterior address numbers shall be backlight Occupancy
and be posted in such a way that they may of any Unit
be seen from the street.
f) Driveways servicing more than one (1) Prior to
individual dwelling unit shall have a minimum permit
of 4 inch high identification numbers, noting issuance,
the range of unit numbers placed at the and through
entrance to each driveway at a height completion
between 36 and 42 inches above grade. The
light source shall be provided with an
uninterruptible AC power source or controlled
only by photoelectric device.
37. Engineer Observation. The Engineer of record B Scheduling Standard
shall be retained to provide observation services for the final
all components of the lateral and vertical design of frame
the building, including nailing, hold-downs, straps, inspection
shear, roof diaphragm and structural frame of
building. A written report shall be submitted to the
City Inspector prior to scheduling the final frame
inspection.
38. Foundation. Geotechnical Engineer for the soils B Permit Standard
report shall review and approve the foundation issuance
design. A letter shall be submitted to the Building
Division on the approval.
39. Green Building B Standard
Green Building measures as detailed in the SDR Through
package may be adjusted prior to master plan Completion
check application submittal with prior approval from
the City's Green Building Official provided that the
design of the project complies with the City of
Dublin's Green Building Ordinance and State Law
as applicable. In addition, all changes shall be
reflected in the Master Plans. (Throu h
Page 13 of 38
Completion)
The Green Building checklist shall be included in Prior to first
the master plans. The checklist shall detail what permit
Green Points are being obtained and where the
information is found within the master plans. (Prior
to first permit).
Prior to each unit final, the project shall submit a Through
completed checklist with appropriate verification that Completion
all Green Points required by 7.94 of the Dublin
Municipal Code have been incorporated. (Through
Completion)
Homeowner Manual — if Applicant takes advantage Prior to first
of this point the Manual shall be submitted to the permit
Green Building Official for review or a third party
reviewer with the results submitted to the City.
(Project) Prior to
approval of
Landscape plans shall be submitted to the Green the
Building Official for review. (Prior to approval of the landscape
landscape plans by the City of Dublin) plans by the
City of Dublin
Developer may choose self-certification or
certification by a third party as permitted by the Prior to
Dublin Municipal Code. Applicant shall inform the approval of
Green Building Official of inethod of certification the plans by
prior to release of the first permit in each subdivision the City of
/ nei hborhood. Dublin
40. Copies of Approved Plans. Applicant shall B 30 days after Standard
provide City with 2 reduced (1/2 size) copies of the permit and
City of Dublin stamped approved plan. each revision
issuance
41. Cool Roofs. Flat roof areas shall have their roofing B Through
material coated with light colored gravel or painted Completion
with light colored or reflective material designed for
Cool Roofs.
42. Solar Zone — CA Energy Code B In Standard
Show the location of the Solar Zone on the site conjunction
plan. Detail the orientation of the Solar Zone. This with Master
information shall be shown in the master plan check Plan check,
on the overall site plan, the individual roof plans and prior to
the plot plans. This condition of approval will be issuance of
waived if the project meets the exceptions provided Building
in the CA Ener Code. Permits
43. Wildfire Management. Provide in the master B Prior to Standard
drawing set, a sheet detailing which lots are issuance of
adjacent to open space and subject to the Wildfire Building
Page 14 of 38
Mana ement provisions of the code. Permits _
44. Recreation Centers. Building permits are B Through Standard
required for all recreation centers, swimming pools, Completion
spas, park structures and associated amenities and
are required to meet the accessibility and building
codes. Recreation area shall be considered
conceptual in nature only, items such as
accessibility and permit requirements shall be
reviewed during the permitting process.
45. Options. Selected options that affect the square B Through Standard
footage of the dwellings shall be listed on the Completion
building permit application. Selected options that
affect the footprint of the dwelling shall be shown on
the plot plan _
46. Roof Pians. Detail Solar Zones on a plan type B Through Standard
basis, show for each orientation as defined by Completion
section 110.10.2 Energy Code SDR
47' Floor Plans. Show location of water heater (SDR) B Through Standard
Completion
48. Universal Design Ordinance. ALL units shall B Through Standard
meet or exceed the requirements for Universal Completion
Design (UDO). If an exemption is granted for the
entry to the primary entrance, this will NOT release
the unit from the remaining UDO requirements.
[Can the do this?]
49. Household Waste Materials. Removal of existing B Prior to Project
household waste materials on the site shall be issuance of Specific
monitored by a qualified professional and that Grading
normal and customary testing be perFormed for lead Permits and
based paint and asbestos building materials prior to issuance of
demolition of existing on-site buildings. Compliance demolition
with this condition shall be demonstrated to the permit
Building Official prior to obtaining a demolition
permit. _
50. ET Adjustment Factor. The Building Standards
Commission has recently amended the ET
Adjustment Factor to 0.55. Landscape Architect of
record shall verify that the submitted plans meet
these new requirements.
51 . Accessibility. Play areas shall meet the
requirements of the CA Building Code for
Accessibility to the play equipment and dining
tables.
FIRE
52. Site Plan. The site plan needs to show sufficient
detail to reflect an accurate and detailed layout of
the site for review and record purposes. The site
plan will need a scale that will allow sufficient details
Page 15 of 38
for review purposes and include, but not be limited
to the following:
� • The site parking and circulation layout
including fences, gates, fire land locations
and turnarounds.
� Location of all fire appliances including fire
hydrants, fire connections, fire sprinkler risers
and fire control valves.
• The location of all building openings including
the exit discharge pathway for building exits.
Note the location of exit lighting for these
pathways as well.
• The location of any overhead obstructions
and their clearances.
53. New Fire Sprinkler System Requirements. In F Prior to CA
accordance with The Dublin Fire Code, fire issuance of Building /
sprinklers shall be installed in all buildings. The Building Residential
system shall be in accordance with the NFPA 13D, Permits Code
the CA Fire Code and CA Building / Residential
Code.
54. Fire apparatus. Roadways shall have a minimum F In CA
unobstructed width of 20 feet and an unobstructed conjunction Building /
vertical clearance of not less than 13 feet 6 inches. with Site Residential
Roadways under 36 feet wide shall be posted with Improvement Code
signs on one side; roadways under 28 feet wide Drawings
shall be posted with signs both sides of the street as
follows: "NO STOPPING FIRE LANE - CVC
22500.1".
1. Fire apparatus roadways must extend to
within 150 ft. of the most remote first floor
exterior wall of any building.
2. The maximum grade for a fire apparatus
roadway is 12%.
3. Fire apparatus roadways in excess of 150
feet in length must make provisions for
approved apparatus turnarounds.
4. Where the vertical distance between grade
plane and the highest roof surface eceeds 30
feet, aerial fire apparatus access roads shall
be provided. Having a minimum 26'
unobstructed width in the immediate vicinity
of the buildin .
55. Gate Approvals. Fencing and gates that cross F Prior to CA
pedestrian access and exit paths, as well as vehicle issuance of Building /
entrance and exit roads and Emergency Vehicle Building Residential
Access ways, need to be approved for fire Permits Code
department access and egress as well as exiting
provisions where such is applicable. Plans need to
Pagc 16 of 38
� be submitted that clearly show the fencing and
gates and details of such. This should be clearly
incorporated as part of the site plan with details
provided as necessary.
56. Hydrants & Fire Flows. Show the location of any F Prior to CA
on-site fire hydrants and any fire hydrants that are issuance of Building /
along the property frontage as well as the closest Building Residential
hydrants to each side of the property that are Permits Code
located along the access roads that serves this
property. Provide a letter from the water company
indicating what the available fire flow is to this
propert .
DSRSD
57. Complete improvement plans shall be submitted to DSRSD Issuance of Standard
DSRSD that conform to the requirements of the any building
Dublin San Ramon Services District Code, the permit
DSRSD "Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies.
58. All mains shall be sized to provide sufficient DSRSD Issuance of Standard
capacity to accommodate future flow demands in any building
addition to each development project's demand. permit
Layout and sizing of mains shall be in conformance
with DSRSD utilit master plannin .
59. Sewers shall be designed to operate by gravity DSRSD Issuance of Standard
flow to DSRSD's existing sanitary sewer system. any building
Pumping of sewage is discouraged and may only be permit
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
pumpin station.
60. Domestic and fire protection waterline systems for DSRSD Issuance of Standard
Tracts or Commercial Developments shall be any building
designed to be looped or interconnected to avoid permit
dead end sections in accordance with requirements
of the DSRSD Standard Specifications and sound
engineerin practice.
61 . DSRSD policy requires public water and sewer lines DSRSD Issuance of Standard
to be located in public streets rather than in off- any building
street locations to the fullest extent possible. If permit
unavoidable, then public sewer or water easements
must be established over the alignment of each
Page l 7 01,38
public sewer or water line in an off-street or private
street location to provide access for future
maintenance and/or replacement.
62. Prior to approval by the City of a grading permit or a DSRSD issuance of Standard
site development permit, the locations and widths of any building
all proposed easement dedications for water and permit
sewer lines shall be submitted to and approved by
DSRSD.
63. All easement dedications for DSRSD facilities shall DSRSD Issuance of Standard
be by separate instrument irrevocably offered to any building
DSRSD or by offer of dedication on the Final Map. permit
64. Prior to approval by the City for Recordation, the DSRSD Issuance of Standard
Final Map shall be submitted to and approved by any building
DSRSD for easement locations, widths, and permit
restrictions.
65. Prior to issuance by the City of any Building Permit DSRSD Issuance of Standard
or Construction Permit by the Dublin San Ramon any building
Services District, whichever comes first, all utility permit
connection fees including DSRSD and Zone 7, plan
checking fees, inspection fees, connection 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.
66. Prior to issuance by the City of any Building Permit DSRSD Issuance of Standard
or Construction Permit by the Dublin San Ramon any building
Services District, whichever comes first, all permit
improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing
of improvement plans shall contain a signature
block 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
si nature b the District Engineer.
67. No sewer line or waterline construction shall be DSRSD Issuance of Standard
permitted unless the proper utility construction any building
permit has been issued by DSRSD. A construction permit
permit will only be issued after all of the items in
Condition No. 66 have been satisfied.
68. The applicant shall hold DSRSD, its Board of DSRSD Issuance of Standard
Directors, commissions, emplo ees, and a ents of an buildin
Page 18 of 38
DSRSD harmless and indemnify and defend the permit
same from any litigation, claims, or fines resulting
from the construction and completion of the pro�ect.
69. Improvement plans shall include recycled water DSRSD Issuance of Standard
improvements as required by DSRSD. Services for any building
landscape irrigation shall connect to recycled water permit
mains. Applicant must obtain a copy of the DSRSD
Recycled Water Use Guidelines and conform to the
requirements therein.
70. DSRSD has no objections to this proposed alternate DSRSD Issuance of Project
site plan should such a site plan be permissible with any building Specific
the revised Tassajara Road right of way and under permit
Dublin Zoning regulations.
71� Development plans will not be approved until DSRSD Issuance of Project
landscape plans are submitted and approved. any building Specific
permit
72� Grading for construction shall be done with recycled DSRSD Issuance of Project
water. any building Specific
permit
73. Temporary potable irrigation meters in areas with DSRSD Issuance of Project
recycled water service shall only be allowed for any building Specific
cross-connection and coverage testing for a permit
maximum of 14 calendar da s.
74. Where the narrow width of a proposed alley or cul- DSRSD Issuance of Project
de-sac would make the standard spacing between any building Specific
water mains and sewer mains unworkable, the permit
developer shall design water mains and sewer
mains to meet DSRSD requirements and California
Division of Drinkin Water requirements.
75. This project is within the area where the Department DSRSD Issuance of Project
of Public Health has permitted DSRSD to use any building Specific
recycled water within the front yards of SFRs which permit
are managed by HOA. Should the developer
choose to employ recycled water for this use, all
front yards in the development will be irrigated with
rec cled water.
76. DSRSD Code Section 3.20.110, Duty to Connect — DSRSD Issuance of Project
Recycled Water, requires the use of recycled water any building Specific
for irrigation uses within the DSRSD water service permit
area. Unless exempted by the District Engineer, the
developer shall install a recycled water distribution
system and use recycled water for approved
landscape irrigation demands. Recycled water will
be available as described in the DSRSD Water
Master Plan Update, December 2005. Applicant
must submit landscape irrigation plans to DSRSD.
All irrigation facilities shall be in compliance with
District's "Rec cled Water Use Guidelines" and
Page 19 of 38
Department of Health Services requirements for
recycled water irri ation desi n.
PUBLIC WORKS GENERAL CONDITIONS
77. General Conditions of Approval. Developer shall PW On going Standard
comply with the following General Conditions of
Approval for Vesting Tentative Tract Maps 8267 and
8269.
78. Street Lighting Maintenance Assessment PW First final map Public
District. The Developer shall petition to have the Works
project area annexed into the Citywide Lighting
Maintenance Assessment District and shall provide
any exhibits required for the annexation. In
addition, Developer shall pay all administrative
costs associated with processin the annexation.
79. Ownership and Maintenance of Improvements. PW First Final Public
Ownership and maintenance of street right-of-ways, map and on Works
common area parcels, GHAD parcels and open going
space areas and improvements shall be by the
GHAD, City of Dublin and the Homeowner's
Association. Prior to acceptance of the final map for
processing, the applicant shall supply an
"Ownership and Maintenance Exhibit" for review
and approval. Exhibit shall detail which areas are to
be owned and maintained by the GHAD, the City of
Dublin, and the Homeowners Association. City of
Dublin shall maintain public streets (pavement and
curb & gutter). HOA shall maintain all common area
landscaping and irrigation, all landscaping and
irrigation in parkway strips, adjacent to private
streets and drives and within public right-of-way, all
public sidewalks adjacent to the project and
common walkways. GHAD to maintain
improvements within the GHAD parcels.
80. Covenants, Conditions and Restrictions PW First Final Public
(CC&Rs). A Homeowners Association(s) shall be Map; modify Works
formed by recordation of a declaration of with
Covenants, Conditions, and Restrictions to govern successive
use and maintenance of the landscape, decorative Final Maps
pavement and other features within the public right-
of-way contained in the Agreement for Long Term
Encroachments; all private road improvements; all
open space and common area landscaping; all
stormwater treatment measures; and all trail
improvements. Said declaration shall set forth the
Association name, bylaws, rules and regulations.
The CC&Rs shall also contain a provision that
prohibits the amendment of those provisions of the
CC&Rs requested by City without the City's
approval. The CC&Rs shall ensure that there is
Page 20 of 38
adequate provision for the maintenance, in good
repair and on a regular basis, of the private roads,
landscaping & irrigation, stormwater treatment
measures, public trail, decorative pavements,
fences, walls, drainage, lighting, signs and other
related improvements. The Developer shall submit a
copy of the CC&R document to the City for review
and approval relative to these conditions of
approval.
81. Phased Improvements. Right-of-way dedication PW First Final Public
and installation of public and private improvements Map Works
may be done in phases as indicated on the
Tentative Map and Site Development Review,
subject to the review and approval of the City
Engineer. With each phased Final Map, the City
Engineer shall identify all improvements necessary
to serve and access the phased lots created,
including stormwater treatment measures required
to meet the provisions of the Regional Water Quality
Control Board (RWQCB) Municipal Regional Permit
(MRP). All rights-of-way and improvements,
including utilities and traffic signal installation and
modifications, identified by the City Engineer for
construction within the boundaries of each phase of
the development shall be required with the Final
Map for that phase. In addition, the City Engineer
may require the Developer to perform off-site
grading in order to conform site grading to the
adjacent grade outside of the phase proposed for
development.
82. Private street and common area subdivision PW Final Map Standard
improvements. Common area improvements,
private streets, private drives and all other
subdivision improvements owned or maintained by
the homeowners' owners association are subject to
review and approval by the City Engineer prior to
Final Map approval and shall be included in the
Tract Improvement Agreement for each respective
tract. Such improvements include, but are not
limited to: curb & gutter, pavement areas,
sidewalks, access ramps & driveways; enhanced
street paving; parking spaces; street lights (wired
underground) and appurtenances; drainage
facilities; utilities; landscape and irrigation facilities;
open space landscaping; stormwater treatment
facilities; stripin and si na e; and fire h drants.
83. Private Street Easements. Public Utility PW Final Map Standard
Easements (PUE), Sanitary Sewer Easements
(SSE) and Water Line Easements (WLE) shall be _
Page 21 of 38
established over the entire private street right-of-
ways within all subdivisions. The PUE, SSE and
WLE dedication statements on each Final Map are
to recite that the easements are available for, but
not limited to, the installation, access and
maintenance of sanitary and storm sewers, water,
electrical and communication facilities. Project
entry monument signs and walls shall not be
located within these easements.
84. Private Street Easements. The Developer shall PW Final Map Standard
dedicate Emergency Vehicle Access Easements
(EVAE) over the clear pavement width of all private
streets and drives. Easement geometry shall be
subject to the approval of the City Engineer and Fire
Marshall.
85. Intersections: The design of the intersections shall PW Final Map or Public
be generally as shown on the Tentative Map and improvement Works
the Site Development Review. The Developer shall plans
submit details of the typical intersection layout
showing the design for the ramps, sidewalks, entry
walls, stop signs, landscape planters, street trees,
crosswalk locations and decorative pavement to be
approved by the City Engineer prior to the submittal
of the Improvement Plans. Decorative pavement
shall not be installed within crosswalks. Final design
details shall be subject to review and approval by
the Cit En ineer.
86. Monuments. Final Maps shall include private street PW Monuments Public
monuments to be set in all private streets. Private to be shown Works
street monuments shall be set at all intersections on Final Map
and as determined by the City Engineer. and installed
prior to
acceptance of
improvements
87. Stormwater Source Control. "No Dumping Drains PW Grading/Appr Standard
to Bay" storm drain medallions per City Standard oval of
Detail CD-704 shall be placed on all public and improvement
private storm drain inlets. plans
88. Trash Capture. The project Stormwater PW Approval of Standard
Management Plan shall incorporate trash capture Grading
measures such as screens, filters or CDS/Vortex Improvement
units to address the requirements of Provision C.10 Plans
of the Regional Water Quality Control Board
(RWQCB) Municipal Regional Permit (MRP) to the
satisfaction of the Cit En ineer.
89. Grading. The toe of any slope shall be one foot PW Approval of Standard
back of sidewalk. The top of any slope shall be Grading
three feet back of walkway. Minor exceptions may Plans or
be made in the above slope desi n criteria to meet issuance of
Pagc 22 of 38
unforeseen design constraints subject to the grading
approval of the City Engineer. permit and on
oin
90� Front yard Grading: Finish grading for all front PW Approval of Standard
yards shall be of variable slope with a maximum of Grading
3:1 between hinge points located a minimum of Plans or
fifteen feet (15') behind back-of-walk (10 feet if there issuance of
is a building encroachment) and three feet (3') grading
behind back of walk. permit and on
oin
91. Curb Ramps: Curb ramp layouts are not approved PW Approval of Standard
at this time. The number, location and layout of all improvement
curb ramps shall be reviewed and approved by the plans or start
City Engineer with the Improvement Plans of
associated with each Final Map. All pedestrian construction
ramps shall be designed and constructed to provide On going
direct access to marked or unmarked crosswalks.
Each pedestrian ramp shall be oriented such that it
is aligned and parallel to the marked or unmarked
crosswalk it is intended to serve. Pedestrian ramps
serving more than one marked or unmarked
crosswalk shall not be provided, unless specifically
approved b the Cit En ineer.
92. Utilities. All new utility service connections, PW Approval of Standard
including electrical and communications, shall be Improvement
installed underground. Electrical transformers shall Plans or start
be installed in underground vaults within an of
appropriate utility easement or public service construction
easement. On oin
93. Landscape Plans. Developer shall submit design PW 1S submittal Standard
development Landscape Plans with the first plan or
check for the street improvement plans and final improvement
map for each respective tract. The Landscape plans and
Plans shall show details, sections and supplemental approved with
information as necessary for design coordination of Final Map
the various civil design features and elements
including utility location to the satisfaction of the City
Engineer. Complete Landscape Plans shall be
concurrently approved with the Tract Improvement
A reement and Final Map.
94. Street Light and Joint Trench Plans. Streetlight PW 1S submittal Standard
Plans and Joint Trench Plans shall be submitted or
with the first plan check for the street improvement improvement
plans and final map for each respective tract. The plans and
final streetlight plan and joint trench plan shall be approved
completed prior to Final Map approval for each prior to Final
respective subdivision. Map
95. Geotechnical Investigation. The Developer shall PW 1 S submittal Standard
submit a desi n level eotechnical investi ation of radin
Page 23 of 38
report defining and delineating any seismic hazard. plans and on
The report shall be prepared in accordance with going
guidelines published by the State of California. The
report is subject to review and approval by a City
selected peer review consultant prior to the
acceptance of each Final map. The applicant shall
pay all costs related to the required peer review.
The recommendations of those geotechnical reports
shall be incorporated into the project plans subject
to the approval of the Cit En ineer.
96. Grading. The disposal site and haul truck route for PW Approval of Public
any off-haul dirt materials shall be subject to the grading plans, Works
review and approval by the City Engineer prior to or start of
the approval the improvement plans or issuance of construction
a Grading Permit. If the Developer does not own or issuance of
the parcel on which the proposed disposal site is grading
located, the Developer shall provide the City with a permit
Letter of Consent, signed by the current owner,
approving the placement of off-haul material on their
parcel. A grading plan may be required for the
placement of the off-haul material.
97. Dust Control/Street Sweeping. The Developer PW Start of Public
shall provide adequate dust control measures at all construction Works
times during the grading and hauling operations. All On going
trucks hauling export and import materials shall be
provided with tarp cover at all times. Spillage of
haul materials and mud-tracking on the haul routes
shall be prevented at all times. Developer shall be
responsible for sweeping of streets within,
surrounding and adjacent to the project if it is
determined that the tracking or accumulation of
material on the streets is due to its construction
activities.
98. Underground Obstructions. Prior to demolition, PW Prior to Standard
excavation and grading on any portion of the project grading and
site, all underground obstructions (i.e., debris, septic construction
tanks, fuel tanks, barrels, chemical waste) shall be
identified and removed pursuant to Federal, State
and local regulations and subject to the review and
approval by the City. Excavations shall be properly
backfilled using structural fill, subject to the review
and approval of the Cit En ineer.
99. Central Parkway Improvements. The Developer PW Final map Public
shall modify Central Parkway improvements east of and Works
Panorama Way and west of Tract 8100 boundary improvement
line to provide: plans for
• permanent sidewalk improvements along the Tract 8267 or
north side of Central Parkway Tract 8269,
• remove eastbound left turn pocket whichever is
Pagc 24 of 38
• provide adequate area for vehicular turn- first
around movements at eastbound Central
Parkway
Improvements shall be to the satisfaction of the City
En ineer.
TRACT 8267 (Parcel H Tract 8024)
100. Revised Tentative Map. Prior to acceptance of the Prior to First
final map for processing, the applicant shall submit Final Map
a revised Vesting Tentative Map that includes all and prior to
parcel and lot dimensions, a list of parcel uses, a first submittal
map indicating ownership and maintenance of Grading
responsibilities, easements, typical lot drainage, Plan
typical lot utility layout and all standard items
required on a tentative tract map.
101. Noise Study. A site-specific Noise Study for Parcel P Prior to Planning
H development shall be submitted. Building
Permit
Issuance
102. Landscape Features within Public Right of Way. PW Final Map Standard
The Developer shall enter into an "Agreement for
Long Term Encroachments" with the City for
maintaining the landscape features within public
Right of Way including frontage landscaping,
decorative pavements and special features (i.e.
walls, monuments, fences, etc.), and landscaping
and sidewalks along the east side of Fallon Road,
and along the north side of Central Parkway as
generally shown on Site Development Review
exhibits. The Agreement shall identify the ownership
of the special features and maintenance
responsibilities. The Developer will be responsible
for maintaining all decorative pavements including
restoration required as the result of utility repairs.
103. Private Streets: The owner shall dedicate private PW Approval of Public
street and drive right-of-way and install complete final map and Works
street improvements for the proposed private improvement
streets within the development as shown on the plans
Tentative Map as Street A, Street 8, Street C,
Street D, Street E, Drive A, Drive 8 and Drive C).
104. Master Drainage Plan: The Developer shall PW Final Map for Public
provide a Master Drainage Plan for the proposed tract 8267 or Works
development within the Tract 8267 area to the issuance of
satisfaction of the City Engineer. grading
permit,
approval of
radin plans
105. Drainage Release Easements: The Developer PW Final Map Public
shall dedicate to the City of Dublin drainage release Works
easements on an privatel owned parcels (HOA or
Page 25 of 38
GHAD) that accept storm drainage from public
owned streets or parcels.
106. Storm Drain Easements. The Developer shall PW Final Map Public
dedicate to the City of Dublin storm drain Works
easements on any privately owned parcels (HOA or
GHAD) that contain storm drain systems which
convey storm drainage from public owned streets or
parcels.
107. Stormwater Management. The provided PW Prior to Public
Stormwater Management Plan included with the approval of Works
Tentative Map is approved in concept only. The grading,
final Stormwater Management Plan is subject to improvement
City Engineer approval prior to approval of the Tract plans
Improvement Plans. Approval is subject to the
developer providing the necessary plans, details,
and calculations that demonstrate the plan complies
with the standards outlined in the Water Quality
Certification and Waste Discharge Requirements for
Jordan Ranch Project, issued by the San Francisco
Bay Regional Water Quality Control Board.
108. Stormwater Management. If the project is PW Grading, Public
developed in phases, suitable stormwater treatment improvement Works
and hydromodification measures shall be installed plans for each
with each phase such that the stormwater runoff phase
from the impervious areas created or replaced
within the boundaries of each phase shall be
properly treated and metered with stormwater
treatment and hydromodification measures
constructed with that phase or in previous phases.
109. Storm Water Treatment Measures Maintenance PW Final Map Standard
Agreement. Developer shall enter into an
Agreement with the City of Dublin that guarantees
the property owner's perpetual maintenance
obligation for all stormwater treatment measures
installed as part of the project. Said Agreement is
required pursuant to Provision C.3 of the Municipal
Regional Stormwater NPDES Permit, Order No. R2-
2009-0074. Said permit requires the City to provide
verification and assurance that all treatment devices
will be properly operated and maintained. The
Agreement shall be recorded against the property
and shall run with the land.
110. Landscape Improvements: All landscape PW Final Map Public
plantings, irrigation, decorative pavements, and and Works
structures as approved with the Site Development improvement
Review within the public right of way, along all plans for
private streets and drives dedicated with Tract Tract 8267
8267, along the regional trail corridor, within all On going
common area parcels dedicated with Tract 8267
Page 26 of 38
shall be approved concurrently with the
Improvement Plans, Tract Improvement Agreement
and Final Map for Tract 8267.
TRACT 8269 (School Site — Parcel A Tract 8100)
111 . Revised Tentative Map. Prior to acceptance of the Prior to First
final map for processing, the applicant shall submit Final Map
a revised Tentative Map that includes all parcel and and prior to
lot dimensions, a list of parcel uses, a map first submittal
indicating ownership and maintenance of Grading
responsibilities, easements, typical lot drainage, Plan
typical lot utility layout and all standard items
required on a tentative tract map.
112. Landscape Features within Public Right of Way. PW Final Map Standard
The Developer shall enter into an "Agreement for
Long Term Encroachments" with the City for
maintaining the landscape features within public
Right of Way including frontage landscaping,
decorative pavements and special features (i.e.
walls, monuments, fences, etc.), and landscaping
and sidewalks along the east side of Panorama
Way, and along Street J, Street K and Street L, as
generally shown on Site Development Review
exhibits. The Agreement shall identify the ownership
of the special features and maintenance
responsibilities. The Developer will be responsible
for maintaining all decorative pavements including
restoration required as the result of utilit repairs.
113. The project Applicant shall submit the following PW Prior to Project
plans to Public Works for approval: issuance of Specific
a. Signing and striping plan the building
b. Detailed street cross-sections permit
c. Location of pedestrian ramps.
d. Intersections of K Street and J Street with
Panorama Drive shall be designed to
accommodate existing street infrastructure on
Panorama Drive, to the satisfaction of the
Public Works Department.
e. Intersection visibility triangles for all
intersections. Intersection visibility shall be
determined by Safe Stopping Sight Distance
(SSSD) Criteria as outlined in the current
Caltrans Highway Design Manual. Assume 30
MPH for all streets. Landscaping features,
architectural structures, or any similar
elements taller than 30 inches shall not be
installed within the SSSD triangles.
114. All internal streets ( J, K, L, etc.) shall be private PW Prior to Project
streets. issuance of Specific
the buildin
Page 27 of 38
permit
115. On-street parking on any Public Street shall not be PW Prior to Project
allowed within an intersection including T- issuance of Specific
intersection. the building
permit
116. PW Prior to Project
On-street parking on any street shall be restricted issuance of Specific
within 15 feet of any fire hydrant. the building
permit
117. Private Streets: The owner shall dedicate private PW Approval of Public
street and drive right-of-way and install complete final map and Works
street improvements for the proposed private improvement
streets within the development as shown on the plans
Tentative Map as Street J, Street K and Street L,
Drive A, Drive 8 and Drive C, Drive D, Drive E,
Drive F, Drive G, Drive H, Drive l, Drive J, Drive K
and Drive L.
118. Offsite Grading Easement. Prior to issuance of a PW Issuance of Public
grading permit for Tract 8269 — School Site, a Grading Works
grading easement shall be obtained from the Pemit
owners of the ad�oining Nei hborhood 5 propert .
119. Master Drainage Plan: The Developer shall PW Final Map for Public
provide a Master Drainage Plan for the proposed Tract 8269 or Works
development within the Tract 8269 area to the issuance of
satisfaction of the City Engineer. grading
permit,
approval of
radin plans
120. Drainage Release Easements: The Developer PW Final Map Public
shall dedicate to the City of Dublin drainage release Works
easements on any privately owned parcels (HOA or
GHAD) that accept storm drainage from public
owned streets or parcels.
121. Storm Drain Easements. The Developer shall PW Final Map Public
dedicate to the City of Dublin storm drain Works
easements on any privately owned parcels (HOA or
GHAD) that contain storm drain systems which
convey storm drainage from public owned streets or
parcels.
122. Stormwater Management. The provided PW Prior to Public
Stormwater Management Plan included with the approval of Works
Tentative Map is approved in concept only. The grading,
final Stormwater Management Plan is subject to improvement
City Engineer approval prior to approval of the Tract plans
Improvement Plans. Approval is subject to the
developer providing the necessary plans, details,
and calculations that demonstrate the plan complies
with the standards outlined in the Water Quality
Certification and Waste Discharge Requirements
Page 28 of 38
("Order"), for Jordan Ranch Project, issued by the
San Francisco Bay Regional Water Quality Control
Board.
123. Stormwater Management. If the project is PW Grading, Public
developed in phases, suitable stormwater treatment improvement Works
and hydromodification measures shall be installed plans for each
with each phase such that the stormwater runoff phase
from the impervious areas created or replaced
within the boundaries of each phase shall be
properly treated and metered with stormwater
treatment and hydromodification measures
constructed with that phase or in previous phases.
124. Storm Water Treatment Measures Maintenance PW Final Map Standard
Agreement. Developer shall enter into an
Agreement with the City of Dublin that guarantees
the property owner's perpetual maintenance
obligation for all stormwater treatment measures
installed as part of the project. Said Agreement is
required pursuant to Provision C.3 of the Municipal
Regional Stormwater NPDES Permit, Order No. R2-
2009-0074. Said permit requires the City to provide
verification and assurance that all treatment devices
will be properly operated and maintained. The
Agreement shall be recorded against the property
and shall run with the land.
125. Landscape Improvements: All landscape PW Improvement Public
plantings, irrigation and other improvements as Plans Works
shown in the Site Development Review package
within and with Tract 8269 shall be completed with
Tract 8269. Landscape Plans for these
improvements shall be approved concurrently with
the Improvement Plans, Tract Improvement
A reement and Final Map for Tract 8269.
PUBLIC WORKS STANDARD CONDITIONS: GENERAL
126. Developer shall comply with the following City of PW On going Standard
Dublin Public Works Standard Conditions of
Approval ("Standard Condition") unless specifically
modified by Project Specific Conditions of Approval
above. Standard Conditions shall apply to Vesting
Tentative Tract Maps 8267 and 8269.
127. The Developer shall comply with the Subdivision PW On going Standard
Map Act, the City of Dublin Subdivision, and
Grading Ordinances, the City of Dublin Public
Works Standards and Policies, the most current
requirements of the State Code Title 24 and the
Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit.
All public improvements constructed by Developer
Page 29 of 38
and to be dedicated to the City are hereby identified
as "public works" under Labor Code section 1771 .
Accordingly, Developer, in constructing such
improvements, shall comply with the Prevailing
Wa e Law (Labor Code. Sects. 1720 and followin ).
128. The Developer shall defend, indemnify, and hold PW On going Standard
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
related to this project to the extent such actions are
brought within the time period required by
Government Code Section 66499.37 or other
applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly
notifying The Developer of any said claim, action, or
proceeding and the City's full cooperation in the
defense of such actions or proceedin s.
129. If there are conflicts between the Tentative Map PW On going Standard
approval and the SDR approval pertaining to
mapping or public improvements the Tentative Map
shall take precedent.
Agreements and Bonds
130. The Developer shall enter into a Tract Improvement PW First Final Standard
Agreement with the City for all public improvements Map &
including any required offsite storm drainage or Successive
roadway improvements that are needed to serve the Maps
Tract that have not been bonded with another Tract
improvement A reement.
131 . The Developer shall provide performance (100%), PW First Final Standard
and labor & material (100%) securities to guarantee Map &
the tract improvements, approved by the City Successive
Engineer, prior to execution of the Tract Maps
Improvement Agreement and approval of the Final
Map. (Note: Upon acceptance of the improvements,
the perFormance security may be replaced with a
maintenance bond that is 25% of the value of the
performance security.)
Fees
132. The Developer shall pay all applicable fees in effect PW Zone 7 and Standard
at the time of building permit issuance including, but Parkland In-
not limited to, Planning fees, Building fees, Dublin Lieu Fees
San Ramon Services District fees, Public Facilities due prior to
Pagc 30 of 38
fees, Dublin Unified School District School Impact filing each
fees, Public Works Traffic Impact fees, Alameda Final Map,
County Fire Services fees, Noise Mitigation fees, other fees
Inclusionary Housing In-Lieu fees, Alameda County required with
Flood and Water Conservation District (Zone 7) issuance of
Drainage and Water Connection fees and any other building
fees as noted in the Development A reement. permits
133. Traffic impact Fees. The Developer shall be PW Issuance of Standard
responsible for payment of the Eastern Dublin Building
Traffic Impact Fee (Sections 1 and 2), the Eastern Permits
Dublin I-580 Interchange Fee, and the Tri-Valley
Transportation Development Fee. Fees will be
pa able at issuance of buildin permits.
134. Eastern Dublin Traffic Impact Fee Minimum PW Issuance of Standard
Payment. The Developer shall be responsible for Building
payment of a minimum portion of the Eastern Dublin Permits
Impact Fee in cash (11% Category 1 and 25% of
category 2), as specified in the resolution
establishing the Eastern Dublin Traffic Impact Fee.
These minimum cash payments shall be in addition
to any other payment noted in these conditions and
ma not be offset b fee credits.
135. Dublin Ranch Eastside Storm Drain Benefit PW Prior to First Standard
District (G-3 Culvert). In accordance with Dublin Final Map or Project
Municipal Code Section 7.74.290, the Developer First Building Specific
shall pay the applicable benefit charges for the Permit,
whichever is
property. earlier
136. The Developer shall dedicate parkland or pay in-lieu PW Prior to filing Standard
fees in the amounts and at the times set forth in City final map
of Dublin Resolution No. 60-99, or in any resolution
revising these amounts and as implemented by the
Administrative Guidelines adopted by Resolution
195-99.
Permits
137. Developer shall obtain an Encroachment Permit PW Start of work Standard
from the Public Works Department for all
construction activity within the public right-of-way of
any street where the City has accepted the
improvements. The encroachment permit may
require surety for slurry seal and restriping. At the
discretion of the City Engineer an encroachment for
work specifically included in an Improvement
A reement ma not be required.
138. Developer shall obtain a Grading/Sitework Permit PW Start of work Standard
from the Public Works Department for all grading
and private site improvements that serves more
than one lot or residential condominium unit.
139. Developer shall obtain all permits required b other PW Start of work Standard
Pagc 3l of 38
agencies including, but not limited to Alameda
County Flood Control and Water Conservation �
District Zone 7, California Department of Fish and
Wildlife, Army Corps of Engineers, Regional Water
Quality Control Board, Caltrans and provide copies
of the permits to the Public Works Department.
Submittals
140. All submittals of plans and Final Maps shall comply PW Approval of Standard
with the requirements of the "City of Dublin Public improvement
Works Department Improvement Plan Submittal plans or final
Requirements", and the "City of Dublin improvement map
Plan Review Check List".
141 . The Developer will be responsible for submittals PW Approval of Standard
and reviews to obtain the approvals of all improvement
participating non-City agencies. The Alameda plans or final
County Fire Department and the Dublin San Ramon map
Services District shall approve and sign the
Im rovement Plans.
142. Developer shall submit a Geotechnical Report, PW Approval of Standard
which includes street pavement sections and improvement
grading recommendations. plans, grading
plans or final
map
143. Developer shall provide the Public Works PW Acceptance Standard
Department a digital vectorized file of the "master" of
CAD files for the project when the Final Map has improvements
been approved. Digital raster copies are not and release
acceptable. The digital vectorized files shall be in of bonds
AutoCAD 14 or higher drawing format. Drawing
units shall be decimal with the precision of the Final
Map. All objects and entities in layers shall be
colored by layer and named in English. All
submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
Final Map
144. All Final Maps shall be substantially in accordance PW Approval of Standard
with the Tentative Maps approved with this Final Map
application, unless otherwise modified by these
conditions. Multiple final maps may be filed in
phases, provided that each phase is consistent with
the tentative map, that phasing progresses in an
orderly and logical manner and adequate
infrastructure is installed with each phase to serve
that phase as a stand-alone project that is not
dependent upon future phasin for infrastructure.
145. All rights-of-way and easement dedications required PW Approval of Standard
by the Tentative Map shall be shown on the Final Final Map
Map. _
Page 32 of 38
146. Any phasing of the final mapping or improvements PW Approval of Standard
of a Tentative Map is subject to the approval and Final Map
conditions of the Cit En ineer.
147. Street names shall be assigned to each PW Approval of Standard
public/private street pursuant to Municipal Code Final Map
Chapter 7.08. The approved street names shall be
indicated on the Final Map.
148. All Final Maps shall include street monuments to be PW Monuments Standard
set in all public streets. to be shown
on final map
and installed
prior to
acceptance of
improvements
Easements
149. PW Approval of Standard
The Developer shall obtain abandonment from all improvement
applicable public agencies of existing easements plans or
and right of ways that will no longer be used. appropriate
final map
150. The Developer shall acquire easements, and/or PW Approval of Standard
obtain rights-of-entry from the adjacent property improvement
owners for any improvements on their property. The plans or
easements and/or rights-of-entry shall be in writing appropriate
and copies furnished to the Cit En ineer. final map
Gradin
151. The Grading Plan shall be in conformance with the PW Approval of Standard
recommendations of the Geotechnical Report, the grading plans
approved Tentative Map and/or Site Development or issuance of
Review, and the City design standards & grading
ordinances. In case of conflict between the soil permits.
engineer's recommendations and City ordinances, On going
the City En ineer shall determine which shall appl .
152. Remedial Grading. The grading plan shall include PW First Final Standard
a remedial grading plan prepared by the project Map or
geotechnical consultant, outlining areas of slide Issuance of
repair, benches, keyways, over-excavation at cut-fill Grading
transitions, subdrains, and other recommendations Permits
of the consultant. The remedial grading plan will be
subject to review and approval by the City's own
eotechnical consultant.
153. PW Approval of Standard
A detailed Erosion Control Plan shall be included grading plans
with the Grading Plan approval. The plan shall or issuance of
include detailed design, location, and maintenance grading
criteria of all erosion and sedimentation control permits.
measures. On oin
154. Tiebacks or structural fabric for retaining walls shall PW Approval of Standard
not cross property lines, or shall be located a grading plans
Page 33 of 38
minimum of 2' below the finished grade of the upper or issuance of
lot. grading
permits.
O n oin
155. Resource Agency Permits. Prior to the filing of PW Prior to First Standard
the first final map, and prior to start of any grading Final Map or
of the site as necessary, permits shall be obtained Issuance of
from the US Army Corps of Engineers, the San Grading
Francisco Bay Regional Water Quality Control Permit
Board, the State California Department of Fish and
Game, and the US Fish and Wildlife Service for the
grading or alternation of wetland areas within the
site. The project shall be modified as needed to
respond to the conditions of the permits. In the
event that permits require the creation of permanent
habitat or other mitigation measures within the
project limits, the Developer shall provide (1)
conservation easements or other land use
restrictions over the project as required by the
resource agencies, and (2) provide funding for
ongoing maintenance of habitat areas in the form of
an endowment (to the City or third party) or ongoing
assessments (through the GHAD). The City
reserves the right to modify or add conditions of
approval as needed in response to the final permit
conditions from the resource agencies.
Improvements
156. The public improvements shall be constructed PW Approval of Standard
generally as shown on the Tentative Map and/or grading plans
Site Development Review. However, the approval or issuance of
of the Tentative Map and/or Site Development grading
Review is not an approval of the specific design of permits.
the drainage, sanitary sewer, water, and street On going
improvements.
157. All public improvements shall conform to the City of PW Approval of Standard
Dublin Standard Plans and design requirements improvement
and as approved by the City Engineer. plans or start
of
construction.
O n oin
158. Public streets shall be at a minimum 1% slope with PW Approval of Standard
minimum gutter flow of 0.7% around bump-outs. improvement
Private streets and alleys shall be at minimum 0.5% plans or start
slope. of
construction.
O n oin
159. Curb Returns on arterial and collector streets shall PW Approval of Standard
be 40-foot radius, all internal public streets curb improvement
returns shall be minimum 30-foot radius (36-foot plans or start
Page 34 of 38
with bump outs) and private streets/alleys shall be a of
minimum 20-foot radius, or as approved by the City construction.
Engineer. Curb ramp locations and design shall On going
conform to the most current Title 24 and Americans
with Disabilities Act requirements and as approved
b the City Traffic En ineer.
160. Any decorative pavers/paving installed within City PW Approval of Standard
right-of-way shall be done to the satisfaction of the improvement
City Engineer. Where decorative paving is installed plans or start
at signalized intersections, pre-formed traffic signal of
loops shall be put under the decorative pavement. construction.
Decorative pavements shall not interfere with the On going
placement of traffic control devices, including
pavement markings. All turn lane stripes, stop bars
and crosswalks shall be delineated with concrete
bands or color pavers to the satisfaction of the City
Engineer. Maintenance costs of the decorative
paving shall be the responsibility of the
Homeowners Association.
161 . The Developer shall install all traffic signs and PW Occupancy of Standard
pavement marking as required by the City Engineer. units or
acceptance of
improvements
162. Street light standards and luminaries shall be PW Occupancy of Standard
designed and installed per approval of the City units or
Engineer. The maximum voltage drop for acceptance of
streetlights is 5%. improvements
163. The Developer shall construct bus stops and PW Occupancy of Standard
shelters at the locations designated and approved units or
by the LAVTA and the City Engineer. The acceptance of
Developer shall pay the cost of procuring and improvements
installin these improvements. •
164. Developer shall construct all potable and recycled PW Occupancy of Standard
water and sanitary sewer facilities required to serve units or
the project in accordance with DSRSD master acceptance of
plans, standards, specifications and requirements. improvements
165. Fire hydrant locations shall be approved by the PW Occupancy of Standard
Alameda County Fire Department. A raised reflector units or
blue traffic marker shall be installed in the street acceptance of
improvements
opposite each hydrant.
166. PW Occupancy of Standard
The Developer shall furnish and install street name units or
signs for the project to the satisfaction of the City acceptance of
Engineer. improvements
Page 35 of 38
167 Developer shall construct gas, electric, cable TV PW Occupancy of Standard
and communication improvements within the units or
fronting streets and as necessary to serve the acceptance of
project and the future adjacent parcels as approved improvements
by the City Engineer and the various Public Utility .
agencies_
168. All electrical, gas, telephone, and Cable TV utilities, PW Occupancy of Standard
shall be underground in accordance with the City units or
policies and ordinances. All utilities shall be located acceptance of
and provided within public utility easements and improvements
sized to meet utility company standards. �
169. All utility vaults, boxes and structures, unless PW i Occupancy of Standard
specifically approved otherwise by the City units or
Engineer, shall be underground and placed in acceptance of
landscape areas and screened from public view. improvements
Prior to Joint Trench Plan approval, landscape .
drawings shall be submitted to the City showing the
location of all utility vaults, boxes and structures and
adjacent landscape features and plantings. The
Joint Trench Plans shall be signed by the City
Engineer prior to construction of the joint trench
improvements.
Construction
170. The Erosion Control Plan shall be implemented PW On-going as Standard
between October 15th and April 15th unless needed
otherwise allowed in writing by the City Engineer.
The Developer will be responsible for maintaining
ernsion and sediment control measures for one year
following the City's acceptance of the subdivision
improvements.
171 . If archaeological materials are encountered during PW On-going as 1993
construction, construction within 100 feet of these needed EDEIR
materials shall be halted until a professional MM
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 su est appropriate mitigation measures.
172. Construction activities, including the maintenance PW On-going as Standard
and warming of equipment, shall be limited to needed
Monday through Friday, and non-City holidays,
between the hours of 7:30 a.m. and 5:30 p.m.
except as otherwise approved by the City Engineer.
Extended hours or Saturday work will be considered
b the Cit En ineer on a case-b -case basis.
173. Developer shall prepare a construction noise PW Start of Standard
management plan that identifies measures to be construction
taken to minimize construction noise on surroundin implementatio
Page 36 of 38
developed properties. The plan shall include hours n and on-
of construction operation, use of mufflers on going as
construction equipment, speed limit for construction needed
traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be
provided prior to pro�ect construction.
174. Developer shall prepare a plan for construction PW Start of Standard
traffic interface with public traffic on any existing construction
public street. Construction traffic and parking may implementatio
be subject to specific requirements by the City n and on-
Engineer. going as
needed
175. The Developer shall be responsible for controlling PW On-going Standard
any rodent, mosquito, or other pest problem due to
construction activities.
176. The Developer shall be responsible for watering or PW On-going Standard
other dust-palliative measures to control dust as
conditions warrant or as directed by the City
En ineer.
177. The Developer shall provide the Public Works PW Issuance of Standard
Department with a letter from a registered civil Building
engineer or surveyor stating that the building pads permits or
have been graded to within 0.1 feet of the grades acceptance of
shown on the approved Grading Plans, and that the improvements
top & toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
Storm Water Qualit (NPDES)
178. Prior to any clearing or grading, the Developer shall PW Start of any Standard
provide the City evidence that a Notice of Intent construction
(NOI) has been sent to the California State Water activities
Resources Control Board per the requirements of
the NPDES. A copy of the Storm Water Pollution
Prevention Plan (SWPPP) shall be provided to the
Public Works Department and be kept at the
construction site.
179� The Storm Water Pollution Prevention Plan PW SWPPP to be Standard
(SWPPP) shall identify the Best Management prepared
prior to
Practices (BMPs) appropriate to the project approval of
construction activities. The SWPPP shall include the improvement
erosion control measures in accordance with the plans,
regulations outlined in the most current version of implementatio
the ABAG Erosion and Sediment Control Handbook n prior to start
or State Construction Best Management Practices of
Handbook. The Developer is responsible for construction
ensuring that all contractors implement all storm and on-going
water pollution prevention measures in the SWPPP. as needed.
PASSED, APPROVED, AND ADOPTED this day of , 2015 by the following vote:
Page 37 of 38
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Pagc 38 of 38
RESOLUTION NO. 15-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A
DEVELOPMENT AGREEMENT AMENDMENT BETWEEN THE CITY OF DUBLIN AND BJ-
ROF JORDAN RANCH LLC [MISSION VALLEY PROPERTIES] FOR
THE JORDAIV RANCH II PROJECT
WHEREAS, the Applicant, BJ-ROF Jordan Ranch LLC [Mission Valley Properties,
proposes to develop Parcel H of Jordan Ranch with 45 homes on 4.6 acres and Neighborhood 7
with 105 3-story detached units on 9.2 acres within the Eastern Dublin Specific Plan ("Specific
Plan") area. The project proposes a General Plan/Eastern Dublin Specific Plan Amendment to
change the land use designations of the 4.6 acre Parcel H site from Mixed Use (MU) to Medium
Density Residential (MDR) (6.1 to 14.0 units per acre) and of a 3.7-acre site from Community
Park to Public/Semi-Public and consistent PD-Planned Development rezoning with Stage 1
and/or Stage 2 Development Plan amendment. Site Development Review and Vesting
Tentative Maps 8267 and 8269, respectively, are proposed for the 4.6-acre Parcel H site and
the 9.2-acre Neighborhood 7site. The proposed development and applications are collectively
known as the "Project"; related approvals of the applications are collectively known as the
"Project Approvals"; and
WHEREAS, the Project site is located east of Fallon Road at Central Parkway, west of
Croak Road and south of Positano Parkway. Parcel H is at 4233 Fallon Road in the Eastern
Dublin Specific Plan area; and
WHEREAS, development of the Project site was addressed in the Eastern Dublin EIR,
Supplemental EIRs for EDPO and Fallon Village and subsequent Addenda in 2010 and 2012;
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 impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared a Mitigated Negative Declaration for the Project; and
WHEREAS, on September 22, 2015 following a duly noticed public hearing, the Planning
Commission adopted Resolution 15-XX recommending that the City Council adopt the Mitigated
Negative Declaration, Resolution 15-XX recommending that the City Council approve the
proposed General Plan/Eastern Dublin Specific Plan amendments, Resolution 15-XX
recommending that the City Council approve the proposed Planned Development rezoning, and
Resolution 15-XX recommending that the City Council approve the proposed Site Development
Review and Vesting Tentative Maps, which Resolutions are incorporated herein by reference
and available for review at City Hall during normal business hours; and
WHEREAS, a draft ordinance approving the proposed Development Agreement
amendment is attached to this Resolution as Exhibit A, with the Development Agreement as
Attachment 1 to Exhibit A, which exhibit is incorporated herein by reference.
ATTACHMENT 5
NOW, THEREFORE, BE IT RESOLVED THAT based on the application, MND and the
entirety of the record, the City of Dublin Planning Commission does hereby recommend that the
City Council make the following findings and determinations regarding the proposed
Development Agreement amendment:
1. The Development Agreement as amended is consistent with the objectives,
policies, general land uses and programs specified and contained in the City's General Plan,
and in the Eastern Dublin Specific Plan in that: (a) the General Plan and Specific Plan land use
designations (as amended), policies, programs and objectives are incorporated into the
Development Agreement and not altered by the Development Agreement; and (b) the Project is
consistent with the fiscal policies of the General Plan and Eastern Dublin Specific Plan with
respect to the provision of infrastructure and public services.
2. The Development Agreement as amended is compatible with the uses authorized
in, and the regulations prescribed for, the land use districts in which the real property is located,
as set forth in the applicable Planned Development zoning ordinance
3. The Development Agreement as amended is in conformity with public
convenience, general welfare, and good land use policies in that the Project will implement land
use guidelines set forth in the General Plan and Eastern Dublin Specific Plan.
4. The Development Agreement as amended will not be detrimental to the health,
safety, and general welfare in that the Developer's proposed Project will proceed in accordance
with all the programs and policies of the General Plan, Eastern Dublin Specific Plan, and
Project Approvals.
5. The Development Agreement as amended will not adversely affect the orderly
development of property or the preservation of property values in that the Project will be
consistent with the General Plan, the Eastern Dublin Specific Plan, and Project Approvals.
6. The Development Agreement as amended complies with the requirements of §§
65864 et seq. of the California Government Code and Dublin Municipal Code Chapter 8.56 and
specifies the duration of the agreement, the permitted uses of the property, the density or
intensity of use, the maximum height and size of proposed buildings, and provisions for
reservation or dedication of land for public purposes. The Development Agreement
amendment contains an indemnity and insurance clause requiring the developer to indemnify
and hold the City harmless against claims arising out of the development process, including all
legal fees and costs.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the City of Dublin Planning
Commission does hereby recommend that the City Council adopt the Ordinance, attached as
Exhibit A, approving the Development Agreement amendment between the City of Dublin and
BJ-ROF Jordan Ranch LLC [Mission Valley Properties related to the Jordan Ranch II Project.
[Signature Page Immediately Follows]
Page 2 of 3
PASSED, APPROVED AND ADOPTED this 22nd day of September, 2015.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Assistant Community Development Director
Page 3 of 3
! � D
S�`����,
REC(�Rt�1NC3 REQUESTED BY:
C1TY C3F �U��.iN
When Recorded Mail To:
City Clerk
City af Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived p�r GC 27383
Space abave this line for Recorder's use
���s� �n����r�E��r- Ta
DEVELOPMENT AGREEMENT
BETWEERI THE
CITY CJF DUBLIN
At�D
BJP-ROF JOR�AN RANCH LLC
FOR THE JC?RDAN RANCN PROJECT
ATTACHMENT 1
EXHIBIT A
RECITALS
THIS FIRST AMENDMENT T(� DEVELOPMENT AGREEMENT (this
"Amendment") is made and entered in the City of Dublin on this day of
, 2t�15, by and between the City of Dublin, a Municipal Corporation
(hereafter "`City") and BJP-ROF Jordan Ranch LLC, a Delaware limited liability
company (hereafter referred to as "Developer") pursuant to the authority af;;
65864 et seq. of the California Government Code and Dublin Municipal Cade,
Chapter�.56. City and Devebper are, from time-to-time, individualiy referred to
in this Agreement as a "Party," and are collectively referred to as "Parties."
A. Califarnia Gavernment Cade �§65864 et seq. ("Development
Agreement Statu#e"} and Chapter 8.56 of the Dublin Municipal Code (hereafter
"Chapter 8.56") authorize the City ta enter into a Deveiopment Agreement for the
deveiopment of real property with any p�rson having a Pegal or equitable interest
in such praperty in arder to est�blish cerkain d�v�lopment rights in such praperty.
B. �eveloper awned, and stili owns portions of, certain real property
("the Property"} consisting of approximately 187.9 acres of land and th�t is mare
particularly described in Exhibit A atta�hed hereto and is incarparated hereir� by
reference.
C. Developer proposed, and has proceeded with, the development of
the Praperty with a mixed use project consisting of up to 964 dwelling units, 100
units fewer than anticipated under the Eastern Dublin Specific Plan, up to 5,000
square feet of retaii use, a range of public parks, public �nd semi-public uses,
open spaces and roadways ("the Project"}.
D. !n 2010, Developer applied for and the City approved various land
use approvals in connection with the development of the Project, including,
without limitation, a Stage 1 Planned Development Zoning and Development
Plan for the Fallon Village Praject (Ord. No. 32-05 adopted by the City Caunci( on
�ecember 20, 2005}; a Stage 2 Planned Development R�zaning and
Develapment Plan (t�rd. No. 13-10 adop#ed by the City Ca�ncil on June 22,
201 Q), Site Deveiapment Review {SDR) {Pianning Commission Resolution No.
10-25 adopted on May 11, 2010}, a Vesting Tentative Tract Map (Planning
Commission I�esolution No. 10-25 adopted on May 11, 2010}. The foregoing are
referred to callectively as the Origina! Project Appravals
E. In conjunctian with the Originai Praject Approvals, tne Parties
entered into a Develapment Agreement, da#ed June 22, 20�0, and recarded as
instrument No. 2010206466 in the (�fficial Records of Alameda Gounty on July
27, 2010 ("the Agreement"), that gave the Developer a vested right, for a period
of 10 years, to develop the project in accordance with the Original Project
Appravals. The DevelQpment Agreement specified that subsequent approvals
woufd only be vested if the City and Developer entered into an amendment to the
Development Agreement.
F. Develaper has transferred various portians of the Property to other
property developers that developed or are developing portians of the Praject, and
in conjunction with thase property sales it has assigned the Deveiopment
Agreement, as to the prap�rties were transferred, ta the purchasers. Developer
still owns certain real property (°the R�maind�r Property°} consisting of
approximately 14.6 acres of land that it intends to further develop and that is
more particularly described in Exhibit B.
�. The Original Project Approvals identified the site of a proposed
Dublin Unified Schaol District elementary school on a partion of the Remainder
Property. In 2012, the General Plan and the Eastern Dub(in Specific Plan were
amended to creat� a Medium Density Residential "underlay" to allow the
development of residential units on the School Site. The City approved variaus
land u�e appravals, including, without lirnitation, a General Plan amendment and
Eastern Dublin Specific Plan Amendment {Resalution No. 92-12 adopted by the
City Council on June 5, 2Q12) that increased the total number of residential units
�autharized in the Project from 780 to 864, plus the patential for up ta 100 units on
the school site, for a total of 964 units ("the 2012 Approvals"). .
H. The City and the Dublin Unified School District have engaged in
discussians that have resulted in a tentative agreement that would result in the
placement of the proposed school at a different loc�tian thereby allawing the
Developer to develop the elementary site pursuant to the Medium Density
Residential underlay designation. In furtherance of that tentative agreement, and
the Developer's related development praposal, Developer has applied for, and
the City is processing, various land use appravals, including, without limitation, a
Genera! Plan and Eastern Dublin Specific Pian Am�ndment (Resolution No, 15-
adopted by the City Council on , 2015); a Stage 1 and Stage 2
Planned Development Zoning and Development Plan {Ord. hJa. adopted by
the City Counci! on }; a Site Develapment Review approval (SDR)
(Resolution No. adapted on , 20�5); a Vesteng Tentative Tract Map
(Resolutian No. 10-25 adopted on , 2015) ("the Current Project
Appravals"}. . The Current Praject Approvals and the 2012 Approvals collectively
are referred to as the "Subsequent Project Approvals."
i. The Subsequent ProJect Appravals aiso will reduce the residential
density of the C�riginal Praject Approvals and efiminate the requirement to
construct 5000 square feet of commercial on the "Parcel H" of Tract 8024. The
end result of the Subsequent Praject l�pprovals is to reduce the approved
residential units in the Project from 964 ta 899 units.
J. The City Cauncif has found that, arnong other things, the
Qevelopment Agreement, as amended by this Amendment, is consistent with the
City's General Pian and the Eastern Dublin Specific Plan, as amended by the
Subsequent Project Approvals, �nd has been reviewed and ev�luated in
accordance with the Develapment �gr�:ement Statute and Chapter 8.56.
K. City and Deveioper have reached agreement and desire to express
herein an amendment to the Development Agreernent that wi11 facilitate the
development of, and vest the Dev�loper's rights to develop the Remainder
Property consisten# with the Subsequent Project Appravals, subject ta canditions
set forth herein, anc! an exchange far c�rtain community benefits provided herein,
including the Developer's facilitation c�f the CitylSchaol District {ease.
L., The d�velapment of the Property and the Prnject has been
evaluated in three enviroo�mental impact reports certified by the Gity: (1) Eastern
Dublin General Plan Amendment and Specific Plan Environmental Irr7pact
Report, State Clearinghouse N�. 91103064, (2} East Dubfin Prc�perties Stage 1
Development Plan and Annexation Supplemental EIR (Staie Ciearinghouse No.
2001 0521 1 4); and (3} Fallon Vil(age Project Supplemental Enviranmenta{ Impact
Report (State Cfearinghause Number 2005062010) (collectively, "Prior EIRs").
C7n June 2, 2010, the City Council approved an addendum to the Prior EIRs
through Resolution 80-10. On June 5, 2012, the City �ouncit appraved a second
addendum to the Prior EIRs through Resolution 91-12. The Prior E1Rs, and the
addenda, specifically addressed the General Plan, Specific Plan and Pianned
Devefopment Zoning far the Praj�ct. The addenda addressed the 2012
Approvals. in conjunction with the review of the Current Project Apprc�vals, the
City prepared an Initial Study dated August 2015 to determine whether these
approvals will result in any new ar subsfantially more severe significant
environmenta! impacts than those anaiyzed in the Prior EIRs and addenda or
whether any other standard requiring further environmental review under CEQA
are met (Public Resources Code section 21166 �nd CEQA Guideiines sectians
15162 and 15163). The Initial Study determined tha# the Current Project
Approvals did not trigger any c�f the CEQA standards requiring furthe�
enviranmental review, except as fo traffic/transpor�ation. The City prepared and
circulated a draft Mitigated Negative Declaration, dated August 4, 2015. The City
Council considered and appraved the Mitigated Negative Declaration and a
related Mitigation Monitoring and Reporting Program (Reso. No. adopted by
the City Cauncil an __ , 2015) priar to approving the Current Praject
Approvals.
M. t�n , 2Q15, the City Council of the City of Dublin
adopted Ordinance No. approving this Amendment ("the Approving
Ordinance"). The Approving Ordinance will take effect on {"the
Amendment Approval Date").
N. As this Amendment pertains anly to the Remainder Property, the
Cify and Develaper �re �he only parties required to effect the amendment.
NcaW, THEREFORE, with reference to the faregoing recitals and in
cansideratian of the mutual promises, obligatians and covenants herein
contained, City and Develaper agree �s follows:
AGREEMENT
Sectian 1 . Vested Rights. The Subsequent Project Approvals (�s
defined in Recital H abave) sha11, notwithstanding anything to the cantrary in the
Development Agreement, become part of the law Develop�r is vested into under
the Qevelopment Agreement.
Sectoon 2. Term. Notwithstanding anything to the contrary in the
Agreement, the term of the Developmen# Rgreement, solely as to the Remainder
Property, shall be extended until 5 years after the Amendment Appraval Da#e.
Section 3. Improvement of Jordan Ranch Neighborhood Park.
Develaper shall, as a community benefit in exchange for the vested rights
conferred by this arnendment, imprave Jordan Ranch Neighborhood Park in
accordance with City requirements, cansistent with the Parks and Facilities
Master Plan adopted by the City Cauncil on May 19, 2015. City and Develaper
shall, by November 17, 2015, enter into, contingent on the effectiveness af this
Amendment, an otherwise stand�rd improvement agreement that includes the
following terms:
a. Developer will commence the impravements detai)ed in the City-
prepared plans, dated August 27, 2015 and on file with the Parks and
Community Services C?irector, by March 1, 2016, provided that City has supplied
final plans by February 15, 2016, with completion no later fhan March 1, 209 7
except as may be extended by weather de[ays as allowed for in the City"s
standard specifications. Developer shall maintain the impravements for three
months following substantial cornpletion. The City and Deveioper presently
anticipate that th� cost of the imprnvements wauld be $1,965,000.
b. Upon posting security far the completion of the improvements
under the terms of the improvement agreement, the 150 approved residential
units in the Remainder Property wauld be exempted from the neighborhac�d park
improvement compnnent of the Public Facilities Fee. The value af the exemption
from the Public Facilities Fee, based an the fee in the to-be-adopted update ta
the Public Facilities Fee, is appraximately $365,000. Developer will not receive
credits for the additional costs of�he improvements that exceed the value of the
exemptian.
Section 4. Compliance with lnclusionary Zoning R�quirements.
Subparagraph 5.3.7.a of C}�velapment Agreement {set aut in Exhibit B ta the
Development Agreement) specified the Developer's altemative method of
complying with the Inclusionary Zoning Regulations for the Project proposed in
the Uriginal Project RpprQVals. The residential units propos�d in excess of the
780 contemplated ir� the Original �'roj�ct Approvals are nat covered by that
provision, and the Developer must demonstrate comp(iance with the Inclusionary
Zaning Regulations for the 119 residential uni#s proposed in the Subsequent
Project Approvals in excess af�he 780 units covered by the "alternative me#hod
of compliance." dV�twithstanding Subparagraph 5.3.7.a (set out in Exhibit B to the
Develapment Agreement) and anything to the contrary in the inclusionary Zoning
Regulations, Developer shail satisfy its affordable housing abligation for#he 119
residential units proposed in excess of the 780 units crvered by the Develoament
Agreement through the application of 15 affordable unit credits purchased from
either the City ar Dublin Family, L.F'., an affiliate af Eden Housing, Inc. {"Eden")
created as � result of Eden's construction af an affordable housing development
in Dublin ("Eden ProjecY'}. Under the Regulatory Agreement for the Eden
Project, the City has the right to such credi#s unless the proceeds of#he sale af
such credits are necessary for Eden ta cover any gap between the permanent
financing and the costs t�f the development and constructian costs of the Eden
Project. Eden and the City have agreed to sell such credits to Developer far
$1,500,000. Developer shall purchase such credits na later than 12� days
following the Amendment Appraval Date. The City will use the deposited funds to
purchase the credits from either the Gity or Eden on Develaper's behalf in
accordance with the terms of the Regulatory Rgreement. Nathing in this
Amendment amends the terms of the Reguiatary Agreement with respect to
Eden's rights to the affordable housing credits or funds from the proceeds of the
sale of such credits. Upon such deposit, Developer's obligation under this
paragraph and the Inclusionary Zoning Regulations wili be satisfied in ful{ for the
119 residential units proposed in the Subsequent Project Approvals in excess of
the 780 residentia! units covered by the "�Iternative meth�ds of compliance" in
the DevePapment Agreement.
Section 5. AN other provisions c�f the Developrnent Agreement shaP!
r�main in full force and effect.
Sectic�n 6. Recardatian. The City shall record � copy af this Amendment
against the Remainder Praperty within ten (10} days fallowing execution by all
parties.
[Execu#ie�rr P�ge Follc�ws]
IN WITNESS WHEF�EOF, fhe parties hereto h�ve caused this
Amendm�nt to be executed as of the date arrd year first abave written.
CITY C}� DU��It� DEVELOPER
BJP-RUF JaRDAN RAf�CH LLC,
a Delaware fimited liability company
gY� _
Chris Foss, City �rlanager By: F�Ilon-Jordan, LLC,
a California limited liability company,
Attest: its manager
�y: MVP Developrnent California,
LLC
Caroline Soto, City Clerk a California limited liability
company,
Approved �s ta form its managing member
.�,.�---.
���
gy: Robert Radanovich,�
Jahn Bakker, City Attorney m�mber
114.273 2454193.9
(NC}TARI�ATIC)�1 ATTACHED)
��hibit �
Lega! Descriptir�n of Property
Re�l pr�perty in the County of Alameda, State of California, described as fallows:
[To be adcfed]
Exhibit A
2
ORDINANCE NO. XX-15
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* * * * * * * * * * * * * * * * * * * * * * * * * * * * *
APPROVING A DEVELOPMENT AGREEMENT AMENDMENT BETWEEN THE CITY OF
DUBLIN AND BJ-ROF JORDAN RANCH LLC [MISSION VALLEY PROPERTIES]
FOR THE JORDAN RANCH II PROJECT
(PLPA 2010-00068)
THE DUBLIN CITY COUNCIL DOES ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. The Applicant, BJ-ROF Jordan Ranch LLC [Mission Valley Properties], proposes
to develop Parcel H of Jordan Ranch with 45 homes on 4.6 acres and Neighborhood 7 with 105
3-story detached units on 9.2 acres within the Eastern Dublin Specific Plan ("Specific Plan")
area. The project proposes a General Plan/Eastern Dublin Specific Plan Amendment to change
the land use designations of the 4.6 acre Parcel H site from Mixed Use (MU) to Medium Density
Residential (MDR) (6.1 to 14.0 units per acre) and of a 3.7-acre site from Community Park to
Public/Semi-Public and consistent PD-Planned Development rezoning with Stage 1 and/or
Stage 2 Development Plan amendment. Site Development Review and Vesting Tentative Maps
8267 and 8269, respectively, are proposed for the 4.6-acre Parcel H site and the 9.2-acre
Neighborhood 7 site. The proposed development and applications are collectively known as the
"Project"; related approvals of the applications are collectively known as the "Project Approvals";
and
B. The Project site is located east of Fallon Road at Central Parkway, west of Croak
Road and south of Positano Parkway. Parcel H is at 4233 Fallon Road in the Eastern Dublin
Specific Plan area; and
C. The Applicant and City desire to amend the Development Agreement adopted by
Ordinance XX-15. The amendment, which is attached as Exhibit A and incorporated herein by
reference, addresses, among other things, commi�nity benefit in the form of park improvements
and acquisition of affordable housing credit from a specific affordable housing project; and
D. Development of the Project site was addressed in the Eastern Dublin EIR,
Supplemental EIRs for EDPO and Fallon Village and subsequent Addenda in 2010 and 2012;
and
E. The California Environmental Quality Act (CEQA), together with the state
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared. To comply with CEQA,
the City prepared a Mitigated Negative Declaration for the Project; and
F. On September 22, 2015 following a duly noticed public h�aring, the Planning
Commission adopted Resolution 15-XX recommending that the City Council adopt the Mitigated
Negative Declaration, Resolution 15-XX recommending that the City Council approve the
proposed General Plan/Eastern Dublin Specific Plan amendments, Resolution 15-XX
EXHII3IT �A
AT'TACIIMI�:NT 5
recommending that the City Council approve the proposed Planned Development rezoning, and
Resolution 15-XX recommending that the City Council approve the proposed Site Development
Review and Vesting Tentative Maps, which Resolutions are incorporated herein by reference
and available for review at City Hall during normal business hours; and
G. On September 22, 2015, the Planning Commission held a properly noticed public
hearing on the Project, including the proposed Development Agreement amendment, and
adopted Resolution 15-XX recommending that the City Council adopt the Development
Agreement amendment, which Resolution is incorporated herein by reference and available for
review at City Hall during normal business hours; and
H. The City Council held a properly noticed public hearing on the Project, including
the proposed Development Agreement amendment, on , 2015 at which time all interested
parties had the opportunity to be heard; and
I. A staff report dated , 2015 and incorporated herein by reference, described
and analyzed the Project, including the Development Agreement amendment, for the City
Council; and
J. The City Council used their independent judgment and considered the staff report,
the MND, and all reports, recommendations and testimony referenced above and adopted
Resolution No. XX-15 adopting the MND, Resolution XX-15 approving the General Plan/Eastern
Dublin Specific Plan amendments, Ordinance XX-15 adopting amended Planned Development
zoning, and Resolution XX-15 approving the Site Development Review and Vesting Tentative
Maps, prior to approving the Development Agreement amendment. The above referenced
resolutions and ordinance are incorporated herein by reference and are available for review at
City Hall during normal business hours; and
K. The City Council has considered the recommendation of the Planning Commission
to adopt the Development Agreement amendment, including the Planning Commission's
reasons for its recommendation, the staff report, all comments received in writing, and all
testimony received at the public hearing prior to approving the Development Agreement
amendment.
Section 2. FINDINGS AND DETERMINATIONS
On the basis of: (a) the foregoing Recitals which are incorporated herein, (b) the City of
Dublin General Plan; (c) the Eastern Dublin Specific Plan, (d) the Mitigated Negative Declaration
and prior environmental documentation, (e) the staff report; (f) information in the entire record of
proceedings for the Project, and on the basis of the specific conclusions set forth below, the City
Council finds and determines that:
1. The Development Agreement as amended is consistent with the objectives,
policies, general land uses and programs specified and contained in the City's General Plan and
the Eastern Dublin Specific Plan in that: (a) the General Plan and Specific Plan land use
designations (as amended), policies, programs and objectives are incorporated into the
Development Agreement and not altered by the Development Agreement amendment; and (b)
the Project is consistent with the fiscal policies of the General Plan and Eastern Dublin Specific
Plan with respect to the provision of infrastructure and public services.
2
2. The Development Agreement as amended is compatible with the uses authorized
in, and the regulations prescribed for, the land use districts in which the real property is located,
as set forth in the applicable Planned Development zoning ordinance.
3. The Development Agreement as amended is in conformity with public
convenience, general welfare, and good land use policies in that the Project will implement land
use guidelines set forth in the General Plan and Eastern Dublin Specific Plan.
4. The Development Agreement as amended will not be detrimental to the health,
safety, and general welfare in that the Developer's proposed Project will proceed in accordance
with all the programs and policies of the General Plan, Eastern Dublin Specific Plan, and
Project Approvals.
5. The Development Agreement as amended will not adversely affect the orderly
development of property or the preservation of property values in that the Project will be
consistent with the General Plan, the Eastern Dublin Specific Plan, and Project Approvals.
6. The Development Agreement as amended complies with the requirements of §§
65864 et seq. of the California Government Code and Dublin Municipal Code Chapter 8.56 and
specifies the duration of the agreement, the permitted uses of the property, the density or
intensity of use, the maximum height and size of proposed buildings, and provisions for
reservation or dedication of land for public purposes. The Development Agreement
amendment contains an indemnity and insurance clause requiring the developer to indemnify
and hold the City harmless against claims arising out of the development process, including all
legal fees and costs.
Section 3. APPROVAL
The City Council hereby accepts the Planning Commission recommendation and
approves the Development Agreement amendment attached as Exhibit A and authorizes the
City Manager to execute it.
Section 4. RECORDATION
Within ten (10) days after the Development Agreement as amended is fully executed by
all parties, the City Clerk shall submit the amended Agreement to the County Recorder for
recordation.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect on the date the Applicant acquires fee title to the
Property. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least
three (3) public places in the City of Dublin in accordance with Section 36933 of the Government
Code of the State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of
, 2015 by the following votes:
AYES:
�
�
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
4
RESOLUTION NO. 15-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ADOPTING A
MITIGATED NEGATIVE DECLARATION FOR
THE JORDAN RANCH/SUBAREA 3/WALLIS RANCH PROJECT
WHEREAS, the Applicants, Mission Valley Properties, Trumark Homes and Lennar
Homes propose revisions to prior approvals on the Jordan Ranch, Wallis Ranch and Dublin
Ranch Subarea 3 sites, respectively. The proposed revisions inciude General Plan and Eastern
Dublin Specific Plan amendments, Planned Development rezones with amended Stage 1
Development Plans for portions of the Jordan Ranch (re-designating 3.7 acres of an existing
Community Park site to Public/Semi-Public for future development of a school and changing an
existing Mixed Use land use on 4.6 acres to Medium Density Residential); Subarea 3 (re-
designating 10.4 acres from Rural Residential/Agricultural to Park/Public Recreation); and the
Wallis Ranch (re-designating a 1.9 acre site in the south portion of the property from Semi-
Public to Park/Public Recreation) �roperties in the Eastern Dublin Planning area. The
Applicants for Jordan Ranch have also submitted recent applications for Planned Development
rezoning with related Stage 2 Development Plan, Site Development Review, vesting tentative
maps and a Development Agreement amendment for Parcel H and Neighborhood 7, as follows:
Parcel H is the 4.6 acre Mixed Use site proposed for redesignation to Medium Density
Residential and is also proposed for development of 45 dwelling units; Neighborhood 7 is a 9.2
acre site proposed for development of 105 dwelling units. The proposed revisions, development
and related applications collectively comprise the "Project"; and
WHEREAS, the Project sites are located as follows: Jordan Ranch: East of Fallon
Road, north and south of Central Parkway; Subarea 3: South of Central Parkway, north of
Dublin Boulevard; Wallis Ranch: West of Tassajara Road, south of City limit line and east of
Camp Parks RFTA; and
WHEREAS, the Project sites are located in Eastern Dublin, for which the City Council
adopted the Eastern Dublin General Plan Amendment and Specific Plan, and certified a
program Environmental Impact Report (hereafter Eastern Dublin EIR) pursuant to California
Environmental Quality Act ("CEQA") Guideiines section 15168 (SCH 91103064; City Council
Resolution No. 51-93). The Jordan Ranch site was further analyzed in twc� supplemental EIRs
and two CEQA addenda, most recently in 2012. �ubarea 3 was further included in a 1997
Negative Declaration and was specifically addressed in a 2014 addendum. Development on
Wallis Ranch was further analyzed in a supplemental EIR, a iVlitigated Negative Declaration,
and most recently in a 2014 addendum. These various documents ide�tified many mitigation
measures, all of which continue to apply to the Project, as appropriate. The Eastern Dublin EIR,
as well as the supplemental EIRs identified significant unavoidable impacts for which the City
adopted statements of overriding considerations; and
WHEREAS, the City prepared an Initial Study dated August 2015 for the proposed
Project consistent with CEQA section 21166 and CEQA Guidelines sections 15162 and 15163
and determined that a Mitigated Negative Declaration (MND) was required in order to analyze
1
Attachment 6
the potential for new or additional significant environmental impacts of the Project beyond those
identified in the prior EIRs and other CEQA documents; and
WHEREAS, based on the Initial Study, the City prepared a Mitigated Negative
Declaration dated August 4, 2015 which reflected the City's independent judgment and analysis
of the potential environmental impacts of the Project. The MND and supporting Initial Study are
Exhibit A of the attached draft resolution. The MND was circulated for public review from
August 7, 2015 through September 8, 2015. The City prepared an appendix to the MND for
development applications submitted after the MND was released for review and prepared
responses to comments received on the MND, which are Exhibits B and C of the attached draft
resolution; and
WHEREAS, a Staff Report, dated September 22, 2015 and incorporated herein by
reference, described and analyzed the Mitigated Negative Declaration and the Project for the
Planning Commission; and
WHEREAS, the Planning Commission reviewed the Staff Report and the Mitigated
Negative Declaration (including appendix, comments and responses to comments) at a noticed
public hearing on September 22, 2015 at which time all interested parties had the opportunity to
be heard; and
WHEREAS, the Mitigated Negative Declaration includes the above referenced appendix,
comments and responses to comments, and consists of Exhibits A through C of the attached
draft resolution, which resolution is incorporated herein by reference and reflects the City's
independent judgment and analysis on the potential for environmental impacts from the Project.
The Mitigated Negative Declaration and related project and environmental documents, including
the prior Eastern Dublin EIR and all of the prior environmental documents referenced in the
Mitigated Negative Declaration are incorporated herein by reference, and are available for
review in the City Planning Division at the Dublin City Hall, during normal business hours. The
custodian of the documents and other materials which constitute the record of proceedings for
the Project is the City of Dublin Community Development Department, 100 Civic Plaza, Dublin
CA 94568, attn: Mike Porto.
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED THAT the Mitigated Negative Declaration together with the
previously certified EIRs and other referenced prior CEQA documents adequately describe the
impacts of the Project. There is no substantial evidence in light of the whole record before the
City that the Project, as mitigated, will have a significant effect on the environment beyond those
identified in the MND and prior related CEQA documents.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission has reviewed and
considered the Mitigated Negative Declaration and prior related CEQA documents and hereby
recommends that the City Council adopt the resolution attached as Exhibit A to Attachment 6,
adopting the Mitigated Negative Declaration as complete, adequate and in compliance with
CEQA, the State CEQA Guidelines, and the City of Dublin's Environmental Guidelines, and
make all required CEQA findings.
2
PASSED, APPROVED AND ADOPTED this 22�d day of September, 2015.
AYES:
NOES:
ABSENT:
ABSTAIN:
Pianning Commission Chair
ATTEST:
Assistant Community Development Director
2511385.3
3
RESOLUTION NO. XX-15
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A MITIGATED NEGATIVE DECLARATION, MITIGATION MONITORING AND
REPORTING PROGRAM AND STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE
JORDAN RANCH/SUBAREA 3/WALLIS RANCH PROJECT
WHEREAS, the Applicants, Mission Valley Properties, Trumark Homes and Lennar
Homes propose revisions to prior approvals on the Jordan Ranch, Wallis Ranch and Dublin
Ranch Subarea 3 sites, respectively. The proposed revisions include General Plan and Eastern
Dublin Specific Plan amendments, Planned Development rezonings with amended Stage 1
Development Plans for portions of the Jordan Ranch (re-designating 3.7 acres of an existing
Community Park site to Public/Semi-Public for future development of a school and changing an
existing Mixed Use land use on 4.6 acres to Medium Density Residential); Subarea 3 (re-
designating 10.4 acres from Rural Residential/Agricultural to Park/Public Recreation); and the
Wallis Ranch (re-designating a 1.9 gross acre site in the south portion of the property from
Semi-Public to Park/Public Recreation) properties in the Eastern Dublin Planning area. The
Applicants for Jordan Ranch have also submitted recent applications for Planned Development
rezoning with related Stage 2 Development Plan, Site Development Review, vesting tentative
maps and a Development Agreement amendment for Parcel H and Neighborhood 7, as follows:
Parcel H is the 4.6 acre Mixed Use site proposed for redesignation to Medium Density
Residential and is also proposed for development of 45 dwelling units; Neighborhood 7 is a 9.2
acre site proposed for development of 105 dwelling units. The proposed revisions, development
and related applications collectively comprise the "Project"; and
WHEREAS, the Project sites are located as follows: Jordan Ranch: East of Fallon
Road, north and south of Central Parkway; Subarea 3: South of Central Parkway, north of
Dublin Boulevard; Wallis Ranch: West of Tassajara Road, south of City limit line and east of
Camp Parks RFTA; and
WHEREAS, the Project sites are located in Eastern Dublin, for which the City Council
adopted the Eastern Dublin General Plan Amendment and Specific Plan, and certified a
program Environmental Impact Report (hereafter Eastern Dublin EIR) pursuant to California
Environmental Quality Act ("CEQA") Guidelines section 15168 (SCH 91103064; City Council
Resolution No. 51-93). The Jordan Ranch site was further analyzed in two supplemental EIRs
and two CEQA addenda, most recently in 2012. Subarea 3 was further included in a 1997
Negative Declaration and was specifically addressed in a 2014 addendum. Development on
Wallis Ranch was further analyzed in a supplemental EIR, a Mitigated Negative Declaration,
and most recently in a 2014 addendum. These various documents identified many mitigation
measures, all of which continue to apply to the Project, as appropriate. The Eastern Dublin EIR,
as well as the supplemental EIRs identified significant unavoidable impacts for which the City
adopted statements of overriding considerations; and
WHEREAS, the City prepared an Initial Study dated August 2015 for the proposed land
use changes and Planned Development rezoning with related Stage 1 Development Plan
consistent with CEQA section 21166 and CEQA Guidelines sections 15162 and 15163. While
most of the land use changes and Stage 1 Development Plan impacts were addressed in prior
1 EXHIBIT A TO
ATTACHMENT 6
CEQA reviews, the Initial Study concluded that additional mitigation was required to avoid
potentially significant traffic and transportation impacts beyond those identified in the prior EIRs
and other CEQA documents. The additional impacts and mitigations related to the potential for
future development of a school on 3.7 acres south of Central Parkway. The school district has
not developed or proposed specific site pians for the future school; however, the Applicant
prepared a traffic study based on available detail including the identified location and an
anticipated 950-student enrollment; and
WHEREAS, based on the Initial Study, the City prepared a draft Mitigated Negative
Declaration (MND) dated August 4, 2015 which identified mitigations for the future school that
were developed by the school district and Jordan Ranch Applicant that would avoid the
identified additional impacts where clearly no additional significant effects would occur. The
draft MND reflected the City's independent judgment and analysis of the potential additional
environmental impacts of the Project, including conceptual future development of a school. The
MND and supporting Initial Study were circulated for public review from August 7, 2015 through
September 8, 2015 and are attached as Exhibit A; and
WHEREAS, the City received several public and agency comments on the MND during
the public review period (as well as some late comments). Given the public interest in the
project, the City prepared written responses to the public comments that raised environmental
issues, although CEQA does not require such responses for an MND. The public comments
and written responses are attached as Exhibit B; and
WHEREAS, after the MND was released for public review, the Jordan Ranch applicants
submitted additional applications requesting development project approvals for two sites: Parcel
H and Neighborhood 7. Staff carefully reviewed the additional applications to determine if they
required the MND to be recirculated for public review under CEQA Guidelines section 15073.5.
Staff determined that the MND did not need to be recirculated for public review. This is because
one of the sites, Parcel H, had been analyzed in 2012 for potential mixed use development of up
to 105 dwellings and 5,000 square feet of retail commercial. The current project proposes
potential Medium Density Residential development at 45 rather than 105 dwellings and without
the retail commercial uses, a substantial reduction from the prior analyzed development.
Further, the potential 45 units were assumed in the MND through the Stage 1 Development Plan
zoning. The additional applications identified project lotting patterns, internal circulation,
architecture and landscaping; however, these additional features do not raise new or affect
previously identified significant impacts, mitigation measures, or the findings of the MND. The
other site, Neighborhood 7, had also been analyzed in 2012 for potential residential
development of up to 100 units under a dual residential/school land use designation allowing
future development of either school or residential uses. The additional application now
proposes 105 units. Staff determined that the additional 5 lots in Neighborhood 7 would not add
a new significant impact or require additional mitigation beyond those identified in the MND and
prior CEQA reviews and would not otherwise trigger the recirculation standards under CEQA
Guidelines section 15073.5; and
WHEREAS, to document the determination that the additional development applications
on Parcel H and Neighborhood 7 did not trigger recirculation of the MND, staff prepared an
appendix to the MND which is attached as Exhibit C. As documented in the MND and appendix
for the currently proposed approvals, other than the impacts identified in the MND, the Project
proposals in the additional applications will not result in new, avoidable significant impacts
requiring additional mitigation measures beyond those previously adopted and those identified
2
in the MND. Further, all previously adopted mitigation measures continue to apply to the
development sites unless otherwise specified in the MND. The prior environmental reviews are
identified in the MND and are available for review at City Hall during normal business hours; and
WHEREAS, the prior EIRs identified significant unavoidable impacts that could apply to
the Project; therefore, approval of the Project must be supported by a Statement of Overriding
Considerations; and
WHEREAS, a staff report, dated September 22, 2015 and incorporated herein by
reference, described and analyzed the Mitigated Negative Declaration (including appendix and
comments and responses to comments) and the Project for the Planning Commission; and
WHEREAS, the Planning Commission reviewed the staff report and the Mitigated
Negative Declaration (including appendix, comments and responses to comments) at a noticed
public hearing on September 22, 2015 at which time all interested parties had the opportunity to
be heard; and
WHEREAS, following the public hearing, the Planning Commission, adopted Resolution
recommending that the City Council adopt the above-referenced Mitigated Negative
Declaration; and
WHEREAS, a staff report, dated , 2015 and incorporated herein by reference,
described and analyzed the Mitigated Negative Declaration (including appendix, comments and
responses to comments), the Project, and the Planning Commission recommendations for the
City Council; and
WHEREAS, the City Council reviewed the staff report, the Mitigated Negative Declaration
(including appendix, comments and responses to comments), and the Planning Commission
recommendations at a noticed public hearing on , 2015 at which time all interested
parties had the opportunity to be heard; and
WHEREAS, the Mitigated Negative Declaration includes the above referenced comments
and responses to comments, appendix and consists of attached Exhibits A, B and C, and
reflects the City's independent judgment and analysis on the potential for environmental impacts
from the Project. The Mitigated Negative Declaration (including Exhibits A, B and C) and related
project and environmental documents, including the prior Eastern Dublin EIR and all of the prior
environmental documents referenced in the Mitigated Negative Declaration are incorporated
herein by reference, and are available for review in the City Planning Division at the Dublin City
Hall, during normal business hours. The custodian of the documents and other materials which
constitute the record of proceedings for the Project is the City of Dublin Community
Development Department, 100 Civic Plaza, Dublin CA 94568, attn: Mike Porto.
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED THAT the City Council hereby finds as follows:
1. The Mitigated Negative Declaration together with the previously certified EIRs and
other referenced prior CEQA documents adequately describe the impacts of the Project.
3
2. There is no substantial evidence in light of the whole record before the City (including
the initial study and comments received) that the Project, as mitigated, will have a significant
effect on the environment beyond those identified in the MND and prior CEQA documents.
3. The Mitigated Negative Declaration reflects the City's independent judgment and
analysis as to the potential environmental effects of the Project.
BE IT FURTHER RESOLVED THAT the Dublin City Council has reviewed and
considered the Mitigated Negative Declaration prior to taking action on the Project applications.
BE IT FURTHER RESOLVED that the City Council hereby adopts the Mitigated
Negative Declaration consisting of attached Exhibits A, B and C, and adopts the Mitigation
Monitoring and Reporting Program attached as Exhibit D, and adopts the Statement of
Overriding Considerations attached as Exhibit E.
PASSED, APPROVED AND ADOPTED this day of , 2015.
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
2523513.2
4
CITY OF DUBLIN
MITIGATED NEGATIVE DECLARATION
Project Title: Jordan Ranch/Subarea 3/Wallis Ranch General Plan Amendment &
Specific Plan Amendment
Description of Project: Consideration of a General Plan and Eastern Dublin Specific Plan
Amendment, Planned Development rezone with a related Stage 1 and Stage 2 Development Plan for
portions of Jordan Ranch (re-designating an existing Community Park site to a joint School/Park site and
changing an existing Mixed Use land use to Medium Density Residential); Subarea 3 (re-designating 10.75
acres from Rural Residential/Agricultural to Parks/Public Recreation); and Wallis Ranch (re-designating a
1.9 acre site in the south portion of the property from Semi-Public to Parks/Public Recreation).
Project Locations: Jordan Ranch: East of Fallon Road, north and south of Central Parkway.
-- --- - -- --- Subarea 3:Bounded by-0ublin Blvd�,-Lockhar# Street, Central-Parkway and- - ---
Fallon Road.
Wallis Ranch: West of Tassajara Road, south of the City limit line and east of
Camp Parks RFTA.
Project Applicants: City of Dublin, 100 Civic Plaza, Dublin CA 94568
Lennar Homes, 6111 Bollinger Canyon, #550, San Ramon, CA 94583
BJP ROF Jordan Ranch LLC, c/o Mission Valley Properties, 5000 Hopyard
Road, Ste. 170, Pleasanton, CA 94588
Trumark Homes, 4185 Blackhawk Circle Road, Danville, CA 94506
Proposed Finding: The attached initial study identifies potentially significant supplemental effects, but: a)
revisions in the project made by or agreed to by the applicant before the proposed Mitigated Negative
Declaration/Initial Study was released for public review would avoid or mitigate the effects to a point where
clearly no significant supplemental effects would occur; and b) there is no substantial evidence, in light of
the whole record before the City, that the project as revised may have a significant supplemental effect on
the environme t. Mitigation measures have been included in the project to avoid potentially significant
upplemen fects.
_ og Oy ?�lS
Luke Sims, AICP Date
Community Development Director
Copies of the Initial Study documenting the reasons to support the above finding are available at the City of
Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568, or by calling (925) 833-
6610.
Attachments—Initial Study
Date Published: �-7"�5
Date Posted: 8��1^15
Date Notice Mailed: S"1� 15
Considered by:
On:
N.O.D. filed:
Council Resolution No.
Exhibit A
City of Dublin
Appendix to Mitigated Negative Declaration for
Jordan Ranc��/Wallis Ranch/Dublin Ranch Subarea 3 Proj ect
CEQA Analysis of Jordan Ranch
Subsequent Land Use Applications
Introduction
The Initial Study/Mitigated Negative Declaration analyzed the impacts of a
General Plan Amendment (GPA), an Amendment to the Eastern Dublin Specific
Plan (SPA), a Planned Development rezoning with a Stage 1 Development Plan
(PD rezoning) and potential changes to an existing Development Agreement for
the three Subareas identified in the Initial Study; one of the Subareas is the
Jordan Ranch.
Following the circulation of the Initial Study/Mitigated Negative Declaration
(IS/MND, or MND) in early August 2015, the applicant for the Jordan Ranch,
Mission Valley Properties, filed a number of subsequent land use applications
with the City to allow future development on Parcel H and Neighborhood 7 of
the Jordan Ranch. The applications for Parcel H are consistent with the proposed
General Plan and Eastern Dublin Specific Plan and PD rezoning amendments
addressed in the MND. The applications for Neighborhood 7 are consistent with
existing Medium Density Residential land use designations and PD zoning for
the site.
The subsequent applications include:
• A Planned Development Rezoning with a Stage 1 and Stage 2
Development Plan for all three portions of the Jordan Ranch subarea, as
identified in the MND. A Planned Development Rezoning with a Stage 1
and Stage 2 Development Plan have also been requested for the Subarea 3
and Wallis Ranch Subareas;
• A Site Development Review (SDR) application and a Vesting Tentative
Subdivision Map for Parcel H and Neighborhood 7;
• On Parcel H (located on the northeast corner of Fallon Road and Central
Parkway), the GPA/SPA and PD rezoning would remove the potential for
development of up to 115 dwellings and up to 5,000 square feet of non-
residential use and replace this with up to 45 Medium Density Residential
dwellings as shown on the related PD rezoning Stage 1 Development Plan
site plan. The subsequent applications for Parcel H would do the same,
and provide design details of the proposed dwellings and landscaping, as
well as development standards generally consistent with other existing
and approved medium density residential development in Jordan Ranch.
The site plan is the same as the site plan for the PD rezoning Stage 1
Development Plan (Vesting Tentative Subdivision Map 8267) and
• On Neighborhood 7 (located on the eastern side of the Jordan Ranch
property), previously approved for 100 Medium Density dwellings is now
proposed to accommodate up to 105 detached three-story townhouse
dwellings (Vesting Tentative Subdivision Map 8269). PD zoning and a
related Stage 1 Development Plan was adopted in 2012 along with the
Medium Density Residential land use designations. This potential
development was reviewed in a 2012 CEQA addendum to the prior EIRs
that included Jordan Ranch (Resolution 91-12). The 5 additional units
proposed in the subsequent applications are also residential and generally
within the same development area as the 2012 project. As further
discussed below, the increase from 100 units to 105 units on the
Neighborhood 7 site is not considered a substantial expansion or increase
in the use. Similar to Parcel H, the subsequent applications for
Neighborhood 7 provide design details of the proposed dwellings and
landscaping, as well as development standards generally consistent with
other existing and approved medium density residential development in
Jordan Ranch.
The purpose of this Appendix is to document that these subsequent applications
for Parcel H propose development of the same use, density, development area
and location as proposed in the GPA/SPA and Planned Development Stage 1
Development Plan addressed in the MND, and the subsequent applications for
Neighborhood 7 propose development substantially the same as analyzed in the
2012 addendum. The discussions below review each of the MND resource
topics and conclude that the subsequent applications for Parcel H and
Neighborhood 7 would not result in any new or more severe significant
environmental impacts than identified in the August 2015 Initial
Study/Mitigated Negative Declaration (MND) or the 2012
Addendum. As such, the subsequent applications do not constitute substantial
revisions to the MND and do not require recirculation of the MND under
standards set forth in CEQA Guidelines section 15073.5 .
CEQA Analysis of Subsequent Land Use Applications
Following is a summary of any new or more severe significant that could occur
with the approval of the subsequent land use applications identified above.
2
Aesthetics: The type, location and amount of development proposed in the
subsequent land use applications (45 dwellings on Parcel H and 105 dwellings in
Neighborhood 7) is consistent with the maximum number of dwellings shown in
the Project Description on Page 8 of the Initial Study. The type, location and
density of development would be the same between that described in the MND
for Parcel H and the 2012 Addendum for Neighborhood 7 and the subsequent
applications for those sites. The appearance of proposed dwelling units in terms
of design and architecture, use of materials, exterior colors, landscape design,
fences and any signs as reviewed through Site Development Review ensure that
the appearance are generally consistent with existing development on the Jordan
Ranch and other nearby neighborhoods. The design details of the proposed
dwellings would not result in any physical aesthetic impacts beyond the
discussion in the IS/MND for Parcel H or the 2012 Addendum for
Neighborhood 7.
No significant impacts to aesthetic topics were found in the 2015 IS/MND
document with respect to the approval of the GPA/SPA and PD rezoning or in
the 2012 Addendum.
There would be no new or more severe significant impacts with respect to
aesthetics than was analyzed in the 2015 IS/MND or 2012 Addendum; the
subsequent applications are not a substantial revision that would require
recirculation of the MND. Mitigation measures relating to aesthetics set forth in
previous Eastern Dublin CEQA documents will continue to apply to projects
included in the Subsequent applications.
Agriculture & Forestry Resources: The same area of land on the Jordan Ranch
would be disturbed under the proposed subsequent land use applications as
described and analyzed in the 2015 IS/MND and the 2012 Addendum No new
impacts to this topic was identified in the Initial Study.
There would be no new or more severe significant impacts with respect to
agriculture and forestry resources than analyzed in the 2015 IS/MND for Parcel
H or in the 2012 Addendum for Neighborhood 7. Thus, the subsequent
applications are not a substantial revision that would require recirculation of the
MND . Agricultural impact mitigation measures contained in previous Eastern
Dublin CEQA documents will apply to the projects covered in the subsequent
applications.
Air QualitX: The subsequent land use applications contain the same number of
dwellings and type of development as was analyzed in the 2015 IS/MND for
Parcel H. No new air quality impacts were identified in the 2015 Initial Study
with respect to the GPA and SPA and PD rezoning. The 105 townhome units is
3
not a substantial change from the 100 units assumed in the 2012 Addendum as
they would not substantially increase trip generation. Therefore, no new or more
severe significant impacts would result from the approval of the subsequent land
use applications; the subsequent applications are not a substantial revision that
would require recirculation of the MND. Mitigation measures pertaining to air
quality contained in previous CEQA documents will apply to the subsequent
land use applications
Biological Resources: No significant impacts were identified in the 2015 IS/MND
or 2012 Addendum with respect to biological resources. The subsequent land use
applications include the same location and residential type of uses, and would
disturb approximately the same amount of ground surface as was analyzed in
the IS/MND and 2012 Addendum. Therefore, there would be no new or more
severe significant impacts with respect to biological resources than was analyzed
in the 2015 IS/MND and 2012 Addendum. As such, the subsequent applications
are not a substantial revision that would require recirculation of the MND.
Biological resource mitigation measures contained in previous Eastern Dublin
CEQA documents continue to apply to those projects included in the subsequent
land use applications.
Cultural Resources: The same amount of ground disturbance would occur under
the subsequent land use applications as was analyzed in the 2015 IS/MND and
2012 Addendum. No significant cultural resource impacts were identified in the
either document. Therefore, there would be no new or more severe significant
impacts with respect to cultural resources than was addressed in the 2015
IS/MND and 2012 Addendum. As such, the subsequent applications are not a
substantial revision that would require recirculation of the MND .
Geology & Soils: No significant geology or soils impacts were identified in the
IS/MND with respect to the requested GPA and SPA and PD rezoning, or in the
2012 Addendum . The requested subsequent land use applications would
include the same location, amount and type of development included in the
GPA/SPA and PD rezoning for Parcel H and in the 2012 project on the
Neighborhood 7 site. Therefore, no new or more severe significant impacts with
respect to geology and soils would occur with the subsequent land use
applicants than was analyzed in the IS/MND and the 2012 Addendum. As such,
the subsequent applications are not a substantial revision that would require
recirculation of the MND. Mitigation measures contained in previous Eastern
Dublin CEQA documents will apply to subsequent land use applications.
Greenhouse Gas Emission: No additional analysis of greenhouse gas emissions
was required for the 2015 IS/MND or the 2012 Addendum. For the reasons set
4
forth in the IS/MND, no additional GHG analysis of the subsequent applications
is required and the subsequent applications are not a substantial revision that
would require recirculation of the MND.
Hazards and Hazardous Materials: No impacts to hazards or hazardous
materials were identified in the 2015 IS/MND that analyzed the impacts of
approving the requested GPA/SPA and PD rezoning for Parcel H or in the 2012
Addendum for the Neighborhood 7 site. The proposed subsequent land use
approvals would include the same land use type and density as was studied in
the MND and 2012 Addendum. Therefore, there would be no new or more
severe significant impact with respect to hazards and hazardous materials than
was analyzed in the MND and 2012 Addendum. As such, the subsequent
applications are not a substantial revision that would require recirculation of the
MND.
Hydrology & Water QualitX: Hydrology and water quality issues were analyzed
n the 2015 IS/MND that examined impacts related to the approval of the
requested GPA/SPA and PD rezoning on Parcel H and in the 2012 Addendum
for the Neighborhood 7 site . No impacts were identified in either document.
Hydrology and water quality impacts associated with the subsequent land use
applications would be the same as determined for the GPA/SPA and PD
rezoning actions on Parcel H and in the 2012 Addendum for Neighborhood 7
since the same density, residential land uses, and area of disturbance are
proposed in the subsequent applications. Therefore no new or more severe
significant hydrology and water quality impacts would occur than were
previously addressed in the 2015 IS/MND and 2012 Addendum, and the
subsequent applications are not a substantial revision that would require
recirculation of the MND.
Hydrology and water quality mitigation measures contained in previous Eastern
Dublin CEQA documents will continue to apply to subsequent land use
applications.
Land Use & Planning: The subsequent land use applications contain the same
type, location and density of land uses as included in the GPA/SPA and PD
rezoning that was analyzed in the 2015 IS/MND for Parcel H and as included in
the 2012 Addendum for Neighborhood 7. Based on the same land uses, there
would be no new or more severe significant land use and planning impacts than
analyzed in the 2015 IS/MND and 2012 Addendum, and the subsequent
applications are not a substantial revision that would require recirculation of the
MND. Mitigation measures pertaining to land use and planning contained in
previous Eastern Dublin CEQA documents will apply to subsequent land use
applications.
5
Mineral Resources: No impacts to mineral resources were identified in the 2015
IS/MND or the 2012 Addendum and none are anticipated with respect to the
subsequent land use applications.
Noise: No significant noise impacts were identified in the 2015 IS/MND that
studied the proposed GPA/SPA and PD rezoning on Parcel H, or in the 2012
Addendum for the Neighborhood 7 site. Since the subsequent land use
applications would be located in the same location as assumed in the MND and
2012 Addendum and would have substantially the same density, no new or more
severe significant noise impacts are expected than studied in the 2015 IS/MND
and 2012 Addendum. The increase of 51ots on Neighborhood 7 would not
substantially increase potential traffic noise or potential construction noise. As
such, the subsequent applications are not a substantial revision that would
require recirculation of the MND. All previous noise mitigation measures
contained in previous Eastern Dublin CEQA documents would apply to the
subsequent applications.
Population and Housing: There would be no new or more severe significant
impacts related to population and housing since the GPA/SPA and PD rezoning
in the MND for Parcel H and in the 2012 Addendum for the Neighborhood 7 site
include the same location, type of land use and density as the subsequent land
use applications.
Public Services: No significant public service impacts were identified in the 2015
IS/MND that analyzed a GPA/SPA and PD rezoning for Parcel H or in the 2012
Addendum for the Neighborhood 7 site. Land uses would be substantially the
same in terms of type, amount and location of development area, and density in
the subsequent land use applications as are included in the MND for the
GPA/SPA and PD rezoning for Parcel H and in the 2012 Addendum for the
Neighborhood 7 site. No new or more severe significant impacts would therefore
occur in terms of public services with the subsequent applications, and the
subsequent applications are not a substantial revision that would require
recirculation of the MND. Mitigation measures contained in previous Eastern
Dublin CEQA documents relating to public services continue to apply to
subsequent land use applications.
Recreation: Since land use types and densities in the subsequent applications are
substantially the same for the GPA/SPA and PD rezoning project studied in the
2015 IS/MND and in the 2012 Addendum for the Neighborhood 7 site, there
would be no new or more severe significant impacts with the approval and
construction of land uses included in the subsequent applications. The increase
of 5 units in Neighborhood 7 is not a substantial increase; also, the developer
6
would be required to pay Public Facilities Impact fees for parks based on the
increased number of units. For the above reasons, the subsequent applications
are not a substantial revision that would require recirculation of the MND. All
Eastern Dublin mitigation measures contained in previous Eastern Dublin CEQA
documents relating to recreation continue to apply to the subsequent
applications.
Trans�ortation & Circulation: Potentially significant impacts to this topic were
identified in the 2015 IS/MND. However, the IS/MND only found potentially
significant impacts with respect to traffic safety with the construction of the
proposed Elementary and Middle Schools. No significant impacts were found
with respect to the proposed park or residential development portions of the
project.
The number, location and type of residences proposed in the subsequent land
use applications are substantially the same as analyzed in the 2015 IS/MND and
2012 Addendum. Therefore, no new or more severe significant impacts are
anticipated beyond those analyzed in the 2015 IS/MND and 2012 Addendum.
As such, the subsequent applications are not a substantial revision that would
require recirculation of the MND. All previous Eastern Dublin traffic and
transportation mitigation measures continue to apply to residential development
included in the subsequent applications.
Utilities & Service S�stems: The number, type, location of residences included in
the subsequent land use applications are substantially the same as analyzed in
the 2015 IS/MND for the GPA/SPA and PD rezoning on Parcel H and in the
2012 Addendum for the Neighborhood 7 site. Therefore no new or more severe
significant impacts with respect to utilities or services systems are anticipated
beyond that previously analyzed in the 2015 IS/MND and 2012 Addendum, and
the subsequent applications are not a substantial revision that would require
recirculation of the MND. Eastern Dublin utility and service system mitigation
measures contained in previous CEQA documents continue to apply to
dwellings proposed as part of the subsequent land use applications.
Summary
Based on the above analysis, approval of the subsequent applications for
development of residences on Parcel H and in Neighborhood 7 would not result
in any new or more severe significant impacts than were studied in the 2015
MND and 2012 Addendum. This because the MND analyzed a GPA/SPA and
PD rezoning for Parcel H that assumed the same 45 medium density attached
and detached units as proposed in the subsequent applications. Similarly, the
2012 Addendum for the Neighborhood 7 site assumed substantially the same
residential development as in the subsequent applications. The increase from
7
100 to 105 units is not a substantial increase with respect to the resource topics.
Therefore, the subsequent applications are not a substantial revision that would
require recirculation of the MND under the standards of CEQA Guidelines
section 15073.5.
2524932.1
8
Initial Stucl /
y
l��Iiti ated Ne ative
g g
Declaration
Pf•oject:
General Plan Amendment/EDSP Ainendment
for
Jordan Ranch
Sr.cba�•ea 3
Wa�llis Rancli
Lead Agency:
City of Dublin
August 2015
Exhibit B
T��Ie of �c��te�ts
Introduction ..................................................................................................................2
Prior Enviroiunental Impact Revie�vs.......................................................................2
Applicant/Contact Persons........................................................................................7
ProjectDescription.......................................................................................................7
Environmental Factors Potentially Affected..........................................................24
Determination.............................................................................................................24
Evaluation of Environmental Iinpacts ....................................................................26
Environmental Impacts.............................................................................................27
Earlier Analyses/Incorporation by Reference.......................................................37
Discussion of Checklist ............................................................................................. 39
1. Aesthetics ........................................................................................................ 39
2. Agricultural & Forestry Resources..............................................................43
3. Air Quality ......................................................................................................44
4. Biological Resources ......................................................................................54
5. Cultural Resources.........................................................................................60
6. Geology and Soils ..........................................................................................63
7. Greenhouse Gas Emissions...........................................................................66
8. Hazards and Hazardous Materials .............................................................67
9. Hydrology and Water Quality.....................................................................72
10. Land Use and Planning...............................................................................76
11. Mineral Resources........................................................................................77
12. Noise ..............................................................................................................78
13. Population and Housing............................................................................. 87
14. Public Services.............................................................................................. 88
15. Recreation......................................................................................................90
16. Transportation/Traffic................................................................................93
17. Utilities and Service Systems.................................................................... 106
18. Mandatory Findings of Significance ....................................................... ]09
Initial Study Preparers ............................................................................................ 110
Agencies and Organizations Consulted ............................................................... 110
References ................................................................................................................. l l 1
Attachment 1-Traffic Analysis/Supplemental Me1no........................................ 112
INITIAL STUDY
Eastern Dublin Planning Area-Jordan Ranch,
Wallis Ranch & Subarea 3 Properties
City of Dublin
Environmental Checklist/
Initial Study
Introduction
This Initial Study has been prepared in accordance with the provisions of the California
Environmental Quality Act ("CEQA", Pub. Res. Code �5 21000 et seq.,) and the CEQA
Guidelines (Cal. Code Regs. title 14, �� 15000-15387). This Initial Study analyzes
�vhether any further environmental review is required for portions of three properties
located in the Eastern Dublin Planning area under the standards of Public Resources
Code section 21166 and CEQA Guidelines sections 15162 and 15163. Developinent of
the three properties has Ueen previously analyzed in one environmental iinpact report,
three supplemental environmental iinpact reports and a number of Addendums to
these documents. These are fully described below in tl�is Initial Study.
This Initial Study analyzes whether additional ininor changes to the development
program for the Jordan Ranch property, Subarea 3 property and the Wallis Ranch
property would result in any new or substantially more severe significant
environmental impacts than those analyzed in these prior CEQA documents or �vhether
any otller of the other standards requiring furtller environmental review under CEQA
are met.
This Initial Study assesses program changes and development-level activities to
implement that progranl through a General Plan Amendinent, ai1 Eastern Dublin
Specific Plan Amendment, Stage 1 rezoning and other related entitlements for the three
Subareas.
Prior Environmental Impact Review Documents
This Initial Study consists of a completed environmental checklist and a brief
explanation of the environmental topics addressed in the checklist. A considerable
amount of CEQA work has been done already for future development in Eastern
Dublin, including the project Subareas. These are identified below.
Eastern Dublin EIR (all Sl{ba��errs) A prograin-level EIR was certified by the City of
Dublin in 1993 that includes all of three properties that are the subject of this
document. C.ertified through Resolution No. 51-93 by the City of Dublin in 1993,
for the Eastern Dublin General Plan Amendment and Specific P_lan (Eastern
Dublin General Plan Amendment and Specific Plan Environmental Impact
City of Dublin Page 2
Initial Study/Eastern Dublin Properties August 2015
Report, State Clearinghouse No. 91103064). This document�vill be referred to as
the "Eastern Dublin EIR" or "EDEIR" in this Initial Study. Tlze Eastern Dublin
EIR evaluated the follo�ving iinpacts: Land Use; Population, Einploynlent and
Housing; Traffic and Circulation; Comnntnity Services and Facili�ies; Se��er,
Water and Storin Drainage; Soils, Geology and Seismicity; Biological Resources;
Visual Resources; Cultural Resources; Noise; Air Quality; and Fiscal
Considerations. As part of the City's approval of the Eastern Dublin General Plan
Amendment and Specitic Plan through Resolution I�TO. 53-93, the City Council
ado�tee� a State?ne�1k of(�verricli,�g Con�ider�tic�i�s fnr the fc�llc�wing iii�paets:
cumuiative loss of agriculture and open space Iand, cumulative traific, extension
of certain community facilities (natural gas, electric and telephone service),
consumption of non-renewable natural resources, increases in energy uses
through increased water treatment and disposal and through operation of the
water distribution system, induceinent of substantial growth and concentration
of population, earthquake grotind shaking, loss or degradation of botanically
sensitive habitat, regional air quality, noise and visual. The Eastern Dublin EIR
was challenged in court and was found to be legally adequate. The City Council
also certified an Addendum dated May 4, 1993 whicll assessed the inoditications
to th� Reduced Plaru-�ing Area alternative and coilcluded that this alternative
"will have no enviroiunental impacts not addressed in the Draft Environinental
Iinpact Report for the Eastern Dublin General Plan Ainendment and Specific
Plan." (May 4, 1993 Addendum, p. 1.) The Addendum further concluded that r10
subsequent or supplemental EIR�vas required under CEQA Guidelines section
15162 or 15163 for approval of the inoditied alternative.
A second Addendtiin was later prepared, dated August 22, 1994. The second
Addendum updated plans tor�roviding sewer services to Eastern Dublin. The
May 10, 1993 certified EIR, the May 4, 1993 Addendum and the Augu.st 22, 1994
Addendum are collectively referred to 1lereafter as the Eastern Dublin EIR, or the
"EDEIR" and are incorporated herein by reference into this Initial Study. These
documents are available for review at the DuUlin Community Development
Departnlent during norinal business 1lours.
Eastern Dublin Pro�ertv Owner Su�Ulemental EIR (lo��dali Rr��icli Si�ibr�rer�). In 2001, the
East Dublin Property O�vners (EDPO) requested annexation, pre-zoning and related
approvals for a 1,120 acre Project Area, including the Jordan Ranch Property. The
Project Area was �Nitlun t11e developinent area previously approved by the City in 1993;
and was witllin d1e scope of the project/program analyzed in the Eastern Dublin EIR. In
response to EDPO and consistent with the City's practice for projects in Eastern Dublin,
in 2001 the City prepared an Initial Sfiudy to deterinine if the annexation and pre-zoning
requests �vould require additional environmental review beyond that set forth in the
Eastern Dublin EIR. That 2001 Initial Study disclosed that many of the anticipated
impacts of the proposed annexation and pre-zoning were adequately addressed in the
Eastern Dublin EIR. This �vas predictable given the comprehensive planning for the
development area; the Eastern Dublin EIR's analysis of buildout under the Dublin
General Plan and Eastern Dublin Specific Plan land use designations and policies; the
long term 20-30 year focus of t11e Dublin General Plan, Eastern Dublin Specific Plan and
City of Dublin Page 3
Initial Study/Eastern Dublin Properties August 2015
Eastern Dublin EIR analyses; the fact that annexation and pre-zoning actions �n�ere
specifically contemplated in the Eastern Dublin EIR; and the fact that the annexation
request proposed the same land uses analyzed for the Project Area in the Eastern
Dublin EIR. Althotlgh the 2001 Initial Study concluded that the Eastern Dublin EIR
adequately analyzed most of the potential environmental impacts of the proposed
annexation and rezoning, it also identified the potential for some new significant
impacts or substantially intensified impacts Ueyond those analyzed in the Eastern
Dublin EIR. The City deterinined that the potential ne�-v and/or substantiall�T intensified
impacts required review at an EIR level and concluded that a Supplemental EIR should
be prepared. So, in 2001 and 2002, the Eastern Dublin EIR�vas updated and
supplemented by the East Dublin Properties Stage 1 Development Plan and Annexation
Supplemental EIR (State Clearinghouse No. 2001052114). That Supplemental EIR,
referred to in this Initial Study as the "2002 SEIR," provided updated analyses of
agricultural resources, biology, air quality, noise, traffic and circulation, schools, and
utilities. In certifying the 2002 SEIR and approving the prezoning, the City Council,
through Resolution No. 40-02, adopted a Statement of Overriding Considerations for
cumulative air quality and cumulative traffic impacts. The 2002 SEIR was challenged in
court and �vas found to be legally adequate.
In 2005, a second Supplemental EIR (identified as the "2005 Supplement" or "2005
SEIR" in this Initial Study) was prepared and certified by the City of Dublin tor the
Fallon Village project, which included the same properties as the 2002 SEIR (see City
Council Resolution No. 222-05). The second SEIR addressed new and detailed
inforination for the proposed development areas, as tNell as several changes in
circumstances since the prior EIRs which could have affected the impacts and/or
mitigations previously identified for the Fallon Village Project. Such changes in the
previously analyzed project and circumstances included, but were not limited to: 1)
continued development in the Tri-Valley area and beyond with potential changes in
commute patterns and traffic intensities, which also may affect air quality and noise
within or on the Project area; 2) chaizges in the provision and distribution of some
public services (schools) and public utilities (water, wastewater, and storm drainage), 3)
changes in circulation patterns on the Fallon Village site; 4) completion of a Resource
Management Plan (RMP) for biological and cultural resources on the Fallon Village site
and additional site-specific biological and cultural resources studies which did not
previously exist; 5) changes in the development density and intensity in the Fallon
Village Project area that inay increase impacts over those previously reviewed; and 6)
submittal of Stage 2 Development Plans, subdivision maps and other permit
applications containing detailed development plans for the northern portion of Fallon
Village lalown as Positano not previously reviewed at a project level.
Unlike the Eastern Dublin EIR and the 2002 SEIR, the 2005 Supplemental EIR was a
coinbination Program-level document and a Project-level document. The program-level
portion of 2005 SEIR focused on the new or substantially increased significant impacts
of potential future development pursuant to a proposed General Plan, Eastern Dublin
Specific Plan, and Stage 1 Development Plan amendments for t11e entire 1,138-acre
project area, including the Jordan Ranch Project site. Additionally, the 2005
Supplemental EIR reviewed proposed individual development projects for t11e northern
City of Dublin Page 4
initial Study/Eastern Dublin Properties August 2015
portion oi the area, the enviroiunental impacts they�ti=ould generate, ai�d the avoidance
aizd mitigation measures they �NOUId employ at a project-level. The Jordan Ranch
property �vas analyzed at a progranl level in t11is clocument. Ho�n�ever, it was intei�cled
to be used as the environnlental revie�v for the approval of tuture project level
entitlements (such as the Stage 2 Planned Development Zoning, a Vesting Tentative
Tract I��Iap and SDR) unless the standards under Public Resources Code section 21166
�nd CEQA Guidelines sections 15162 and 15163 �1%ere met.
In 2010, t11e Dublin City Council approved a Planned Developnlent Rezoning a�zd
related Stage 2 Developinent Plan, Site Development Review (SDR), a Vesting Tentative
Tract Map, and a Developznent Agreement on the Jordan Ranch property. An
Addenduin to the Eastern Dublin and otl�er applicable Supplemental EIRs was also
certified by the City Council (City Council Resolution No. 80-10, adopted on June 2,
2010). This action allo�ved a ininor redistribution of uses on the site as well as a minoi
change to the land use program. Under the 2010 approvals, a mix of 780 d�velling units,
up to 12,000 square feet of cominercial uses, a range of public parks, p�.rblic and semi-
public uses, open spaces and roadways were approved.
A second Addendum �vas approved by the City of Dublin in June 2012 for certain
portions of the Jordan property (City Council Resolution No. 91-12, adopted June 5,
2012). The project included an anzenclment to the Dublin General Plan and the Eastern
Dublin Specific Plai1 that approved a "Scllool" land use designation on 10.1 acres on the
easteril side of t�1e Jordan Ranch. The school ��vas programined to acconlinodate
�pproxi�natcly 50G students pius staff. At the saii�e time, an underlying land use
designation of Mediuin Density Residential land uses to allow developinent of
approxiinately 100 units in keeping with the mid-point of the density range if t]Ze
School was not constructed was also approved. The previously designated Seini-PLiblic
and Mediuin High Density Residential land uses south of the School site were replaced
with a Mecliuin Density Resideiltial land use designation witlz an undeilying Sen1i-
Public land use designation to allow for the potential expansion of t11e school site if
additional �creage was needed. Finally, previous 4.5-acre Open Space land use
desigilation was replaced wit11 a Mixed-Use designation that would have contained up
to 5,000 square feet of retail and non-residential uses and up to 115 residences.
Subarea 3 Stibarea. In 2014, tlle City of Dublin approved an Addendum to t11e
1993 Easteril Dublin EIR (City Council Resolution No. 17-14, dated May 20, 2014)
and anlendments to the Dublin General Plan and Eastern Dubliil Specific Plan
Amendinent to develop portions of the 64-acre Subarea 3 site located in the
Eastern Dublin portion of the City of Dublin. The Developineilt Plan includes
construction of up to 437 dwellings at various densities and product types,
internal roadways, open spaces and other related improvements. This action also
changed an existing Open Space land use designation to Rural
Residential/Agricultttre for a }�ortioil of the site.
Previously, in 1997, a Negative Declaration was prepared for multiple properties
in the Eastern Dublin area, including Plarltling Area A (approximately 363 acres
of land) and Areas B-E (approxiinately 468.5 acres of land), all located north of
City of Dublin Page 5
Initial Study/Eastern Dublin Properties August 2015
the I-580 Free���ay, east of Tassajara Road and west of Fallon Road. This will be
referred to as the "1997 ND," approved Uy the City Council on June 17, 1997, by
City Council Resolution No. 140-97. This CEQA document analyzed
amendments to the Dublin General Plan and Eastern Dublin Specific Plan,
proposed Planned Development rezoning to ensure consistency between City
zoning an the General Plan and the Eastern Dublin Specific Plan.
The 1997 ND included the approximately 64 acres of land in Sub Area 3 of Planning
Area B, �vhich is the subject of this analysis.
Wallis Ranch Subarea. In 2004, a Supplemental Environmental Impact Report�vas
certified by the City of Dublin for the Dublin Ranch West property, also known as the
Wallis Rai1c11 or Wallis Property.
The Dublin Ranch West SEIR�vas certified by the City Council on March 15, 2005, by
City Council Resolution No. 42-05. This CEQA docuinent analyzed annexation of the
property to the City of Dublin and Dublin San Ramon Services District (DSRSD),
amendments to the Dublin General Plan and Eastern Dublin Specific Plan, a Planned
Development prezoning and Stage 1 Development Plan. Following certification of the
SEIR, the Cifiy of Dublin subsequently approved a PD rezoning with related Stage 2
Development Plan for the site, a Site Developinent Revie�v (SDR) permit, a vesting
tentative subdivision map and a Development Agreement.
T11e SEIR analyzed traffic and transportation and other ii7lpacts of constructing
1,034 dwellings on the site, although the City ultimately approved 935 dwellings.
This SEIR identified significant and unavoidable impacts with respect to project
exceedances of Bay Area Air Quality Management District air quality standards
on a project and cuinulative level.
In 2007, the City of Dublin approved a Mitigated Negative Declaration (MND) to
analyze improvements within approximately 11.6 acres of land located
iinmediately north of the Wallis Ranch property that was the subject of the 2005
SEIR. T11is property is under the same ownersllip as the Wallis Ranch, but is
located in the unincorporated portion of Contra Costa County rather than within
Dublin and Alameda County. The analyzed the proposed placement of an
Emergency Vehicle Assess (EVA), a herpetological barrier and a bioswale within
this area. The MND was adopted by Dublin City Council Resolution No. 18-07
on February 20, 2007. Proposed land use approvals included an amended Stage 1
Development Plan for Dublin Ranch West as well as a Vesting Master and
Tentative Maps, Site Development Review and Development Agreement.
An Addendum (City Council Resolution No. 17-14, dated May 20, 2014) to the
Dublin Ranch West SEIR was prepared by the City of Dublin in 2014. The
Addendum analyzed a proposal to reduce the total number of dwellings on the
Wallis Ranch property than previously approved by the City. The project,
approved by the City in 2014 as well as the CEQA Addendum, reduced the total
City of Dublin Page 6
Initial Study/Eastern Dublin Properties August 2015
buildotrt ot the site from 935 to 806 d�vellings, incltrded a 3.0 acre private park
not iilcluded in the previous approval aild slightly relocated the aligrunent of oii-
site road�n�ays.
The Eastern Dublin EIR, 2002 SEIR, 2005 SEIR, 1997 ND and various EIR, MND and
Addendum documents referenced above are collectively referred to in this Initial Study
as "�rior CEQA documents."
This Initial Study has been prepared to addiess the most recently requested land use
entitlements for the three Subareas as described more fully below. This Initial Study
further exainines whether additional environinental review is required under CEQA
Guidelines Section 15162 or 15163. The resolutions, ordinances and prior CEQA
documents referenced above are incorporated by reference, and are all available for
revie�-v by the public during norznal business hours at the Community Development
Department, Dublin City Hall, 100 Civic Plaza, Dublin, 94568.
Applicant/Contact Persons
Tordan Ranch
Mission Valley Properties
Attn: Mr. Kevin Fryer
5000 Hopyard Road, Suite 170
Pleasanton, CA 94588
Phon�: (y25j 4�7 y900
Wallis Ranch
Truinarl<Homes
4185 Blacichawk Circle Road,
Suite 200
Danville, CA 94506
Christopher Davenport
Phone: 925-309-2503
Sub Area 3
Lennar Homes
6111 Bollinger Canyon Road, Suite 550
San Rainon, CA 94583
Michael Snoberger
Phone: 925-327-8306
Project Description
Project location and context. The project includes proposed General Plan and Eastern
Dublin Specific Plan Anlendinents for three Subareas in the Eastern Dublin Planning
Area. Exhibit 1 sho���s the regional location of Dublin within the larger Bay Area.
Exhibit 2 shows the location of the three Subareas comprising the project site. These
City of Dublin Page 7
Initial Study/Eastern Dublin Properties August 2015
three subareas are described below. Collectively, these three subareas constitute the
"project" w1-uch is the subject of this Initial Study.
• Jo���a�2 Rczncli subc�rect. The 189-acre Jordan Ranch is located east of Fallon
Road and north and south of Central Park�n�ay. Two portions of the
overall Jordan Ranch are included in the project, as follows. Exhibit 3
shows the location of the Jordan Ranch Subarea.
a) One portion consists of 11.1 acres of land located on the south side of
Central Parkway at Sunset View Drive, currently designated as a
"Community Park." The proposed land use designation would be to
a "Park/School" designation that would allow development of a
combination elementary and middle school by the Dublin Unified
School District (DUSD). The school is anticipated to accommodate
approximately 950 students with joint park facilities on the site.
Assuming this project is approved, the existing portion of the Jordan
Ranch designated for a future "School," located on the eastern side of
the Jordan Ranch, would be developed consistent�vith it's
underlying General Plan and Eastern Dublin Specific Plan land use
designation of Medium Density Residential (6.1 to 14 du/ac). This
would allow between 68 and 154 d�vellings could be accommodated
on the site. Up to 112 dwellings are proposed on the former School
site if the project is approved.
b) The second portion of the Jordan Ranch Subarea would include
replacing an existing 4.6-acre "Mixed Use" land use designation that
would currently allow up to 115 residential units and up to 5,000
square feet of retail commercial uses with a "Medium Density
Residential (6.1 — 14.0 du/ac.)" land use designation that would
allow development of between 28 and 64 dwellings. Up to 45
dwellings are proposed on this site.
The two portions of Jordan Ranch Subarea are vacant and were used for cattle grazing,
but have been graded as part of the larger, approved Jordan Ranch project. Surrounding
land uses include Dublin Sports Park, being developed on the west side of Fallon Road,
west of the project site, single family residences in the Positano community to the north
and generally vacant lands to the east and south. Proposed General Plan and EDSP
Amendments included in this project indude:
• Suba��ea 3. The 64-acre Subarea 3 is located south of Central Parkway, west of
Fallon Road and north of Dublin Boulevard. Lockhart Street forms the western
boundary of the site. Exhibit 4 shows the location of this Subarea, The project
includes changing the Dublin General Plan and Eastern Dublin Specific Plan land
use designation from "Rural Residential/Agriculture" to "Parks/Public
Recreation" for 10.75 acres of the overall property. This area is generally located
City of Dublin Page 8
Initiai Study/Eastern Dublin Properties August 2015
in the soutlz-cent�al portion of the site, is vacaizt and is characterized by moderate
to steep slopes.
Land to the �vest ot SuL area 3, �vest of Lockhart Street, 1�as been
developed for attached d�velling uiuts or is vacant. Land north of Subarea
3 is currently vacant and is plaz�ned for a future expansion of Fallon
Sports Park. Property east of the Subarea is vacant Land use soutll ot
Subarea 3 ineludes a combination of commercial uses (Fallon Gateway
Center) and vacant land.
• Wc�llis Raltcli. The Wallis Ranch consists of 184.1 acres of land located in northeril
portion of Dublin generally bounded by the Alameda/Contra Costa line to the
north, Parks Reserve Forces Training Area (Parks RFTA) to the �vest, Tassajara
Road to the east and the Tassajara Creek to the south. The approved Wallis
includes approxiznately 1.9 acres of land that is designed for Semi Public uses in
the Dublin General Plan and the Eastern Dublin Specific Plan. The project
includes amei�dments to both of these documents to change the designation from
Semi Public to "Parks/Public Recreatioil" use. Exhibit 5 shows the location of the
�N�llis Ranch Subarea.
T11e sites on the Wallis Ranch property are currently vacant.
Project Characteristics
Overview. Ainendnlents have been requested to both t11e Dublin General Plan and
�astern Dublin Specific Plan to change land use designations for three areas of the
Eastern Dublin Planiling area. The proposed changes are described by the subareas
described in the previous section.
• Jorc�r�n Ra�lcli si�br�rer�. Proposed General Plaii and Eastern Dublin Specific Plan
land use changes to the t�vo�ortions of the overall Jordan Ranch property are
s}zown on Exhibit 6.
The City of DLiblin and the Dublin Unified School District have entered into a
Memorandum of Understanding (MOU) whereby the proposed Elementary
School on the Jordan Ranch property would be relocated to another portio�.1 of
the property. The existing 10.1-acre "School" site located in the approximate
center of the overall Jordan Ranch would be developed as "Medium Density
Residential," consistent with the site's uilderlying General Plan and Specific Plan
land use designation. This portion of the Subarea would have a development
capacity of bet�veen 68 and 154 dwellings. Up to 112 dwellings are currently
proposed on this site.
The first portion of the Jordan Ranch Subarea consists of 11.1 acres of land
located on t11e south side of Central Parkway designated as a "Colnmtrnity
Park." The proposed land use designation for this site is proposed to be a
combined "School/Park/Public Recreation" to facilitate the developinent of a
City of Dublin Page 9
Initial Study/Eastern Dublin Properties August 2015
combination elementary school and middle school with a maximum enrollment
of up to 950 students and associated faculty. There �vould be some joint use ot
the si�e as a Cify park. Previous CEQA analyses conducted by the City assumed
development of a 500-stl.ident sc11oo1 �vithin the Jordan Ranch property.
The second portion of the Jordan Ranch affected by this application includes 4.6
acres of land located on the northeast corner of Central Park�vay and Fallon
Road. This property is currently designated for "Mixed Use." The proposed
change is from "Mixed Use" that�vould allow development of up 115 residential
units and up to 5,000 square feet of retail commercial space to "Medium Density
Residential (6.1 - 14.0 du/ac)" that would permit development of up to 45
d�n�ellings. TaUle 1 shows approved and proposed land use designations on the
Jordan Ranch property.
City of Dublin Page 10
Initial Study/Eastern Dublin Properties August 2015
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• Subaf�ea 3. The 64-acre Subarea 3 is located south of Central Parkway, v��est of
Fallon Road and north of DuUlin Boulevard. Locichart Street forms the �tiTestern
boundary of the site. The project includes changing the Dublin General Plan and
Eastern Dublin Specific Plan land Use designation from "Rural
Residential/Agriculture" to "Parks/Public Recreation" for 10.75 acres of the
overall property. This area is generally located in the south-central portion of the
site, is vacant and is characterized by moderate to steep slopes. Exhibit 7 sho`vs
the proposed General Plan and EDSP designations for this subarea. The
proposed park is intended as a primarily passive open space feature and
minimal activity is anticipated to occur on this portion of the site.
• Wnllis Rrt�ich S�tbarer�. The existing Dublin General Plan and Eastenl Dubliil
Specific Plan for the Wallis Ranch property includes approximately 1.9 acres of
land that is designated for "Semi Public" uses that would allow a range of uses
including but not limited to day care centers, youth centers, senior centers and
similar uses. The project includes amendments to the General Plan and Eastern
Dublin Specific Plan to change the designation from "Semi Public" to
"Park/PuUlic Recreation" use. The proposed General Plan and EDSP
Amendment is shown on Exhibit 8.
PD Rezonin� and Stage 1 aild 2 Develo�ment Plan. Stage 1 Development Plan
amendments are proposed for all of t11e areas affected by this application. Stage 2
Rezoi�ing and Site Developinent Reviews (SDR) will need to be approved by the City of
Dublin in the future to allow future development on each of the properties affected by
this application.
Building De.�i�. Future building designs will be subject to SDR approval by the City
of Dublin.
Access, Circulation and Parkin�. Access to and froin each of the various properties
comprising the project would not change from existing patterns. It is anticipated that
the School p�oposed on the Jordan property would take priinary access at the signalized
Central Parkway/Sunset View Drive intersection.
Utilitv Services Utility services to support proposed land uses would be supplied by
Dublin San Ramon Services District (DSRSD). DSRSD is currently providing domestic
water, recycled water and sanitary sewer service to the larger Jordan Ranch, Subarea 3
and Wallis Ranch properties.
Water Qualitv Protection. The future improvements on each of the various subareas
comprising the project area will be to be subject to Best Management Practices to
support�vater quality standards as enforced by the City of Dublin. This may include
but�vill not be limited to construction of vegetated bio-swales, bio-retention basins and
similar facilities. Water quality improvements �vill be required to be approved by the
City of Dublin prior to issuance of any building permits.
City of Dublin Page 12
Initial Study/Eastern Dublin Properties August 2015
Pro�ect Gradin�. A lnajority ot the Subareas have beeil rough graded as part of
adjoining, approved development projects. �dditional fine grading �vould occur on
most of the Subareas to accoinznodate futuie iinprovements. An exception tvoulel
include 10.75 acres of S�.ibarea 3, �Nhich has been rough graded, but�n�Ilich is proposed
to reinain as a natural park area.
Develo�ment agreements. The City of Dublin has entered into Development
Agreements �vith the o�vners of three properties included in the application.
Ainendments inay be required to soine or all of these Development Agreements.
Amendments to the 'terms of 'the Development Agreeinent(s) are not anticipafed to
result in any significant environinental impacts beyond those caused by the
implementation of the project analyzed in this Initial Stttdy.
Rec�uested land use entitlements. The following land use entitleinents have been
requested to allo�v implementation of the proposed Project:
• General Plan Anlendment (GPA) to modify land tises as described above;
• Eastern Dublin. Specific Plan A�7lendment (EDSPA) to nlodify land uses as
described above;
• Plannecl Development rezoiuilg witll Stage 1 Developnlent Plan ainendn�ents for
consistency �vith t11e GPA/EDSPA;
• A�nendments to current Developinent Agreement(s), �vhere applicable
City of Dublin Page 13
Initial Study/Eastern Dubiin Properties August 2015
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EASTERN DUBLIN
N O R T H
NTS General Plan Amendment
IIIACKAY 8c SOttIPS �Y Zols VICINITY MAP
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SUB AREA 3
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N o R T M WALLIS RANCH
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06-23-2015 9:07om Amanda KorchefsW?:\19604\PLANNING\GPA_EDSPA\INITIAL STUDY_EXH181T S.DWG
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N O R T H �
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IIIACKAY&SOIIIPS ' EXISTING & PROPOSED USES
.. .. . .. MAY 2Q15
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N O R T H SUB AREA 3
NTS GPA & SPA
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EXHIB IT 8
WALLIS RANCH
N O R T H
NTS GPA & SPA
IIIACKAY�[S�S I EXISTING & PROPOSED USES
E„� s,,,,E�,� MAY 20t5
06-17-2015 229pm Amanda KarchefsN?:\19604\PLANNING\GPA_EDSPA\INITIAL STUDY_EXHIBIT S.DWG
1. Project descriptian: The applicant rec�uests approval ot a General
Plan Amendment, an amendment to the
Eastern Dublin Specific Plan, Planned
Development rezoning and Stage 1 Planned
Development amendments for portions of the
following properties in the Eastern Dublin
Planning area:
Jo��cicr�i Rc��icli: Redesignatiilg an existing �
Community Park site on the south side of
Central Parkway at Sunset View Drive to a
j oint School/Park site; changing an existing
Mixed Use land use designation on the
northeast corner of Fallon Road and Central
Parkway to Medium Density Residential.
Sul�c���ect 3: Redesignating 10.75 acres of the site
from Rural Residential/Agricultural to
Park/Public Recreation.
Wr�llis Rrr�icli: Redesignating a 1.9-acre site in
the south portion of this property from Semi-
Public to a Park land use designation.
2. Lead agency: City of Dublin
100 Civic Plaza
Dublin, CA 94583
3. Contact person: Mike Porto, Dublin Planning Department
(925) 833 6610
4. Project locations: jorc�nn Rr��lcli: East of Fallon Road, nortll and
south of Central Parkway.
Srtbr�rerr 3: South of Central Parkway, north of
Dublin Boulevard.
Wallis Ra�TCh: West of Tassajara Road, south of
City limit line and east of Camp Parks RFTA.
5. Project contact persons: jordan Ranch
Mission Valley Properties
Attn: Mr. Kevin Fryer
5000 Hopyard Road, Suite 170
Pleasanton, CA 94588
Phone: 925 467-9900
City of Dublin Page 22
Initial Study/Eastern Dublin Properties August 2015
�'Vallis Panch
Trumark Homes
=�185 Slacichatti�l<Circie Road,
Suite 200
Danville, CA 94506
Christopher Davenport
Phone: 925 309-2503
Sub Area 3
Lennar Homes
6111 Bollinger Canyon Road, Suite 550
San Ramon, CA 94583
Michael Snoberger
Phone: 925 327-8306
6. Existing General Plan & jordr�li Rr��icli: I��ixed-Use, School &
Specific Plan Land Use Community Park
designations: S��tbrzrect 3: Rural Residenti�l/Agricultiire
WRllis Rr��icli: Se1ni-Public.
7. Proposed General Plan & jo��clmi Raaidi: Mediuln Density Residential
S�ecific Plan Land Use (6.1-14.0 du/zc.)/ School/Park
designations: Sl��arerr 3: Park/Public Recreation
Wrrllis Rn�7d�: Park/Public Recreation
S. Existing & Proposed PD-P1an�led Development
Zoning:
9. Other public agency necessary, potential and/or desired approvals:
• Gradiilg Plans, Improvement Plans, and
Building Permits (Dublin)
• Se�-ver and water connections (DSRSD)
• Enci-oachment permits (City of Dublin)
• Notice of Intent (State Water Resources
Control Board)
City of Dublin Page 23
Initial Study/Eastern Dublin Properties August 2015
Environm�ntal Factors Potentially Affected
The environinental tactors cilecked belo��� inay �e potentially aftected by this
Project, invalving at least one impact that is a "potentially significant impact" as
indicated by the checiclist on the follo�Ning pages.
- Aesthetics - Agricultural - Air Quality
Resources
- Biological - Cultural Resources - Geology/Soils
Resources
- Hazards and - Hydrology/Water - Land Use/
Hazardous Quality Planning
Materials
- Mineral Resources - Noise - Population/
Housin
- Public Services - Recreation X Transportation/
Circulation
- Utilities/Service - Mandatory
Systems Findiilgs of
Si i�ificance
Determination
On the basis of this initial evaluatioi�:
_I find that the proposed Project could not have a significant effect on the
environinent and a Negative Declaration will be prepared.
_ I tind that the proposed Project could not have a significant effect on the
environment and a Addendum will be prepared.
X I find that although the proposed Project could have a significant effect on
the environment, there will not be a significant effect in this case because the
initigation measures described on an attached sheet have been added to t11e
Project. A Mitigated 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 inlpact" or
City of Dublin Page 24
Initial Study/Eastern Dublin Properties August 2015
°potentially significant unless init�gated." An Eziviranmental I�pact IZeport
is required, but must aizly analyze the eftects that reinain to be addressed.
;,
� •
� , . ,• ,� r
Signature: �,�',��� � ��'�' Date: �..,�y. ^?� �.� �� ��->
Printed Nan1e: Michael Porto, Planning Co�lsultant
For: City of Dublin Comn-�unity Developinellt Departn2ent
City of Dublin Page 25
Initial Study/Eastern Dublin Properties August 2015
Evaluatior� of Environmental Impacts
1) A brief explanation is required for all ans�n�ers. Certain "no impact"
answers are supported by the inforination sources the lead agency cites in
the p�renthesis following each question. A "no impact" answer is
adequately supported if the referenced informafion 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 ne�v impact" ans�-ver
applies where there is no iinpact of the proposed project beyond that
which was considered previously in the 1993 EIR, the 2002 SEIR, the 2005
SEIR, or other prior EIR or MND. . A "no impact/no new impact" ans�ver
should be explained �Nhere 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 �vell as
direct, and construction as well as operational impacts.
3) "Potentially Significant Impact" is appropriate if there is substantial
evide�lce that an effect is signiticant. It there are one or more "potentially
sigrtificant impact" entries when the determii�ation 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 inust describe the mitigation
measures and briefly explain 11o�v they reduce the effect to a less than
significant level.
City of Dublin Page 26
Initial Study/Eastern Dublin Properties August 2015
Envia�onmei�tal Iin�acts (Note: Sotu�ce df deterinination Iisted in pat-entl�esis. See Iistii�Q
of sotu-ces at end of checklist�ased to cletern�ine each potential in�pact).
Note: A fiilI discussiol� of each item is found Potentially Less Ti,a�l Less chan No Ne��
f0llOwlil� the ClleCklist. Significant Significant Significant Impact
Imp�ct With Impact
Mitigation ,
1. Aesthetics. ���oarld the pt�oject: �
a) Have a substantial adveise impact on a scenic X
vista? �
b) Substantially dama�e scenic ►•esources,
including but Ilot limited to trees, rock
outcroppings and historic buildings within a X
state sceiiic hiQhway? (Sourc.e: 2,3,4,8)
c) Substantially deQrade the existin� visual
char�cter or quality of tl�e site and its X
suri-ourldings? (Source.: 2,3,4,8)
d) Create a new source of substantial li�l�t or
glare, wl�icl� would adversely affect day or X
ni�httime views ii� the area? (Source: 8)
2. Agricultural Resources. Wor�ld the project:
a) Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance, as show
on the n�aps pre��ared pui-suant to the X
Farn�land Mappinb a�ld Monitoring Progra�n
of tlie California Resoucces Agency, to a
I�oii-agricultural Lise? (Source: 2,3,4)
b) Conflict with existing zoning for agriculture
use or a Williamson Act coi�tract? (2) X
c) Conflict with existing zoning for, or cause
rezonin� of forestl�»d (as defined by PRC
Sec. 12220(g),timberland (as defi»ed in
X
PRC Sec. 4526), or timberland zoned
Timberland Production (as defined in PRC
Sec. 51 104 (�)? (Source: 1 ,2,7)
d) Result in the loss of forest land or conversion
of forest land to non-forest use? (1 ,8)
X
e) Involve other chan;es in the existing environment
that,due.ro their location or nature,could result
in conversion of farmland to a non-agricultural X
use or conversio❑ of foresCland to a non-forest
use? (Source: 8)
� �
City of Dublin Page 27
Initial Study/Eastern Dublin Properties August 2015
Potentially Less Than Less than No Ne«�
Significant Si�nificant Sionificant lmpact
Impact With Impact
�lil a�lllOtl
3. Air Qualit� (Where available,the si�nificance
criteria established by the applicable air
quality manageinent district may be relied
on to make the following determinations).
Woasld t/�e project:
a) Conflict with or obstruct implementation of X
the a�plicable air quality plan? (Source: 2)
b) Violate any air quality standard or contribute
substantially to an existing or projected air X
quality violation? (Source: 2,9)
c) Result in a cumulatively considerable net
increase of any criteria pollutant for wl�ich
the pi-oject region is non-attainme�lt under an X
applicable federal or state arnbient air
quality stai�dard (iucluding releasing
emissions which exceed quantitative
thresholds foi- ozone precursors? (2)
d) Expose sensitive i•eceptors to substantial X
pollutant co�lcentrations? (2,8)
e) Create objectionable odoi-s affectin� a X
substantial number of people? (2, 8)
4. Biological Resources. Woc�ld the project
a) Have a substantial adverse effect,either directly
through habitat modifications,on any species
identified as a candidate,sensitive or special X
status species in local or regional plans,policies
or regulations,or by the California Department
of Fish and Game or the U.S. Fish and Wildlife
Service? (2,3,4)
b) Have a substantial adverse effect on any riparia�i
habitat o�-other sensitive natural community
identified in local or regional plans,policies or X
regulations or by the California Department of
Fish and Game or the U.S. Fisli and Wildlife
Service? (2,3,4)
c) Have a substantial adverse impact on federally
protected wetlands (iucludin� but not limited to
marsh, vernal pool,coastal,etc.) through direct X
removal,filling,hydrolo�ical interruption or
otller means? (2, 3,4)
City of Dublin Page 28
Initial Study/Eastern Dublin Properties August 2015
, Po�lly Less Tlzan Less tlran No Ne«��
SiQnificant Sianificai7t Sianificant Impact �
Impact� With � Impact
� Ivlitigation �
d) I�itiel�ei-e substantially with the movement of
any native resident or mi�ratoly fish or
wildlife species or with established native
resideut or mi�i-atoiy wildlife corridors or � X
impede the use of native wildlife nurseiy
sites? (2,3,4)
e) Conflict with any local policies or ordinances X
protecting biological resources, such as a
tree preservation policy or ordinance'?
f) Conflict witl� the provision of an adopted
Habitat Conservation Plan, Natucal
Community Conservation Plan or other X
approved local, reQional or state I�abiCat
conservation plan? (Source: 1, 2)
5. Cultural Resources. Wo��ld the project
�) Cause a substantial adverse impact in Che
si;nificance of a historical resource as X
defined iii Sec. 15064.5? (So�irce: 2,3,4j
b) Cause a sLibstantial adve�se� cllange i�1 the
si�nificance of an arche.olo�ical resoiirce X
pursuant to Sec. 15064.5? (Source: 2,3,4)
c) DirecCly or indirectly destroy a unique
paleontological resow�ce or ui�ique geologic X
feature�? (Source: 2,3,4)
d> Disturb any human renlains,including those X
interred outside of a forn��l ceil�ete�y? (2, 8)
G. Geology and Soils. Would the project
a) Expose people or structut-es to potential
substantial adverse effects, including the risk of
loss,injury,or deatll i�lvolvi�l�:
i) Rupture of a known earthquake fault,as delineated
on the most recent Alquist-Priolo Fau(t Zoning
Map issued by the State Geologist or based on X
otller kno��vn evidence of a known fault?
(Sow�ce.: 1,3)
ii) Sti-ong seismic �round sl�aking? (2,3,4) X
iii) Seismic-related ground failure, includin� X
liquefaction? (Source: 2,3,4)
iv) Landslides? (Sou1-ce: 2,3,4) X
b) Result in substantial soil erosion or the loss of X
topsoil? (Source: 2,3,�-)
� � i
City of Dublin Page 29
Initial Study/Eastern Dublin Properties August 2015
Potentially Less Than Less th�n No Ne�v
Sianificant Si�nificant Si�nificant Impact
I Impact With � Impact i
Mitigation � � �
c) Be located on a �eoloQic unit or soil that is
unstable, or that would become unstable as a
result of the project and potentially result in X
on- and off-site landslide, lateral spreadin�,
subsidence, liquefaction or collapse? (2)
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code X
(1994),creatin� substantial risks to life or
property? (Source: 2)
e) Have soils capable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systems where sewers X
are tiot available for wastewater disposal?
��)
7. Greenhouse Gas Emissions. Woarld tlle
p�-oject:
a) Ge.i�erate �reenhouse gas e�nissions,either
directly or indii-ectly,that may have a X
significant impact on the environment? (7)
bj Conflict with an applicable plan, policy or
regulation adopted for the purpose of
i-educing the ernissions of greenhouse �ases? X
8. Hazards and Hazardous Materials. Would
tl�e project:
a) Create a significant hazard to the }�ublic o►- the
environment through tl�e routine transport, X
use or disposal of hazardous materials?
(2,3,5 5)
b) Create a significant l�azard to tl�e public or the
environment throu�h reasonably foreseeable
upset and accident conditions involving the X
release of hazardous into the environment?(2,3)
c) Emit hazardous enlissions or handle hazardous
n�aterials,substai�ces,or�vaste within one- X
quarter mile of an existing or proposed school?
(Source: 2,3,4)
City of Dublin Page 30
Initial Study/Eastern Dublin Properties August 2015
' Potentially Less Than Less than h�o Ne«
Si�nitic�nt Si�nificant Si�nificant Impact
Impact Wi�h lmpact
IV11tIa3t10I1 �
d) Be located on a site which is inciuded on a �
list of hazardous materials sites complied I �
pursuant to Government Code Sec. 659625 X
and, as a i-esult, would it create a si�nificant �
hazard to the public or the ei7vil-onment? (9)
e) For a project located within an airport land
use plan or, whei-e such plan has i7ot been
adopted, within 2 miles of a public airport or X
public use aii-port, would the project result in
a safety hazard for people residin� or
working in the pt-oject area? (Soui-ce: 2, 9)
t� For a project witl�ili the viciility of private
airstrip, would the project result in a safety
(Iazard for people residii�� or workiila in the X
project ai-ea? (Source: 2,9}
�) Iii�pair implementation of or physically
interfere with tl�e adopted emei-�e�ICy
response plan or emer�ency evacuation X
plail? (Sou►-ce: 2, 9)
h) Expose people or structures to a significant
risk of loss, injuiy or death involving
��ildland fires, includinff where wildlands X
are adjacent to urbanized lreas or wl�ere
residences are intermixed with wilcllands?
�2)
9. Hydrology and Water Quality. Worrld the
pro ject:
a) Violate any water quality standards or waste X
discharge require�nents? (Soui-ce: 2,9)
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there ��vould be a net deficit in aquifer
��olume or a lo�vering of the local groundwater X
�able level (e.g. the production rate of eaistiug
nearby wells would drop to a level «�Ilich would
not support existin� land uses or planned uses �
for wl�icll permits have been grantedj? (Source: � �
2) 1
�
City of Dublin Page 31
Initial Study/Eastern Dublin Properties August 2015
Potentially Less Than Less than No Ne�v
Si�nificant Significant Sianificant Impact
Impact With Impact �
I i
� Mitigation i
c) Substailtially altei- the existin� drainage
pattern of the site or ar-ea, including throu;h
the alteration of the course of a stream or X
river, in a manner which would result in
substantial erosion or siltation on- or off-
site? (Source: 2,3,4,7)
d) Substantially alter the existin� drainage
pattern of the site or areas, including through
the alteration of a course or stream or river, X
or substantially increase the rate or amount
of surface runoff in a manner which would
result in flooding on- or off-site? (Source:
2,3,4)
e) Ci-eate or contribtite i-unoff water whicl�
would exceed the capacity of existing or X
planned stormwater drainage systems or
provide substantial additional sources of
polluted rtinoff? (Sou1-ce: 2,3,4)
fi) Otherwise substantially deQrade water X
qliality? (Source: 2,3,4)
g) Place housing within a 100-year flood hazai°d
area as mapped on a Flood Hazard Boundary
oc Flood Insurance Rate Map or other flood X
delineation map? (Soui-ce: 7)
1�) Place within a 100-year flood hazai-d area
structures which i�npede or redirect flood X
flows? (Source: 7)
i) Expose people or structures to a significant
risk of loss, ii�jury,and death involving X
flooding, including flooding as a result of
the failure of a levee or dam? (Source: 7)
j) Inundation by seiche,tsunami or mudflow? X
10. Land Use and Planning. Would tlle project:
a) Physicall.y divide an established community?
(Source: l,2,3,4) �{
City of Dublin Page 32
Initial Study/Eastern Dublin Properties August 2015
Potenti�ll}� Less"I'han Less than No Ne�a� �,
�
Significant Significant Sitrnificailt Inlpact '
Impact � With Impact �
j Niiti�ation ' j
b) Conflict with any applicable land use plan,
policy, or regulation of an aQency with �
jtu�isdiction ovei-the project (includina but i � X
not limited to the gelleral plan, specific plan, j �
or zoning ordinance) adopted for the purpose
of avoiding or mitigating an environmental
effect? (Source: l,2)
c) Conflict with any applicable habitat
conservation plan or i7atural community X
consel-vatio�l plan? (Source: 1,2)
11. Mineral Resources. Would tlze project
a) Result in the loss of availability of a known
mineral resource that would be of value to X
the region and the residents of the state? (1)
b) Result in the loss of availability of a locally
importal�t mineral resource recovery site
de.lineated on a local general plan, specific X
plan or oCher land use plan? (Source: 1)
12. Noise. Wo�rld the proposal resrflt i�r.:
a) Exposui-e of��ersons to or ne�ieration of �IOise
levels in excess of standards established in X
the ge�leral plan or iloise ordivance, or
applicable standards of otl�er agencies? (2,5)
b) Exposure of persons or to aeneration of
excessive �i°oundborne vibra�ion or X
grou�Idborne noise levels? (Soui•ce: 2,5)
c) A substantial permanent increase i�i ambie�lt
�IOise levels in the project vicinity above X
existing levels witllout tl�e project? (2,5)
d) A substa��tial tem�orary or periodic increase
in ambient noise levels i�l tlle project vicinity X
above levels without the project? (2,5)
e) For a project located within an airport land
use plan or, where such a plan has �lot been
adopted, witl�in two nliles of a public aiiport X
or public use airport, would the �roject
expose people residin� or worki�l� n tlle
project area to e.�cessive noise levels? (2, 5)
City of Dublin Page 33
Initial Study/Eastern Dublin Properties August 2015
Pote�ntiall}� Less Than Less than No Ne�i�
Si�nificant Si�nific�nt Significant Impact
Impact With Impact
Mitigation
f) For a project witl�in the vicinity of a private
airstrip, would the project expose people X
residing oi• working in the project area to
excessive noise levels? (5)
13. Population and Housing. Woulc�tl�e project
a) Induce substantial population growth in an
area,either directly or indirectly (for X
example, through extension of roads or other
infrastructure)? (1,2)
b) Displace substantial numbers of existing
housing, necessitating the coilstruction of X
replacement housing elsewhere? (l, 8)
c) Disp(ace substantial nu�nbers of people,
necessitatin� the replacement of housing X
elsewl7ere? (Soiu-ce: 1, 8)
14. Public Ser��ices. Would the j�ro�os�zl:
a) Would the project result in substantial adverse
physical impacts associated with the
provision of�lew or physically alte►-ed
governinental facilities,the construction of
which could cause significant eirvironmental
i►npacts, irl order to maintain acceptable
service ratios, response times or other
pei-formance objectives for any of the public
services? (Source: 7)
Fire protection? X
Police ��rotection? }{
Schools? X
Parks? �{
Other �ublic facilities }{
15.Recreation:
a) Would the project increase the use of e�xistii�g
neighborhood or regional parks or other
recreational facilities such that substantial X
physical deterioration of the facility would occur
or be aceelerated? (Source�: 7)
b) Does the project include reereational facilities or
require the construction or expansion of
recreational facilities �vhich mi�ht have an X
adverse physical effect on the environme.nt?
(Source: 7)
City of Dublin Page 34
Initial Study/Eastern Dublin Properties August 2015
Potential(}� , Less Thai� � Less than � No Ne�v
�
Sianificant � Signi;icant ; Significant Impact
Impact With � lmpact �
NlitiQation �
16. Trans�ortation and Traffic. t�oirld tl�e I '
j�roject: �
a) Conflict with an applicable plan, ordinaiice �
or policy establishing measures of �
effectiveness for the perfolmance of the X
circulation systenl,Yaking into account a(1
modes of transportation, includi�lg mass
transit and all non-motorized travel and
relevant components of the circulation
system, including but not limited to
intersections, sti-eets, hi�hways and �
freeways, pedestrian and bicycle paths and
mass transit? (Source: 2,3,4,6)
b) Conflict with ai� applicable congestion
management program, ii�cluding but not
limited to, level of service and travel X
demand measures, or other standards
established by tlle cou»ty congestion
il�anaQement a�ency for desi�ilated roads or
hi�hw�ys?_(So�u-ce: 2,6)
c) Result ii� a chanQe in air U�affic patterus,includin�
eitller an increase in traffic levels or a change iii X
location that results in substantial safety risks'?
(Source: 2,6)
d) Substantially increase hazards due to a design
feature(e.g. sharp curves or dangerous X
intersectious) or incompatible uses,such as farm
equipment? (Source: 6)
e) Result in inadequate emer�ency access? (6j X
f) Conflict with adopted policies,plans or pro�rams
regarding public trai�sit,bicycle or pedesh-ian
facilities or otherwise decrease the perfonl�ance X
of safety of such facilities? (1)
17. Utilities and Service Systems. Would tl�e
project
a) Exeeed cvastewater treatment requiren�ents of the
applicable Regional Water Quality Control X
Board? (Source: 7)
City of Dublin Page 35
Initial Study/Eastern Dublin Properties August 2015
� Potentially Less Than Less t1�an No Ne«�
Sianificant Si�nificant Significant Impact
lmpact With Impact
Miti�ation
b) Require or result in the construction of new
wate.r or wastewater treatment facilities or
expansioil of existing facilities, the X
construction of which could cause
sianificant environmental effects? (7)
c) Require or result in the construction of iiew
storm water drainage facilities or expansion
of existing facilities, the construction of X
which could cause significant environmental
effects? (7)
d) Have sufficient watel- supplies available to
serve the project from existing water X I
eiltitlements and resources,or are new or
expailded entitlements needed? (7)
e) Result in a determination by the wastewater
treatment provider which serves or n�ay
serve tl�e project that it has adequate X
capacity to serve the project's projected
demand in addition to the providers e�isting
commitn7ents? (Source: 7)
f) Be served by a landfill with sufficient }�
permitted capacity to accommodate tlle
project's solid waste disposal needs?
g) Con�ply with federal, state and local statutes X
and regulations related to solid waste? (7)
18. Mandatory Findings of Significance.
a) Does the pi-oject l�ave tl�e potential to degl-ade
the quality of tl�e environ�nent, substantially
reduce the habitat of a fish or wildlife
species, cause a fish or wildlife populatioii to
drop below self-sustaining levels,threaten to X
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 Califorl�ia history or prehistory?
City of Dublin Page 36
Initial Study/Eastern Dublin Properties August 2015
Poienti�ll}� Less Than � Less than No Ne��� �
Sianificant Si�nificant Si�nifican� Impact j
I�npact With � Impac�t �I
Mitiaation
I
b) Does the project have impacts that are � I
individually limited, but cumtilatively ; j �
considerable? ("Cui��ulatively considerable" � X j
tneans that the incremental effects of a ' � I
project are considerable when viewed in
connection with the effects of past projects, �
the effects of other cln•rent projects and the
effects of probable future projects).
c) Does the project have environmental effects
which will cause substantial adverse effects X
on human beings, eitlier directly or
indirectly'?
Sources used to deterinine �otential environmental im�acts
1. Eastern Dublin General Plan Amendinent/Specific Plan
2. Eastern Dublin General Plan Anlendnlent/Specific Plan EIR
3. 2005 �astern D�zblin Property Owners' Supplemental EIR
4. 2005 Dublin Ranch We�t Suppleineiltal EIR
5. Project Acoustic Analysis (Illingworth & Rodkin) (2015)
6. Project Traffic Impact Analysis (Fehr & Peers) (2015)
7. City staff or other regulatory agency
4. Site Visit
9. Other Source
XVII. Earlier Analyses and Incorporation By Reference
a) Earlier analyses used. Identify earlier 1i��lyses and state where they are
available for review.
"1'he following Eizvironmental Iinpact Reports have been used in the preparation
of the Initial Study. All are available for review at the City of Dublin Conlmunity
Developinent Departnleilt, 100 Civic Plaza, Dublin CA, during norinal business
hours. Each of the follo�ving documents are hereby incorporated by reference
into this Initial Study.
• Eastern Dublin Environmental Impact Report, May, 1993, (SCH
#91103064)
• East Dublin Properties Stage 1 Developmeilt Plan and Annexation Draft
Supplemental Environmental Impact Report, January 2002 and Final SEIR
(Marc112002) (SCH #2001052114)
City of Dublin Page 37
Initial Study/Eastern Dublin Properties August 2015
• Falloi� Village Project Dratt Supplemental Environmental Impact Report,
August 2005 and Final SEIR (SCH #2005062010)
� Initial Study/EIR Addendum, Jordan Ranch Property, City File #PA 09-
011, A.pril 2010.
This Initial Study analyzes whether any further environmental revie�v than that
performed in these prior certified CEQA documents are required for the proposed
�roject under the standards of Public Resources Code section 21166 and CEQA
Guidelines section 15162 and 15163. This Initial Study analyzes whether the
proposed changes to the Dublin General Plan, Eastern Dublin and other applicable
regulatory documents for portions of the Jordan Ranch, Subarea 3 and the Wallis
Ranch pr�operty will result in any new or substantially more severe significant
environiriental impacts than those analyzed in prior CEQA documents or��hether
any other• of the standards requiring further environmental review under CEQA are
met.
If the Initial Study determines that there are no netiv or substantially more severe
environrr�ental iinpacts than those analyzed in the piior CEQA documents and no
CEQA standard for subsequent or supplemental review is met, then the impact is
identified as "No New Impact." If the particular topic was not analyzed in a
previous CEQA document and no impact is identified in this Initial Study, this be
identified as a "No Iinpact" finding.
City of Dublin Page 38
Initial Study/Eastern Dublin Properties August 2015
�i�ct��sio�l �� C�tec�c��st
1. Aesthetics
Environmental Settina
The project subareas are set in a formerly rural area of Eastern Dublin that has
tr�nsitioned to urban uses under the auspices of the City of Dublin General Plan
Amendment and Eastern Dublin Specific Plan, adopted in 1993.
Jo1�c�rrai Rc��icli S���bc�rea: The overall Jordan Ranch site is characterized by a coinbination of
rolling hills and grasslands with shallo�N to moderate topographic relief. The �Nestern
portion of the site adjacent to Fallon Road are typically flatter than the eastern portion.
The areas included in this application is vacant but has been rough graded as part of the
larger, approved Jordan Randz development. No creeks streams or other bodies of
water are located on the three portions of the site nor are any major stands of trees or
major rock outcroppin�s. Similarly, no existing parks, playgrounds, scenic vistas or
places of public gatllering are located on any of the subareas.
Sz.�br�rerr 3 Si�br�rerz: The overall Subarea 3 is characterized by two snlall btrt distinct
hills in the northern and central portions of the site that slope to the soutll and
w�est. The hills are identified as "Visually Sensitive Hillsides-Reshicted
Developn�ent" in the Eastern Dublin Specific Plan (see EDSP Figure 6.3). No
public parks, scenic vistas or scenic overlooks are located on the site.
Wrrllis Rr��ic11 Sril�m•er�: The existing natural topography of the Wallis Ranch
includes consists of steep slopes in the �Nestern portion of the site adjacent to
Parks RFTA transitioning to moderate to gentle slopes in the approximate center
of the site. The portion of the site lying adjacent to Tassajara Creek is generally
flat. Land included in this subarea is located in the flatter, southern portion of
tl�e Wallis Ranch property. No parks or other public gathering places currently
exist on this property.
Scenic highways within and adjacent to the Eastern Dublin Plaiuung area include the I-
580 freeway south of Eastern Dublin and Tassajara Road that extends ii1 a norkh-south
direction through Eastern Dublin.
Development is under�vay on all three properties (Jordan Ranch, Subarea 3 and Wallis
Ranch) but not on the various Subareas that are included in this project.
No light sources exist on any of the project Subareas.
IZegulatorv framework and Previous CEQA documents
Errsterrl Du�liat Specifi'c Plr��1. The City of Dublin adopted the Eastern Dublin Specific Plan
(EDSP) ii1 1993 to guide the future development of approxiinately 3,400 acres of land in
tlle Eastern Dublin area.
City of Dublin Page 39
Initial Study/Eastern Dublin Properties August 2015
Ec�ster�i Dubli�i EIR. The Easteril Dublin EIR contains a number of mitigation measures
to reduce anticipated visual reso�rce impacts from the General Plan and EDSP project.
These include:
• Mitigation Measure 3.8/1.0 reduced project impacts related to standardized tract
development (IM 3.8/A) to a less-than-significant level. This mitigation requires
future developers to establish visually distinct communities which preserves the
character of the natural landscape by protecting key visual elements and
inaintaining views from major travel corridors.
• Mitigation Measure 3.8/2.0 reduced the impact of converting the rural and open
space character of the General Plan Amendment and Specific Plan area (IM
3.8/B) but not to a less-than-significant level. The mitigation measure requires
implementation of the land use plan that emphasizes retention of predominant
natural features. Even with adherence to this measure, IM 3.8/B would remain
significant and unavoidable on both a project and cumulative level.
• Mitigation Meastire 3.8/3.0 reduced the impact of obscuring distinctive natural
featui-es of the General Plan Amendinent and Specific Plan area (IM 3.8/C) but
not to a less-than-significant level. The mitigation measure requires
implementation of the land use plan that einphasizes retention of predominant
natural features.
• Mitigation Measures 3.8/4.0-4.5 reduced tlle impact of altering the visual quality
of hillsides (IM 3.8/D) to a less-than-significant leveL These initigation measures
requixe implementation of appropriate Eastern Dublin Specific Plan policies
inclttding but not liinited to use of sensitive grading design to ininimize grading,
use of existing topographic features, limiting use of flat pads for construction,
using building designs that conform to natural land forms, recontouring hillside
to reseinble existing topograplly and miniinizing the height of cut and fill slopes.
• Mitigation Measures 3.8/5.0-5.2 reduced the impact of altering the visual quality
of ridges (IM 3.8/E) to a less-than-significant level. These mitigation measures
limit development on inain ridges that border the Specific Plan area to the north
and east but allow developinent on foreground hills. The measures also limit
development in locations where scenic views would be obscured or would
extend above a ridge top.
• Mitig�tion Measures 3.8/7.0 and 7.1 reduced impacts on scenic vistas (IM 3.8/I)
to a less-than-significant level. These mitigation measures require protection of
designated open space areas and directs the City to conduct a visual survey of
the EDSP area to identify and map vie�vsheds.
Jordayi Silbarerr: No new or more significant aesthetic resource impacts the 1993 EDSP
EIR�vere identified in the 2002 or 2005 Eastern Dublin Supplemental EIRs or an
Addendum documents.
City of Dublin Page 40
Initial Study/Eastern Dublin Properties August 2015
Sttl�rtl�ert 3: No ne�n� or inore significant aesthetic��z�pacts �vere identified in the Subarea 3
Addenduln or the 1997 ND.
VV�zllis Ra�tch: No new or more significant im�acts to aesthetic resources were identified
in the 2005 Dublin Ranch West Supplemental EIR, the 2007 MND or any Addendum
docuinents prepared for this propert��.
Er�ster�l DltUli�i Sce�2ic Corridor Policies r��id Str��ldnrds. In 1996, the City of Dublin adopted
scei2ic policies and standards for the Eastern Dublill area, known as the Ectste�•�i Dl.t2�li�t
Sceaiic Co��ridor Policies rz�id Stcz�2d�rds. This document identifies the Jordan Ranch as lying
within Zone 5, the Fallon Village Open Space area. This corridor area is defined
primarily by lands adjacent to public rights-of-way, which should be park, rural
residential, open slopes or riparian drainage areas.
Policy 11 states that development should "celebrate open space, with distant views as
well as with foreground vie�v and right-of-way landscaping."
The proposed project�vill be required to adhere to all applicable initigation ineasures
from previous EIRs and other land use regul�tions dealing with aesthetics, visual
conditions and light and glare.
Project ImUacts
a) Hi�ve a s1��bstr��itial r�dverse i�»pr�ct o1i rt sce»ic vistr�? No New Impact. Approval and
iinplenlentation ot tl�e proposed project would result in no new or significant
severe impacts regarding scenic vistas, since no scenic vistas currently exist on
aily of the Subareas.
Approval and implenleiltation of tlle�roject �NOUId relocate an approved school
site frorn th� eastern portion of the Jordan Ranc11 to a site on the south side of
Central Parkway. A proposed Community Park in this location would be
eliininated. However, the proposed School would be constructed with a joint
public park that would allow a public gathering place and views of nearby
hillsides and other features.
Proposed public parks on Subarea 3 and the Wallis Ranch project would facilitate
t11e public's ability to view scenic vistas.
No new or substantially more severe impacts regarding substantial adverse
impacts on scenic vistas have been identified with regard to the proposed Project
that have not been analyzed in the Eastern Dublin EIR or other CEQA
documents.
b) Sl�bst��itir�lly dcr»Zr��e sce�iic reso��rces, i�TClTidi�ig visttr�l resoi.�rces �vithi�i stcrte sce2iic
ltigltwcry? No New Iinpact. All of the Subareas have been graded as part of
approved adjacent development projects (Jordan Ranch, Subarea 3 and �Nallis
Ranch), so that no scenic resources exist on these Subareas.
City of Dublin Page 41
Initial Study/Eastern Dublin Properties August 2015
Appr�val and implementation of the proposed project�vould result in a public
schoal on the south side of Central Parl«vay, ��vhich is currently designated for a
Comrnunity Park. Vie�vs of the proposed school �vould be largely blocked by a
range of small hills that exist nortll of I-580 ancl south of Central Park�n�ay. No
other major structures would be allo�ved by the project that���ould result in a
substantial damage to scenic resources, including any resources located adjacent
to a state or local scenic high�vay.
All of the mitigation measures contained in the Eastern Dublin EIR and visual
policies contained in the EDSP would apply to the current project. The Project
would result in no new or substantially more severe significant impacts
regarding scenic resources than have been analyzed in the prior CEQA
documents.
c) Sx2�str�ritic�lly c�eg��rrde existifig vis1��R1 dim•rreter oa� tlie quc�li�y of tlle site? No New
Impact. The proposed Project includes consideration of a General Plan
Amertdment and Eastern DuUlin Specific Plan Amendment that`vould relocate
approved uses (Jordan Ranch Subarea) and reduce future potential development
on the Subarea 3 site and the Wallis Ranch Subarea. All ot the Subareas have
been graded and no significant visual resources remain. The Eastern Dublin EIR
addr�ssed the following potential impacts related to visual and aesthetics
impacts of implemeilting the Eastern Dublin Specific Plan:
Impact 3.8/B: Urban developinent of the project site will substantially alter
the existing rural and open space qualities tllat characterize Eastern Dublin
The Eastern Dublin EIR identified the following measure to mitigate this inlpact
Mitigation Measure 3.8/2.0, "Implement t11e land use plan for the Project site
whicll einphasizes retention of predominant natural features..." However, the
EIR concluded that even with adherence to this mitigation, alteration of rural and
open space in the Project area would remain a potentially significant impact.
With adherence to Eastern Dublin Specific Plan policies to protect visual
resources in Eastern Dublin and appropriate Eastern Dublin EIR initigation
measures, there would be no new or more severe significant impacts than
analyzed in previous CEQA documents that affect the three Subareas.
d) CreRte light or gla��e? No New Iinpact. The three subareas contain no light sources
and construction of tl�e proposed project would add additional light sources on
the Jordan Ranch Subarea in the form of streetlights along collector and interior
roads, lighting associated with school uses, as well as new housing and yard
lights. Additional lights would be installed within future parks in the Wallis
Ranch Subarea.
For the Jordan Ranch subarea, the potential effect of increased light and glare
was analyzed in the Initial Studies for the 2002 SEIR (p. 77) and the 2005 SEIR.
City of Dublin Page 42
Initial Study/Eastern Dublin Properties August 2015
These anal5�ses concluded tllat no signiticant light and �Iare iinpacts would
result frozn development of t�1e EDSP in the Pallon Village area, including the
Jordan Ranch property.
No lighting �NOUId be installed on the proposed parl<on the Subarea 3 site.
The Initial Study adopted as part of the EIR for the Wallis Ranch Subarea found
that the potential for significant light and glare impacts from build-out of the
overall VVallis Raiuh would be less-than-significant (p. 28).
City development requirements to restrict spillover of unwanted light�vill apply
to t11is proposed Project. Therefore, no new or substantially more severe
significant impacts have been identified with respect to ligllt and �lare iinpacts
than have been previously analyzed in prior CEQA documents.
2, Agricultural & Forestry Resources
Enviroiullental Settin� and Previous CEQA Docuinents
Figure 3.1-B contained in the Eastern Dublin EIR identities the three Subareas as "lands
ot locally important farinlands."
�DSP Impact 3.1/F fotuld t11at the cunlulative loss of agricultural lailds was a
significailt and unavoidable ii�npact of urban development in the Eastern Dublin
planning area. Inlpact 3.1/C found the discontinuance of agricultural operations to be
less-than-significant.
No other iin�acts with respecr to priine agricultural lands for any of tlle tree Subareas
beyond those analyzed in the 1993 Eastern Dublin EIR.
None of t11e Subareas contain any significant trees or forests.
Project Impacts
a,c) Co�lvert pri�rie frrr�nla�id to a ��o�i-ng��ici.iltt�r�rl t�se or iaivolve otlie�� cJirt�iges zulticli coi�ld
��esult i�t conversio�t of fr�r�mlmtd to rr �io�i-r�g��iclslti���nl T.�se ? No New Inlpact. None of
the land encompassed in the three Subareas are currently used for agricultural
production. Future uses of the various Subareas as parks, a school and/or
residential land uses would therefore not result in such a conversion. Therefore,
approval and impleinentation of the proposed project would result in no new or
substantially more severe significant impacts tllan have been analyzed in prior
CEQA documents.
b) Co��iflict wifli existi�ig zo���itig for ng��ici.�ltl.��-r�l lise, o��r� Williat�isoti Act co�ifi��crct? No
Ne�v Iinpact. Two of the three Subareas coinprising the project are presently
zoned for non-agricultural urban uses and would not conflict with any existing
agricultural zoiung and would not conflict�vith aily Williamson Act Agreenlents.
City of Dublin Page 43
Initial Study/Eastern Dublin Properties August 2015
Sttbarea 3 is presently designated for IZural Residential/Agricultural Iand use
and ��Tould be converted to future Park.
Therefore, no new or more severe significant impacts would result w�ith respect
to these topics than have been previously analyzed.
d) Resi�li`iii tlie loss of forest lcznd or eo�zversio�i of forest la�2d to c� �ion forest i.tse?
No Iinpact. No forest land exists on any of the project Subareas and no
impact would result �vith respect to this topic. No additional analysis is
required.
d) Ia�volve otlzer dir�liges zvltich, di�{e to tlzeir locatio�i or�ic�ture, coi�ld resi.tlt of forest
Imzd tu �c �io�z forest T�se? No Impact. See item "d," above.
3. Air Quality
Back�round. The project is located in tlle San Francisco Bay Area Air Basin.
Ambient air quality standards have been established at Uoth the State and
FederalleveL The Bay Area meets all ambient air quality standards with the
exception of ground-level ozone, respirable particulate inatter (PMlo) and fine
particulate matter (PMz�).
High ozone levels are caused by the cumulative emissions of reactive organic
gases (ROG) and nitrogen oxides (NOx). These precursor pollutants react under
certain meteorological conditions to form high ozone levels. Controlling the
emissions of these precursor pollutants is the focus of the Bay Area's attempts to
reduce ozone levels. Highest ozone levels in the Bay Area occur in the eastern
ai�d southern inland valleys t11at are downwind of air pollutant sources. High
ozone levels aggravate respiratory and cardiovascular diseases, reduced lung
function, and increase coughing and chest discornfort.
Particulate r�latter is another problematic air pollutant in t11e Say Area.
Particulate matter is assessed and measured in terins of respirable particulate
matter or particles that have a diameter of 10 micrometers or less (PM,o) and fine
particulate matter where particles have a diaineter of 2.5 micrometers or less
(PMZ s). Elevated concentrations of PM,o and PM,5 are the result of both region-
wide (or cumulative) emissions and localized emissions. High particulate matter
levels aggravate respiratory and cardiovascular diseases, reduce lung function,
increase mortality (e.g., lung cancer), and result in reduced lung function growth
in children.
The ambient air quality in a given area depends on the quantities of pollutants emitted
�vithin the area, transport of pollutants to and from surrounding areas, local and
regional meteorological conditions, as well as the surrounding topography of the air
basin. Air quality is described by the concentration of various pollutants in the
City of Dublin Page 44
Initial Study/Eastern Dublin Properties August 2015
atnlosphere. Units ot concentration are ge��erally expressed in parts per million (p�m)
or micrograms per cubic meter (F�g/m'). The project is located jvitllin the Livermore
��alley. The Liverinore Valley forms a sinall sub regional air basin distinct from the
larger San Francisco Bay Area Air Basin. The Livermore Valley air basin is surrounded
on all sides by high hills or mountains. Significant breaks in the 1lills surrounding the
air basin are Niles Canyon and the San Ramon Valley, ���hich extends north�vard into
Contra Costa CoLU1ty.
T11e terrain of the Livermore-Aznador Valley influences both the cliinate and air
pollution potential of the sub-regional air basin. As an inland, protected valley, the area
has generally lighter �n�inds and a higher frequency of calm conditions �vhen coznpared
to the greater Bay Area.
The occurrence ot episodes ot 11igh atmospheric stability, lvlown as inversion
conditions, severely liinits the ability of the atmosphere to disperse pollutants vertically.
Inversions can be found dLlring all seasons in t�1e Bay Area, but are particularly
prevalent in the summer months when they are present about 90%G of the tiine in both
znorning and afternoon.
According to the Bay Area Air Quality Manageinent District (BAAQMD), air�ollution
potential is high in the Livermore Valley, especially for ozone ii1 the suinmer and fall.
High teinperatures increase the potential for ozone, and the valley not only traps locally
generated pollutants btrt can be the receptor of ozone and ozone precursors from
upvvind portions of the greater Bay Area. Transport of pollutants also occurs bet���een
the Liverinore Valley and the San Joaquin Valley to the east.
During the winter, the sheltering effect of terrain and its inland location results in
frequeilt surface-based inversions. Under these coilditions pollutants such as
carbon nlonoxide froin autoinobiles and particulate inatter generated by
fireplaces and agricultural burrzing can become concentrated.
Natio�zal and state ainbient air qualitv standards. As required by the Federal
Clean Air Act, National Ambient Air Quality Standards (NAAQS) have been
established for six inajor air pollutants: carbon monoxide (CO), nitrogen dioxide
(NO�), ozone (03), particulate matter, including respirable particulate matter
(PM,o) and fine particulate inatter (PM,5), sulfur oxides, and lead. Pursuant to t]Ze
California Clean Air Act, the State of California has established the California
Ambient Air Quality Standards (CAAQS). Relevant Current State and Federal
standards are suminarized in Table 2. CAAQS are generally the same or more
stringent than NAAQS.
Air Quality Monitorin�Data. The sigi-�ificance of a pollutant concentration is
deterinined by comparing the concentration to an appropriate ambierlt air
quality standard. The standards represent the a11o�Nable pollutant concentrations
designed to ei�sure that the public health and welfare are protected, while
including a reasonaUle margin of safety to protect the more sensitive individuals
in tlle population. The San Francisco Bay Area is considered to be one of the
City of Dublin Page 45
Initial Study/Eastern Dublin Properties August 2015
cleanest metropolitan areas in the country with respect to air quality. BAAQMD
monitors air quality conditions at more than 20 locations throughout the Bay
Area. The closest monitoring station to the project site is in Livermore at the 793
Rincon Avenue monitoring station. Summarized air pollutant data for this
station is provided in Table 3. This table shows the highest air pollutant
concentrations measured at the station over the three-year period from 2012
through 2014. Note that BAAQMD discontinued monitoring of carbon monoxide
in 2009 at this station. These data show that ozone levels exceeded State or
federal standards each year over the past three years. The PM�.S 24-hour
standard was exceeded in 2013 and 2014.
Ambient Air Quality Status. Areas with air pollutant levels that exceed adopted
air quality st:andards are designated as "nonattainment" areas for the relevant air
pollutants. Nonattainment areas are sometimes further classified by degree
(marginal, moderate, serious, severe, and extreme for ozone, and moderate and
serious for carbon monoxide and PMlo) or status ("nonattainment-traizsitional").
Areas that comply with air quality standards are designated as "attainment"
areas for the relevant air pollutants. "Unclassified" areas are those with
insufficient ��ir quality inonitoring data to support a designation of attainment or
nonattaininent, but are generally presumed to meet the ambient air quality
standard. State Implementation Plans must be prepared by states for areas
designated as federal nonattainment areas to demonstrate how the area �vill
come into attainment of the exceeded federal ambient air quality standard. The
Bay Area is considered a marginal nonattainment area for ozone under the
NAAQS and nonattaininent for ozone under the CAAQS (both 1- and 8-hour
standards). The Bay Area is also designated as nonattainment for the 24-hour
PM2.5 NAAQS. The Bay Area is also considered nonattainment for the State
annual PM2�, standard and the 24-hour PMlo standard. The region is designated
attainment or uiulassified for all other ambient air qtrality standards.
Sensitive Rece�tors. There are groups of people more affected by air pollution
than others. The California Air Resources Board (CARB) has identified the
following persons who are most likely to be affected by air pollution: children
under 14, the elderly over 65, athletes, and people with cardiovascular and
chronic respiratory diseases. These groups are classified as sensitive receptors.
Locations t11at may contain a high concentration of these sensitive population
groups include residential areas, hospitals, daycare facilities, elder care facilities,
elementary schools, and parks. The closest sensitive receptors are newly
constructed on-site residences on the west site of Sunset View Drive, northwest
of the projec� construction site. Additional residences are located at farther
distances from the site to the east, west, and north.
City of Dublin Page 46
Initial Study/Eastern Dublin Properties August 2015
Ta�Ie 2. Fte�evaytt C�la�or�tia �nd Nationai A�bie�1#Air Qualit� Standards
Polluta�t Averaging Time California Standards National Standards
8-hour 0.070 ppm 0.075 ppin
Ozone (137 µg/in3) (147,ug/ln��
1-hour 0.09 ppm —
(180 �tg/m3)
1-hour 20 ppm 35 ppm
Carbon (23 mg/in3) (40 mg/n1')
monoxide 8-hour 9.0 ppin 9 ppm
(10 m�/m3) (10 in�/in�)
1-hour 0.18 ppm 0.100 ppm
Nitrogen (339 µg/m�) (188 µg/m3)
dioxide Annual 0.030 ppm 0.053 ppm
(57 Eta/m�) (100 µ /m�)
Sulfur Dioxide 1-hour 0.25 ppm 0.075 ppin
(655 µ /m�) (196 µ /in�)
2�-hour 0.04 ppin 0.14 ppm
(105 ��/in3) (365 �t /in�)
Annual — 0.03 ppin
(56 E� /m�)
Particulate Annual 20 � /m3 —
Matter (PM��,) 24-hour 50 �a/m3 150 �l /m�
Particulate Annual 12 µ /m' 12 ,u /m3
M�tter (PM,,$) 24-hour — 35 �� /m�
ource: an , 15.
Notes: ppm = parts per million mg/m3 = milligrams per cubic meter �g/m3 = micrograms
per cubic meter
Toxic Air Contan2inants. Toxic air co�ltaminants (TAC) are a broad class of
compounds lalown to cause morbidity or mortality (usually because they cause
cancer). TACs are found in ainbieilt air, especially in urban areas, aild are caused
by industry, agriculture, fuel coinbustion, and coinnlercial operations (e.g., diy
cleaners). TACs are typically found in low concentrations, even near their source
(e.g., diesel particulate matter near a freeway). Because chronic exposure can
result ii2 adverse 1lealth effects, TACs are regulated at the regional, state, aild
Federal level.
City of Dublin Page 47
Initial Study/Eastern Dublin Properties August 2015
Table. 3. Highest Measured Air Pollutant Concentrations at Livermore Station
Station
Measured Air Pollutant Levels
Average 2012 2013 2014
Pollutant Time
1-Hour 0.102 ppm 0.096 ppm 0.093 ppm
Ozone (03)
8-HOttr 0.090 ppm 0.077 ppm 0.080 ppm
Carbon Monoxide (CO) 8-Hour ND ND ND
1-Hour 0.053 ppin 0.051 ppm 0.0�9 ppm
Nitrogen Dioxide (NOz)
Annual 0.010 ppm 0.011 ppm 0.010 ppm
Respirable Particulate 24-Hour ND ND ND
Matter (PM,�) Annual ND N� ND
Fine Particulate Matter 24-Hour 31.1 ug/n,3 40.1 ug/m3 42.9 ug/m3
(PMZ s) Annual 6.6 ug/�n3 8.4 ug/m' 7.6 ug/m3
Source: CARB, 2015.
Notes: ppm = parts per million and ug/m3= micrograms per cubic meter.
Values reported in bold exceed ambient air quality standard.
ND = �lo data.
Diesel exhaust is the predoininant TAC in urban air and is estimated to represent
about three-quarters of the cancer risk froin TACs (based on the Bay Area
average). According to the CARB, diesel exhaust is a complex mixture of gases,
vapors aild fine particles. This complexity makes the evaluation of health effects
of diesel exhaust a complex scientific issue. Some of the cllemicals in diesel
exhaust, such as benzene and formaldehyde, have been previously identified as
TACs by the CARB, and are listed as carcinogens either under the state's
Proposition 65 or under the Federal Hazardous Air Pollutants programs.
CARB has aclopted and impleinented a nuinber of regulations for stationary and
mobile sources to reduce emissions of diesel particulate matter (DPM). Several of
these regulatory programs affect medium and heavy duty diesel trucks that
represent the bulk of DPM emissions from California highways. These
regulations include the solid waste collection vehicle (SWCV) rule, in-use public
and utility fleets, and the heavy-duty diesel truck and bus regulations. In 2008,
CARB approved a new regulation to reduce emissions of DPM and nitrogen
oxides from existing on-road heavy-duty diesel fueled vehicles.l The regulation
requires affected vehicles to meet specific performance requirements between
2012 and 2023, with all affected diesel vehicles required to have 2010 inodel-year
� Available online: htt�:!;'G���1����.��rb.ca �_=o��:��m�pro«%onrdie5cl!o��rclie�cl htm. Accessed: July 8,2015.
City of Dublin Page 48
Initial Study/Eastern Dublin Properties August 2015
eizgines or equivalent vy 2023. These iequirements are phased in over t11e
compliance period a�zd depend on the inoclel year of the vehicle.
BAAQMD. The BAAQMD is the regional agency tasked �n�ith znanaging air
quality in t11e region. At the State level, CARS (a part of t11e California
Environmental Protection Agency) oversees regional air distiict activities and
regulates air quality at tlle State level. The BAAQMD published CEQA Air
Quality Guidelines are used in tlus assessment to evaluate air quality iinpacts of
proj ects.
Previous CEQA documents
Er�ster�2 Dl�bli�i EIR. The Eastern Dublin EIR ailalyzed both construction and operational
iinpacts and contains a number of mitigation measures to reduce anticipated air quality
impacts from implementation of the General Plan and EDSP project. These include:
• Mitigation Measure 3.11/1.0 reduced project construction dust impacts
(IM 3.11/A) to less than significant through measures such as watering
construction sites, covering exposed construction surfaces and trucks, and
cleaning constructioil vehicles. The cunlulative impact remained
sigrtificant and unavoidable.
• Mitigation Measures 3.11/2.0-4.0 reduced proj�ct and cuinulative impacts related
to vehicle einission fi oin construction equipinent (IM 3.11/B) but not to a less-
than-sig�lificant level. These mitigations require emission control froin on-site
equipment, completion of a constructioil iinpact reduction�lan and others. Even
wit11 adhereilce to tl�ese initigations, this iinpact remained significant and
unavoidable.
• Mitigation Measures 3.11/5.0-11.0 reduced mobile source emissions from POG
arzd NOx (IM 3.11/C) but not to a less-than-sig�lificant level. Mitigation measures
require coordination of growth with transportation plans and other ineasures,
inany of which are at a policy (not a project) level. Even wit11 adherence to
adopted mitigations, IM 3.11/C renlained sigilificant and unavoidable.
• Mitigation Measures 3.11/12.0-13.0 reduced project and cumulative impacts
related to stationary source emissions (IM 3.11/E) but not to a less-than-
significant level. The t�vo adopted initigations require reduction of stationary
source einissions to the extent feasible by use of energy conservation techniques
and recycling of solid �vaste material. Even wit11 adherence to the two measures,
stationary source emissions remained significant and unavoidable.
2002 F�zllo�i Villr�ge SEIR (Jorc�c�T7 Rrrtzcli). The 2002 Supplemei�tal EIR found t�vo
supplemental air quality im�acts, as follows:
• Suppleinental Impact AQ-1 found that mobile source emissions of Reactive
Organic Gases (ROG), Nitrogen Oxide (NOx) and Particulate Matter (PM-10)
City of Dublin Page 49
Initial Study/Eastern Dublin Properties August 2015
�vould be significant as related to the overall EDPO Project. Even wit11 adherence
to the Eastern Dublin EIR Mitigation Measures, these emissions �vould be a
significant and unavoidable cumulative impact.
• Supplemental Impact AQ-2 found that emission of carbon monoxide that�vould
be generated froin vehicle trips as a result of project buildout�NOUld not exceed
local, state or federal standards for emission of carbon monoxide. This impact
�vas therefore less-than-significant.
2005 Frzllo�i Villrrge SEIR (Jo��dr��i Rrz��dt). The 2005 Supplemental EIR found three
supplemental air quality impacts, as follows:
• Supplemerltal Impact SM-AQ-1 identified supplemental impacts with respect to
consh-uction related air quality impacts and that the overall development
envelope associated with the Fallon Village project was larger than analyzed in
previous CEQA documents. Adherence to Supplemental Mitigation SM-AQ-1
requires more stringent measures to be undertaken by individual developers in
the Fallon Village area to reduce construction air quality impacts to a less-than-
significant level.
� Supplemental Impacts SM-AQ-2 and SM-AQ-3 found that regional air emissions
associated with vehicle trips in the overall Fallon Village project area would
exceed BAAQMD significance thresholds for ozone precursors. The SEIR
included Supplemental Mitigation Measure SM-AQ-2 to reduce these impacts,
ho�vever, the items included in this Supplemental Mitigation Measure would not
reduce regional einissions below BAAQMD standards and these impacts
remained significant and unavoidable.
2005 Wrrllis Rcz�zcli SEIR. This docunleilt identified t11e following significant
suppleinental impacts and suppleinental air quality mitigation measures.
• Mitigation Measure SM-AQ-1 reduced impacts related to construction
einission from construction activities (Suppleinental Impact AQ-1) to a
less-tltan-significant level. Specific items listed in this measure rec�uired
contractors to cover stockpiles of debris, sweep paved access roads and
parlcing areas and construction staging areas and install sandbags or
equivalent to prevent silt runoff from construction areas.
• Mitigation Measure SM-AQ-2 reduced Supplemental Impact AQ-2 but
not to a less-than-significant level. Supplemental Impact AQ-2 noted that
the project would result in a regional emission increase exceeding
BAAQMD thresholds for emission of ozone precursors. Mitigation
Measure SM-AQ-2 required the project proponent to coordinate with the
regional public transit provider to extend service the site along witll
transit improvements, the project developer to provide bike paths and
sidewalks, consider a local shuttle service to regional transit hubs and
City of Dublin Page 50
Initial Study/Eastern Dublin Properties August 2015
consider installing a telecoinznute center. Even�vith adherence to all of
these features, this i�npact would reinain significant and unav�idable.
� Supplemental Impact AQ-3 noted that project emissions of ozone would
exceed t11e BAAQNID threshold of significance for this pollutant.
Adherence to Supplemental Mitigation Measure SM-AQ-2�vould partially
but not fully reduce this iinpact to a less-than-significant level and this
impact tvould remain significant and unavoidable.
No significant air quality impacts were identified in the Subarea 3 CEQA docuinent.
The proposed project will be required to coinply witll applicable mitigation measures
set forth in previous CEQA documents.
Pro�ect Im�acts
a) Wou�lc� t]ie project co�tflict witli or obstrl.�ct i�lTplenze�itrrtio�i of�r�i c�i�� r�l.�c�lity plcrti? No
New Impact. The Eastern Dublin EIR identified Impact 3.11/E regarding increased
stationary source air einissions from future development of Eastern DuUlin that
would remain significant even�vith implementation of Mitigation Measures
3.11/12.0 �nd 13.0. The Eastern Dublin EIR also assuined increased development
in other areas, such as the San Joac�uin Valley, and relateci cozi�inutes to tl�e Bay
Area, and ideiltified cumulative inobile source impact IM 3.11/C as significant and
unavoidable, even atter mitigation. Upoi1 approval of the Eastern Dublin General
Plan Ainei�dment and Eastern Dublin Specific Plan, the City adopted a Stateinent
ot Overriding Considerations for these two iinpacts.
The Bay Area Air Quality Manageinent District's (ABAG) Clean Air Plan is
�redicated on population projections for local agencies within the District based on
ABAG's regional population projections, which, in turn is based oi1 a compilation
of local agency general plan docurnents. Development allowed under the
proposed project would be generally consistent witl.l the type and amount of
developinent allowed under the Dublin Geileral Plai� and the Eastern Dublin
Specific Plan although it could contain slightly inore resideiltial units than
currently approved (35 units, see Table 1). Previous approvals in 2005 for the
overall Jordan Ranch property included developinent of up to 1,064 dwellings, as
analyzed in the 2005 SEIR, as opposed to the 899 dwellings currently being
considered on the overall Jordan Ranch �roperty plus a 900-student Elementary
School.
There would therefore be no new or substantially more severe significant impacts
with respect to conflicts with the regional air quality plan than has been previously
analyzed in prior CEQA documents.
b) Wot�ld tlie project violate r��1�y r�i�� qt�iality str���ldaa�c�s? No New Iinpact. The air quality
analysis focuses on the proposed 950-student elementary and middle school
development, since this project eleinent�vould generate the most vehicular traffic
City of Dublin Page 51
Initial Study/Eastern Dublin Properties August 2015
and contain future sensitive air quality receptors. Other project elements would
include local parks that��ould generate ininimal velucular traffic.
Project and cumulative air emission im�acts. The 1993 Eastern Dublin EIR
identified emission of Reactive Organic Gases (ROG) and Nitrogen Oxides (NOx)
from vehicles as a significant and unavoidable impact (Impact IM 3.11/C).
Although the EIR identified several possible measures to mitigate this impact,
includi�g but not limited to implementation of a transportation demand program,
encouragement of mixed-use developments and similar measures, any reduction
of mob�_le source emissions could not be reduced to less-than-significant levels.
This conclusion was reiterated in the 2002 and 2005 SEIR documents as well as the
2010 Addendum as related to the Jordan Ranch property.
Construction air im�acts. The current BAAQMD significance thresllold for
construction dust impact is based on the appropriateness of construction dust
controls. If the appropriate construction controls are to be implemented, then air
pollutant emissions for construction activities would be considered less-than-
significant. Mitigation Measure MM 3.11/1.0 in the East Dublin EIR identifies the
construction controls that provide reduction of air emissions during construction
phases of development projects and the Project applicant will be required to
adhere to these requireinents. Eastern Dublin EIR Mitigation Measure 3.11/1.0
has been supplemented with 2005 SEIR Mitigation Measure SM-AQ-1 to ensure
that current BAAQMD construction air quality impacts are reduced to a less-
than-significant leveL There would therefore be no new or substantially more
severe significant impacts with respect to this impact than has Ueen previously
analyzed in prior CEQA documents.
Air pollutant emissions were not quantified in the 2012 Initial Study for
Jordan Ranch Phase 2. For comparison, a model run was conducted for the
2014 Approved uses, which induded: 550-shxdent "Elementary School,"
19.6 acres entered as "City Park," 513 dwelling units entered as "Single-
Family Housing," 238 d�velling units entered as "Apartments Low Rise," 61
dwelling units entered as "Congregate Care," and 35,000 square feet of
retail entered as "Strip Mall." A construction build-out scenario, including
CaIEEMod default equipment list and phasing schedule for a project of this
type and size was used. As shown in Table 4, construction of the 2014
Approved uses would also not exceed BAAQMD thresholds, though
emissions would be slightly increased over the proposed project.
Construction activities, particularly during site preparation and grading
would temporarily generate fugitive dust in the form of PMIO and PMZ.S.
Sources of fugitive dust would include disturbed soils at the construction
site and trucks carrying uncovered loads of soils. Unless properly
controll�d, vehicles leaving the site would deposit mud on local streets,
which could be an additional source of airborne dust after it dries. Fugitive
dust emissions would vary from day to day, depending on the nature and
magnitude of construction activity and local weather conditions. Fugitive
City of Dublin Page 52
Initial Study/Eas�tern Dublin Properties August 2015
dust ei��issions ivould also depend on soil nloisture, silt content of soil, �vind
speed, and the alnount of ec�uip�zlent operating. Larger dust particles �n�oulcl
settle near the source, ���hile fine particles would be dispersed over greater
distances from the construcfion site.
Table 4. Construction �'eriod Emassions
PMlo 1'Mzs
Scenario ROG NOx Exllaust Exhaust
Total Construction emissions ?0.42 tons 52.89 tons 2.18 tons 2.03 tons
(tons)
Average daily emissions 9.8 lbs. 25.41Us. 1.0 lUs. 1.0 lbs.
( ounds)'
BAAQMD Thl�eslzolds (�oa�lzds per 54 lbs. 54 lbs. 82 lbs. 54 lbs.
da1�)
Exceed Threshold? No No No No
2014 A roval 11.3 lbs. 30.21bs. 1.21bs. 1.1 lbs.
Notes:
'Assunles 4,160 workdays.
EDSP EIR air quality Mitig�tion Measure 3.11/1.0 and Supplenlental
Mitigation Measure SM-AQ-1 from t11e 2005 Fallon Village SEIR provides
specific methods for reduction of fugitive dust from constniction sites. Tl�e
BAAQMD has adopted updated measures to furtller reduce construction
level impacts. and future project developer{s) of individual projects within
t11e three subareas will be required as a conditioi� of pioject approval to
impleinent tlze most current BAAQMD dust r�duction methods.
No new or more severe significant air quality impacts would result
regarding violation of aii quality standards tlzan have been previously
ai�alyzed.
c) Wo1�ld tlle �roject resi�lt r�i cr��nTil�fiveli� co�isider�vle rr�r �olll�itr��its? No New Iinpact.
See itein "b."
c�,e) Ex-��ose se�isitrve receptors to si���Tific��it polli�trrr2t co�ice�2t��crtio�7�s or crente objectio�irr2�le
odol-s? No New Impact. A portion of the proposed project (Subarea 1) would
incluc�e approval and construction of a 950-student elementary school and iniddle
school on an 11.1-acre site located on the south side of Central Parkway east of
Fallon Road. The school would be occupied during a portion of the day by young
children that are sensitive receptors. Adllerence to Mitigation Measure 3.11/10
supplemented by Supplemental Mitigation Measure SM-AQ-1 and current
BAAQMD standard measures for dust control, this impact would remain less-
than-significant.
The proposed park in Subarea 3 zvould be located in a generally topographically
steep area and used as a natural, passive park. Few users of the park are theretore
anticipated that would expose a significant number of people to significant
City of Dublin Page 53
Initial Study/Eastern Dublin Properties August 2015
pollutant concentrations. T11e t-wo proposed park sites on the Wallis Ranch
Subarea are not located near regional free�-vays or znajor road�vays that would
result in exposure of a significant number of users to significant pollutant
concentrations.
None c�f the existing or proposed uses �NOUId, by their nature, generate significant
pollutant concentrations or objectionable odors. Therefore, significant impacts on
adjacerit sensitive residence uses �vould not result and there �nTould be no new or
substaritially more severe significant impacts with respect to this impact than has
been previously analyzed in prior CEQA docLiments.
4. Biological Resources
Environmental Settin�
Plant and wzldlife resources for the three Subareas were analyzed in the Eastern Dublin
EIR as well as CEQA documents for each of the Subareas. All of the previous CEQA
documents also analyzed wildlife and riparian resources, fish and wildlife corridors
and cumulative impacts to biological resources.
Plant coinmunities. Five habitat types have been identified on the various Subareas.
These include:
A�ui�.ir�l gr�zsslrr�ids. Annual grasslands consist of grass and forb species suc11 a wild
oat, soft chess, ripgut brome, thistle and similar species.
Wetln7lds. A number of seasonal and perennial wetlands, seeps and others waters are
present on portions of the Jordan Ranch Subarea, but likely not on the other two
Subareas.
Ri�a��ir�n. Riparian habitat was observed in the southwestern corner of the site at the
confluence of three swales on the Jordan Ranch Subarea. A number of willow trees
form a dense to moderately dense canopy over the lower reaches of the swale area.
Stock�o�zd/or��i�r»ietitrrl potid. Three stock ponds are found within the drainage swales
located o�1 the Jordan Ranch Subarea. A 0.29-acre pond is the largest of the ponds
and is surrounded riparian vegetation, such as cattails, coinmon rush and fiddle
dock. No ponds have been identified on other Subareas.
Developed/Ic��idscaped. A portion of Jordan Ranch Subarea was formerly occupied by
the residence and associated outbuildings, since demolished. This Subarea is
characterized by non-native ornamental landscaping, such as eucalyptus trees,
juniper and similar material. Other Subareas remain vacant/
S�eci�rl-statT.�s s�ecies a�id Itabitats
City of Dubiin Page 54
Initial Study/Eastern Dublin Properties August 2015
AIl three Subareas ��ave been �rac�ed pursuant to grading permits issued by the City of
Dublin and any former special-status plants, wildlife species or habitats have been fully
initigated pursuant to certifiect or approved CEQA docunleizts.
Previous CEQA docL�inents
The regulatory fraine�vork for this Project includes previous EIRs and regulations for
protection of biological resources.
Enste���i Dtttili3i EIR. The Eastern Dublin EIR coi�tains a number of mitigation ineasures
to reduce anticipated irnpacts to biological resources froin the General Plan and EDSP
project Tllese include:
• Mitigation Measures 3.7/1.0-4.0 reduced impacts related to direct habitat loss
(IM 3.7/A) to a less-than-significant level. These mitigations require
minimization of direct habitat loss due to development, preparation of
vegetation management and enhancement plans and development of a grazing
nlanagement plan by the City of Dublin.
• Mitigation Measure 3.7/5.0 reduced impacts related to indirect loss of vegetation
removal (IM 3.7/B) to a less-than-significant leveL Mitigation Measure 3.7/5.0
requires revegetation of graded or disturbed areas as quickly as possible.
• I��litigation Measures 3.7/6.0-17.0 reduced in�pacts related to loss or degradation
of botanically sensitive habitats (IM 3.7/C) to a less-than-significlnt leveL These
measures require a wide ra�zge of steps to be taken by future developers to
minimize impacts to sensitive habitat areas, including preserving natur�l stream
corridors, illcorporating natural greenbelts and open space into developine�zt
projects, preparation ot illdividual wetland delineations, prepaiation of
individual erosion and sediinentation plans and siinilar actions.
• Mitigation Measures 3.7/18.0-19.0 reduced impacts related to t11e San Joaquin lcit
fox (IM 3.7/D) to a less-th�n-signiticant level. These measures require
consultation �vith appropriate regulatory agencies regarding the possibility of kit
fox on project sites and preparation of and adherence to a kit fox protection plan.
• Mitigation Measure 3.7/28.0 reduced iznpacts related to special status
invertebrates (IM 3.7/S) to a less-than-significant level. This rneasure requires
coinpletion of special surveys for individual species prior to site disturbance.
The Eastern Dublin EIR also addresses potential impacts and mitigation ineasures
regarding bald eagle, peregrine falcons, red-legged frog, California tiger salamander,
western pond ttirtle the prairie falcon, northern 1larrier, black-shouldered kite, sharp-
shizuled hawk, Cooper's hawk, short-eared owl and California horned lizard, as well as
other protected species.
City of Dublin Page 55
Initial Study/Eastern Dublin Properties August 2015
The proposed projecf���ill be required to adhere to applicable biological resoLZrce
initigation zrieasures contained in t11e Eastern Dublin EIR.
2002 Sa��plef�ie�itc�l EIR (Jordn�i Ra�icli). This EIR identified a large nunlber of
supplemental biological mitigation lneasures for the entire Fallon Village project area,
including the jordan Ranch Subarea . T11ese are identified as Suppleinental Mitigation
Measures SM-BIO-1 through SM-BIO-45. The supplemental mitigation measures
require completion of rare plant and wildlife surveys, preparation of a Resource
Management Plan (RMP), avoid or replace wetlands.
2005 ST��pplet�lefTt (Jordc�li Rr��zclt). This Supplement identifies additional supplemental
impacts and mitigation measures, as listed below, for the Fallon Village project area,
including the Jordan Ranch Subarea. A number of the supplemental mitigation
measures are revisions to mitigation measures contained in earlier EIRs. Supplemental
mitigation ineasures are:
• Mitigation Measure SM-SIO-1 rec�uires the restoration or enhancement of
riparian habitat at a 3:1 ratio (on an acreage basis), preferably within the
propased aquatic and buffer zone or corridor zone manageinent areas on-site. If
mitigation �vithin the Project area is not feasible, then the developer shall
mitigate impacts to central coast riparian scrub through the restoration or
enhanceinent of riparian habitat at a 3:1 ratio (measured by acreage) at an off-site
location acceptable to the City.
• Mitigation Measure SM-BIO-2 rec�uires that if avoidance is infeasible, then
initigation lands providing siinilar or better habitat for CRLF shall be preserved
and protected in perpefiuity.
• Mitigation Measure SM-BIO-3 requires individual developers of parcels to create
and/or enlarge suitable breeding ponds at a 2:1 ratio, in or adjacent to areas
currently supporting CTS and with sufficient surrounding upland habitat to
provide a high likelihood of establishment and persistence of a breeding
population.
• Mitigation Measure SM-BIO-4 requires developers of individual parcels to
acquire, preserve, and manage suitable upland habitat at a 1:1 ratio in or adjacent
to areas currently supporting CTS and within 2200 feet of a suitable breeding
pond.
• Mitigation Measure SM-BIO-1 (revised) rec�uires special steps to be taken by
individual developers if special-status plants cannot be avoided during project
construction.
• Mitigation Measure SM-BIO-2 (revised) rec�uires that during the breeding season
(February 1-August 31) prior to submittal of Stage 2 development proposals for a
particular parcel, or during a subsequent breeding season but prior to the
initiation of construction, a survey shall be conducted according to CDFG
City of Dublin Page 56
Initial Study/Eastern Dublin Properties August 2015
protocols to determine �ti�hetller Burrozving O�nTls are presel�t, and if present, t11e
number of nestin�pairs of Burrotnring Owls present on the parcel.
• Mitigation Measure SM-BIO-3 (revised) requires pre-construction surveys far
burro���ing o��Tls be conducted by a qualified biologist prior to any ground
disturbance bet�Neen September 1 and January 31.
• Mitigation Measure SM-BIO-4 (revised) requires that if corlstruction is scheduled
during the burrowing o�vl nesting season (February 1 — August 31), pre-
construction surveys should be conducted on the entire site-specific Project area
and within 500 feet of such Project area prior to any ground disturbance. A
minimum buffer (at least 250 feet) shall be maintained during the breeding
season around active burrowing owl nesting.
• Mitigation Measure SM-BIO-5 (revised) requires that if destruction of occupied
(breeding or non-breeding season) burrowing owl burro�vs, or any burrows that
�vere found to be occupied during pre-construction surveys, is unavoidable, a
strategy will be developed to replace such burrows by enhancing existing
burro�vs or creating artificial burrows at a 2:1 ratio.
The proposed project will be required to comply with applicable initigation ineasures
set forth in previous EIRs.
Resol�n�ce Mr�farrge�tle�tt Plmi (RMP) (Jot�c���t Rrr�idi S�tibc�rea). Consultants working for the
City of Dublin completed a Resource Manageinent Plan in 2004 for the Fallon Village
overall area. Conlpletion of the RMP was rec�uired as a result of Supplemental
Mitigation Measure SM-BIO-1 contained in the 2002 Supplemental EIR. T11e RMP
evaluated potential inlpacts to sensitive biological resources on tlle Eastern Dublin
Property O�vners' area, an approximately 1120-acre area that was analyzed in both t11e
2002 and 2005 Supplemental EIRs. T11e RMP includes a compreheilsive analysis of
seilsitive plant and wildlife species within the area, poteiltial habitat for such species
and the presence of wetlands and other �vaters. The RMP also includes a constraints
analysis to guide future development of properties included in t11e RMP study area.
2005 Dl.�bli�i Ralicli West SEIR (Wr�llis S��br�rerz). Chapter 4.3 of this SEIR contained
a comprehensive update regarding potential species and identified the following
significant biological impacts.
• Supplemental Iinpact BIO-1 noted an impact to California Tiger
Salainander (CTS) species. Suppleinental Mitigation Measures SM-BIO-1
through BIO-7 reduced this impact to a less-than-significant level by
requiring preparation of a CTS Management Plan, installation of a barrier
fence, conducting CTS larval studies, acquiring compensatory CTS
estivation 1labitat area, coinpletion of an Open Space Manageinent Plan,
appointment of a biological resource monitor during construction and
providing biological resource education to construction staff.
City of Dublin Page 57
Initial Study/Eastern Dublin Properties August 2015
• Supplemental Impact BIO-2 found a signiticant impact with respect to
California red-legged frogs (CRLF). This impact�n�as reduced to a less-
than-significant level through adherence to Supplemental Mitigation
Meas�ures SM-BIO-8 though BIO-10. These supplemental measures
requi�red CRLF avoidance measures during prior to alzd during
construction, provision of coinpensatory upland and dispersal habitat
land and limitations on grading activities during the rainy season.
• Supplemental Iinpact BIO-3 noted an impact regarding breeding birds.
Adherence to Supplemental Mitigation Measures SM-BIO-5 through 7 and
11 and 12 reduced this impact to a less-than-significant level by limiting
tree removal to appropriate times of the year, establishing buffers around
trees 1Nith nests and conducting pre-construction surveys for protected
birds prior to construction.
• Supplemental Impact BIO-4 noted an impact with regard to bat species.
Adhe:rence to Supplemental Mitigation Measures SM-BIO-5 through 7 and
13 reduced this impact to a less-than-significant level Uy requiring
preco:nstruction surveys for bat species. If occupied bat nests are found, a
qualified biologist shall implement an exclusion plan to prevent further
occupancy.
• Supplemental Impact BIO-5 found an impact with respect to Burrowing
O�vls. Adherence to Supplemental Mitigation Measures SM-BIO-5
through 7 and 14 reduced this impact to a less-than-significant level by
requiring preconstruction surveys for owl species, limiting construction
periods and creating alternative burrows away from construction areas.
The initigation requires the project developer to develop a management
plan f�r enhanceinent of burrows, monitoring of burrows, funding
assurance and similar measures.
• Supplemental Impact BIO-6 found an impact with loss of special-status
plants. Adherence to Supplemental Mitigation Measures SM-BIO-5
throu�;h 7 and 15 reduced this impact to a less-than-significant level by
requiring compensatory habitat for loss of Congdon's tarplant lost to
construction and be requiring the project developer to prepare a detailed
mitigation and monitoring plan for this species.
• Supplemental Impact BIO-7 noted an impact regarding loss of riparian
habitat. Adherence to Supplemental Mitigation Measures SM-BIO-5 and 6,
16 and 17 reduced this impact to a less-than-significant level by
mandating replacement riparian habitat at a 3:1 ratio and completing a
Riparian Habitat Management Plan to compensate loss of this habitat
type. A Tree Removal and Preservation Plan is also required to protect
trees from construction activity and to require replacement trees for those
lost to construction.
City of Dublin Page 58
Initial Study/Eastern Dublin Properties August 2015
� Supplemei�tal Impact BIO-8 t�und a tenzporary impact with loss of
ac�uatic 11al�itat. Adherence to Supplemental Mitigation Measures SM-BIO-
6 and 18 redLtced this impact to a less-th�il-significant level by requiring
all aquatic habitat to be replaced to pre-project conditions. A Restoration
Plan far Tassajara Creek�vas also required that would ininiinize impacts
to aquatic resources during construction.
No ne�v or znore significant biological resource impacts �,vere identified in the Subarea �
Addendum or ND.
The proposed project�ti�ill be required to adhere to applicable biological resource
nlitigation measures contained in t11e above documents.
Pro�ect IinUacts
a) Hrrve rz sitbstr��ztic�l ndverse il�i�act o�i a ccr2ididr�te, sensitive, o�� specirrl-str�tl.�s s�ecies? No
New Impact. The Eastern Dublin EIR and other applicable prior CEQA
docuinents the presence of special-status plant and �Nildlife species within the
general project area. Numerous mitigation ineasures are included in prior CEQA
documents to reduce ilnpacts to candidate, sensitive and special-status species to
a less-than significant level. These are listed above and continue to apply to the
proposed project, as applicable. Also, all of the Subareas have been graded as
part of eacll respective underlying project so tllat they have been disturbed.
Therefore, no new or inore severe impacts with respect to candidate, sensitive or
special-status species would occur than have been analyzed in the two previous
CEQA docutnents and no additional analysis is rec�uired.
The Eastern Dublin SpeciFic Plan iilcludes �olici�s to protect special status
species (Policies 6-17 and 6-20). The proposed development project will adhere to
the Specific Plan policies and all previously adopted nlitigation measures, as
applicable.
As identitied in previous EIRs tor the Eastern�Dublin area ��zd otller CEQA
docuinents for the project area, impacts associated with loss or degradation of
botanically sensitive habitats on a project and cumulative level (Eastern Dublin
EIR Impact 3.7/C, and 2002 SEIR Impact BIO 3) will remain Significant and
Unavoidable for this project as well. There would therefore be no new or
substantially more severe significant impacts with respect to this iinpact t11an has
been previously analyzed in prior CEQA documents.
b, c) Hrrve r� st�bsta�itir�l adverse i��lprtct o�i ripRricr�i 11r�bitrrt or federr�lly�rotected zuetlr��Tds?
No New Impact. Wetlands and�vaters of the United States have been identified
adjacent to The Jordan Ranch Subarea. Mitigation measures 11ave been included
ii1 the Eastern Dublin EIR and the 2005 SEIR to reduce such impacts to a less-
than-significant level. Property included in the Subarea 3 and the Wallis Ranch
Subarea are generally located on upland elevations and do not contain wetlands,
riparian habitat or other �vaters. There would therefore be no ne�v or
City of Dublin Page 59
Initial Study/Eastern Dublin Properties August 2015
substailtially more severe significant inlpacts with respect to tl-tis impact than has
been previously analyzed in prior CEQA doctiments.
d) I�zte�f���e with 2nove�fie�it of�iafi�e fisli or wildlife species? No New Impact. The
Wallis Ranch and Jordan Ranch Subareas �NOLiId be located on generally upland
ground elevations surrounded by existing development, proposed development
or roadways. The Subarea 3 site is linear in nature and �NOUld provide for
�vildl:ife migration. This Subarea �-vould be retained as a natural park and �vould
provide no barrier to on-site migration There would therefore be no new or
subst��ntially more severe significant impacts with respect to this impact than has
been:previously analyzed in prior CEQA documents.
e, f) Cof2flict witli local policies or ordiaiarices pf�otecting biologicc�l resou��ces o��a�iy czdopted
Hr�bit��t Cortservc�tiorl Pln�is oi•Natur�l Co�fi»iu�zity Co�iservation Pla��is? No New
Impact. No significant standard of trees are located on any of the stibareas, since
all of the Subareas have been previously graded pursuant to approved grading
plans. There would therefore be no new or substantially more severe significant
impacts with respect to this impact than has been previously analyzed in prior
CEQ� documents.
5. Cultural Resources
E�lvironmental Settin�
The 1993 Eastern Dublin EIR and Supplemental EIRs contain a comprehensive listing of
historic, arcl�eological, Native American and other cultural resources in the overall
Eastern Dublin area. No structures exist on any of the three SuUareas and no evidence
of forinal or informal ceineteries 11ave been identified in any previous CEQA document
completed iri the Eastenl Dublin Planning Area.
Previous CE��A documents.
The Eastern FJJublin EIR contains a number of mitigation measures to reduce anticipated
iinpacts to cultural resources from the General Plan and EDSP project Mitigation
measure applicable to this Project include:
• Mitigation Measures 3.9/1.0-4.0 reduced impacts that could be caused as a result
of disruption or destruction of identified prehistoric resources. These measures
require approval of a prograin for testing for presence or absence of midden
deposits and, if significant deposits are found, recordation of such resources on
State survey forms, and retention of a qualified archeologist to develop a
protection plan for such resources in accordance wit11 CEQA.
• Mitigation Measures 3.9/5.0-6.0 reduced impacts related to the disruption or
destruction of unrecorded prehistoric resources (IM 3.9B) to a less-than-
significant level.
City of Dublin Page 60
Initial Study/Eastern Dublin Properties August 2015
2005 SEIR (jc���dr�1z R�r3�cli Si��baren). The 2005 Supplemental EIR that affected the Jordan
Rancl� property identified Supplemental Iinpact CUL-3 regarding cultural resource site
C-ALA-508H on tlle Jordan site but not on the citrrent Subarea. Suppleznental
Mitigation I��Ieasure SM-CUL-3 requires a detailed cultural resources assessment for the
identified cultural site prior to t11e approval of a Stage 2 Development Plan on the
Jordan Ranch. The assessment shall determine if the cultural site is eligible for listing on
the California Register of Historical Resotirces and any recommendations rnade in the
cultural resources assessment shall be incorporated into the Stage 2 Development Plan
as conditions of approval. This assessinent has been performed by Basii� Research
Associates as described below.
As required by Supplemental Mitigation Measure SM-CUL-3 contained in the 2005
SEIR, a site-specific cultural resource assessment was prepared by the firm of Basin
Research Associates dated June 9, 2009 for the entire Jordan Ranch property. The Basin
Report is incorporated by reference into this Initial Study and is available for review at
the Dublin Development Services Department during normal biisiness hours.
The Basin Report summarized comprehensive research on Site CA-Ala-508H on the
Jordan Ranch site, including a field visit and subsurface testing using a backhoe. The
Report found a less-than-significant quantity of subsurface cultural inaterial at this
identified site. Previous archeological materials reported ii1 the 2005 SEIR on the Jorda�z
Ranc11 site v��ere not found. The one artitact found (a slab metate) was likely a former
surflce artifact that was buried tllrough natural or mechanical means. The Basin Report
did ilot recommend additional testing, however, the follo��ving recommendatioi�s
should be iilcluded as conditions of project approval which inlplements the mitigation
measures in tlze prior EIRs for protection of cultural resources:
1) Spot inonitoiing of construction excavatioils shall be undertaken during site
clearing and exclvations of up to five feet in depth. `I'he inonitoring prograin
shall be at the discretion of the Project archeologist.
2) Project grading specifications s11a11 iilclude warning language to alert the
contractor as to tl�e potential for buried cultural resources.
3) A minimuin of one meeting shall be held betweeil the Project arclleologist and
grading contractors for a briefing on procedures to be follo�Ned in the event of
discovering a cultural artifact.
4) If any cultural artifacts are exposed or discovered durii�g site cleaiing or grading,
operations shall cease within a 30-foot radius of the fiild and the Project
archeologist consulted for evaluation and further recommendations. Possible
recommendations could include further evaluation, collection, recordation and
analysis of such find, followed by cornpletion of a professional report.
5) Treatment of any Native Ainerican burials found during construction shall be in
accordance �vith the requirements of the State of California Public Resources
Code, in consultation with the Native American Heritage Commission.
No cultural resources �hTere idenfiified in the Wallis Ranch SEIR or the Subarea 3
Addendum.
City of Dublin Page 61
Initial Study/Eastern Dublin Properties August 2015
T11e proposed project�tiTill be required to comply �vith applicable culh.�ral resource
mitigation iiieasures contained in previous CEQA documents.
Pro�ect Im�acts
a) Caifse si�ibstmztirrl c�dve��se cli��ige to sig�iificcr��it liistoric f�esoit��ces? No New Impact. No
histor�ic resources exist on any of the three Subareas, based on a historic resources
survey conducted as part of the Eastern Dublin EIR, so there would no impacts
with regard to historic resources on the site that have not Ueen analyzed in
previous EIRs. There would therefore be no new or substantially more severe
significant im�acts with respect to this impact than has been previously analyzed
in previous CEQA documents.
b, c) Cczi.ise a substa�2tir�1 crdverse i»ipact or destri.tction to archeologic�rl or
paleofitologicc�l resou��ces or]iz.tfliaii ��e�tiaifis? No New Impact. The Eastern Dublin
EIR identifies a remote buf potentially significant possibility that construction
activii�ies, including site grading, trenching and excavation, may uncover
signif:icant archeological and/or paleontological resources on development sites.
Mitigation Measures 3.9/1.0 through 3.9/4.0 (page 3.9-6 —3.9-7) require
subsurface testing for archeological resources if such are found during site
distur�bance; recordation and mapping of such resources; and development of a
protection prograin for resources which qualify as "significant" under Appendix
K of the CEQA Guidelines (now included in CEQA Guidelines Section 15064.5).
Mitigation Measures 3.9/5.0 and 3.9/6.0, described above, also �vere adopted to
address Eastern Dublin IM 9/B, the potential disruption of any previously
unidentified pre-historic resources and would apply to the project as may be
appropriate.
The Basin Report coinpleted for the earlier Jordan Ranch project in 2009 did not
identiEy the presence of significant archeological resources on Jordan Ranch
property, although a number of recommendations are included in the Report
(listed above) that have been inet.
No new or substantially more severe impacts with regard to archeological or
paleontological impacts 11ave been identified thail were previously analyzed in
previous CEQA docuinents.
No new or substantially more severe impacts with regard to archeological or
paleontological impacts have been identified than were previously analyzed in
previaus CEQA documents.
d) Disturb c�ny liif�rtan i�e�riai�is, iridudi�ig tJiose iT2terred outside of r�for»ir�l ce»ietery? No
New Impact. A remote possibility exists that historic or pre-historic human
resources could be uncovered one or more of the project subareas during follow-
on grading and construction activities. At the time the Eastern Dublin EIR was
certified, the potential for impacts on unlalown and unsurveyed human remains
�vas not a separate CEQA checiclist item, as in current Appendix G of the CEQA
Guidelines. Former Appendix K, Archeological Impacts, specifically addressed
City of Dublin Page 62
Initial Study/Eastern Dublin Properties August 2015
hunlan remai��s, ���Thich pr�visions now have been incorporated into CEQA
Guidelii�es Section 15064.5 and apply to the project pursuarit to Mitigation
MeastYres 3.9/5.0 and 6.0. Ho�vever, this potential impact was analyzed as part
of the 2005 SEIR for the Jordan Ranch Subarea and addressed by Suppleinental
Mitigation Measure SI��1-CUL-1.
No new or more substantially severe impacts are anticipated �vith regard to
disfiurbance of human remains than have been previously identified and no ne�v
mitigation measures are required.
6. Geology and Soils
Environinental Settin�
Soils, geologic and seisinic conditions �Nere analyzed in Chapter 3.6 of the Eastern
Dublin EIR.
Previous CEQA documents
Er�sterrl D1�bli�i EIR. The Eastern Dublin EIR contains a rntiilber of initigation ineasures
to reduce ailticipated impacts related to Soils, Geology and Seismicity froin the Geneial
Plan ai�d EDSP project. These include:
• Mitigation Measure 3.6/1.0 reduced impacts related to primary etfects of
earthquake ground shal<ing (IM 3.6/B) but not to a less-than-significant level.
This mitigation measure requires that futtiire structure and infr�structure
facilities be designed to applicable local and state building codes.
• Mitig�►tion Measures 3.9/2.0-8.0 reduced impacts related to t11e secondary effects
of eartllquake ground shaking (IM 3.9/C) to a less-thail-significant level.
Mitigation nleasures mandate building setbacks from landslides, stabilization of
unstable land forms, removal and reconstruction of unstable soils, use of
engineered retaining structures, use of appropriately designed and engineered
fill, a11d design of structures to account of potential soil failure.
• Mitigation Measures 3.6/9.0-10.0 reduced impacts related to substantial
alteration to landforms to a less-than significant level (IM 3.6/D). Mitigations
require minimal grading plans with ininimal cuts and fills and careful siting of
homes and iinprovements to avoid excessive grading.
• Mitigation Measures 3.6/14.0-16.0 reduced impacts related to expansive soils (IM
3.6/H) to a less-than-significant level. Mitigation measures require formulation
of site-specific designs to overcome expansive soils, reducing the alnouilt of
moisture in the soil and by appropriate foundation and pavenleilt design.
� Mitigation Measures 3.6/17.0-19.0 reduced impacts related to natural slope
stability (IM 3.6/I) to a less-than-significant level. Mitigation measures mandate
City of Dublin Page 63
lnitial Study/Eastern Dublin Properties August 2015
torm,llation of use of site-specific designs based on follow-on geotechilical
revie�ws of individual developments, limiting the location of improvements on
dowrtslopes of unstable soils, removal/reconstruction of potentially unstable
slope areas and installation of surface and subsurface slope drainage
improvements.
• Mitigation Measures 3.6/20.0-26.0 reduced impacts related to cut and fill slope
stability (IM 3.6/J) to a less-than-significant level. These measures include
developing grading plans for hillside areas that minimize grading and associated
cuts z�nd fills, ensuring that grading plans comply with appropriate building
codes�, utilizing keys and benches as part of grading to ensure slope stability and
minii-nizing use of unreinforced fill slopes, appropriate compaction of fill areas
and on-going maintenance of slope drainage areas.
• Mitigation Measure 3.6/27.0 reduced the impact related to short-term
const�ruction-related erosion and sedimentation (IM 3.6/K) to a less-than-
significant leveL This measure includes limiting timing of construction to avoid
the rainy season and implementing a number of other specific erosion control
measures.
• Mitigation Measure 3.6/28.0 reduced the impact related to long-term erosion and
sedin�.entation (IM 3.6/L) to a less-than-significant level. This measure includes
installation of erosion control facilities into individual development projects,
including sediment catch basins, creek bank stabilization, revegetation of graded
areas and siznilar measures.
2005 Sl�pple��ze�ital EIR (Jorcl�rri Si�tUa��ea). The 2005 SEIR included one additional
nzitigation nleasure. Suppleinental Mitigation Measure GEO-1 deals with grading of
steeper slopes on properties north of the Jordan Ranch and does not apply to this
Project.
The topic of soils and geology was not identified as a significant environmental topic in
the 2014 SuUarea 3 Addendum or the 2004 Wallis SEIR.
Pro�ect Im�acts
a) Expose�eople or structTtires to poteritial substrz�ttic�l adverse i»z�c�cts, inclr��c�i�tg loss,
i�ijr.��-y or deatlt relr�ted to gror.��i� ru�ture, seismic groa�nd shaki�ig,g��ori�id fail��re, or
Irrndslides? No New Impact. Although none of the project Subareas are located
within an Earthquake Fault Zone (formerly Alquist-Priolo Zone), the Eastern
Dublirl EIR identified that the primary and secondary effects of ground shalcing
(Impacts 3.6/B and 3.6/C) could be potentially significant impacts on proposed
improvements. With implementation of Mitigation Measure 3.6/1.0 the priinary
effects of ground-shalcing are reduced to a less-than-significant level by using
modern seismic design for resistance to lateral forces in construction, which
would reduce the potential for structure failure, major structural damage and
loss of life.
City of Dublin Page 64
Initial Study/Eastern Dublin Properties August 2015
Mitigation Measures �.6/2.0 through 3.6/7.t� contained ii1 the Eastern Dublin EIR
will l�e implemented to reduce the secondary effects of ground shaking on
proposed project improvements to a Iess-thail-significant level.
Adherence to Mitigation Measures 3.6/20.0 through 3.6/26.0 by the project
developer will ensure that effects of landsliding and ground failure on proposed
project iinproveinents will be less-than-significant.
There would therefore be no ne�N or substantially more severe significant
impacts v��ith respect to t11is impact than has been previously analyzed in
previous CEQA documents.
b) Is tjie sife s1.�bject to sr�bstc��itial e��osio�i �r�id/or tlie loss of topsoil? No New Iinpact.
Althougll the Jordan raiuh and Wallis Ranch Subareas are currently vacailt and
have been rough graded pursuant to City approvals, further construction of the
project improvements on the Jordan Ranch Subarea and the Wallis Ra�1ch
Subarea would inodify the existing ground surface and alter patterns of surface
runoff and infiltration. These actions could result in a short-term increase in
erosion and sedimentation caused by grading activities (see Eastern DuUlin EIR
Inlpact 3.6/I<). Long-ternl inlpacts could result from nlodification of the ground-
surtace and removal of existing vegetation (Eastern Dublin EIR Inlpact 3.6/L).
No additioilal grading is anticipated on the Subarea 3 site.
Witl� implementation of Mitigation Measures contained i�z the Eastern Dublin
EIR and an erosion control plan, ilnpacts related to substantial erosion and loss
of topsoil would not be significant. There would therefore be no new or
substantially more severe significant inlpacts with res�ect to t11is iinpact than has
been previously analyzed in previous CEQA documents.
c,d) Is t11e site locr�fed o7r soil tlirtt is �.t�istr�ble or ex���TSive or ��esult i�i potejatirrl latea�rrl
s�re�zdi7ig, li�T�efr�ctTO�i, 1R�ic�slide o�� collc��se? No New Impact. Portions of the project
Stibareas are underlain by soil types with l�igh sllrink-swell potential, which
have the potential to caLlse damage to foundations, slabs, and pavement (Eastern
Dublin EIR Iinpact 3.6/H). With aciherence to the initigation measures coiltained
ii1 the Eastern Dublin EIR, potential shrink-swell impacts would be less-than-
significant. Consistent with applicable mitigation ineasures, project developers
will be required by Eastern Dublin EIR mitigation measures to retain a qualified
soils and geotechnical consultant to prepare a site-specific analysis of future
Uuilding sites. Recommendations included in each of site-specific soil reports
will be reviewed by the City of Dublin Public Works Departinent and will be
included in grading and constructions plans and specifications to coinply �vith
Eastern Dublin EIR mitigation ineasures and EDSP policies regarding soil
hazards. There would therefore be no new or substantially more severe
significant unpacts with respect to this impact than has been previously analyzed
in previous CEQA documents.
City of Dublin Page 65
Initial Study/Eastern Dublin Properties August 2015
e) Have soils iriccrpaUle of sLip�orti7�zg o�i-site se�tic ta�2ks if sewef�s nre �iot r�vrzilr�ble? I�To
New Impact. Proposed residences and other land uses that�-vould be approved
as part of this application would be connected to sanitary se�Ners provided by
DSRSD, so there would be no impacts �vith regard to septic systems. There
would therefore Ue no new or substantially inore severe significant impacts with
respect to this impact than has been previously analyzed in previous CEQA
documents.
7. Greenh��use Gas Emissions
Environmer�tal Settin�
Since certification of the Eastern Dublin EIR in 1993 and the SEIRs in 2002, 2004 and
2005, the issue of contribution of greenhouse gasses to climate change has become a
more promi�lent issue of concern as evidenced by passage of AB 32 in 2006. On March
18, 2010, amendments to the State CEQA Guidelines took effect which set forth
requirements for the analysis of greenhouse gasses. The topic of the Project's
contribution to greenhouse gas emissions and climate change was not analyzed in the
Eastern Dublin EIR and the 2002 and 2005 SEIRs. Since the Eastern Dublin EIR and
SEIRs have been certified , the determination of whether greenhouse gasses and climate
change needs to be analyzed for this proposed Project is governed by the law on
supplemental or subsequent EIRs (Public Resources Code section 21166 and CEQA
Guidelines, ��ections 15162 and 15163). Greenhouse gas and climate change is not
required to be analyzed under those standards unless it constitutes "new information of
substantial i�nportance, which was not lalown and could not have been lalown at the
time the pre�aious EIR was certified as complete (CEQA Guidelines Sec. 15162 (a) (3).)
Greenllouse gas and climate change impacts is not new information that was not known
or could not have been lalown at t11e time the Eastern Dublin EIR and SEIRs were
certified. The issue of climate change and greenhouse gasses was widely lcnown prior to
the certificatr`_on of these EIRs. The United Nations Frainework Convention on Cliinate
Change was established in 1992. The regulation of greenhouse gas emissions to reduce
climate change iinpacts was extensively debated and analyzed throughout the early
1990s. The studies and analyses of this issue resulted in the adoption of the Kyoto
Protocol in 1397. In the early and mid 2000s, GHGs and climate change were
extensively discussed and analyzed in California. In 2000, SB 1771 established the
California Climate Action Registry for the recordation of greenhouse gas emissions to
provide infot-mation about potential environmental impacts. In 2005, the Governor
issued Executive Order # S-03-05 establishing greenhouse gas emission reduction
targets in California. AB 32 was adopted in 2006. Therefore, the impact of greenhouse
gases on climate change was lalown at the time of the certification of the Easter�l Dublin
EIR in May 1993 and the certification of the SEIRs in 2002, 2004 and 2005. Under CEQA
standards, it is not ne�v information that requires analysis in a supplemental EIR or
negative declaration. No supplemental environmental analysis of the Project's impacts
on this issue is required under CEQA.
City of Dublin Page 66
Initial Study/Eastern Dublin Properties August 2015
Pl O�eCt II21paCtS
a,b Ge�zerr�te o��eea2lTOi.�se gns e��iissio�is, eitjier dia�ectly or ia�dil�ectl�, tliat »Ia� li��e r�
sig�iificr��it i>>t�crct olt flie e�tvi��o�zl�ieltt or eoliftict zuitlt eza2 applicrtUle plrtti, �olici�or
rega�latio�i r�do�tec�fo�� tlie�i.�r�ose of��educi�ig tlie e�aiissio�is of greerilio�.tse or�ses? No
Ne�v Impacts. As discussed above, no additional environmental analysis is
rec�uired under CEQA Section 21166.
8. Hazards and Hazardous Materials
Environmental Settin�
The topic of hazards and hazardous materials was not analyzed in the Eastern Dublin
EIR Hazardous inaterials coilditions on the project Subareas are identified below.
Jorc�aai Rrr�lcl�. The 2005 SEIR, �repared for the Fallar1 Village Project area of which the
Jordan Ranch Property site is a component, identified a number of Suppleinental
Impacts and Supplemental Mitigation Measures for individual properties included in
tl�e overall Fallon Village project area.
Supplenlental Impact HAZ-2 identified the possibility of soil and/or groundwater
contanlination and the exposure of individuals froin release of such materials, including
portions of the Jordan Property. Supplemental Mitigatioil Measure HAZ-3b requii es
remediatioil of containination on a number of sites �vitlziil the Falloii Village area,
including the Jordan Ranch. In addition, Supplemental Mitigation Measure 3b requii es
the Jordan Panch owner to inform t11e Alameda Cow�ty Environinental Health Services
Department of an un�iuthorized release of fuel hydrocarbons (diesel and gasoline) in the
vicinity of a removed underground storage tank on the property. Additional subsurface
investigation was then required to identify t11e extent of possible contamination and to
evaluate the potential for grotind�vater contamination. Also, the supplemental
Tnitigation nleasure required completion of a P11ase II Eilvironmental Site Assessinent to
determine if any soil or ground�n�ater contamination exists near former barn structures.
A Phase I and II Environinental Site Assessment was prepared for the overall Jorda�l
Ranch by the firin of ATC Associates, Inc., dated June 9, 2008, which includes two
portions of the Subarea. The report is hereby incorporated by reference into this Initial
Study aild the report is available for review at the Dublin Coinmunity Developinent
Department during normal business hours. These studies noted that an underground
storage tank (since removed) existing on a portion of Subarea 3 as well as several other
sources of containination in surrounding area, such as above-ground fuel tanks and a
former diesel fuel tank storage area.
Subsequently, a Corrective Action Plan and an Updated Plan to remedi�te hazardous
inaterials on the site have been pre�ared by the firin of ENGEO, Inc. A copy of the
Updated Action Plan is available for review at the Dublin Community Development
Department during norznal business hours. With adherence to the Corrective Action
Plan, there would be no significant impacts with respect to release of hazardous
materials into the environment.
Gity of Dublin Page 67
Initial Study/Eastern Dublin Properties August 2015
As of nlid-2015, remediation of the Jordan property 11as been completed and necessary
clearance documents from applicable regulatory agencies filed v��ith the City of DuUlin
(source: M. Porto, Dublin Comznunity Development Department, 7/13/15).
The Jordan IZanch Subareas are all located out of an Airport Hazard Area as identified
on the latest Livermore Municipal Airport Land Use Compatibility Plan (2012).
St�ba��err 3. The Initial Shidy for this property prepared in 2014 did not find any
significant iinpacts on this property related to the release of hazardous materials into
the environrnent. This conclusion is based on a Phase I Environmental Site Assessment
prepared far� the site by Haley & Aldrich, Inc. in 2012. This document is available for
review at the Dublin Community Development Department during normal business
hours.
This portion of t11e project area lies inside the Airport Influence Area (AIA) for
Livermore Municipal Airport.
Wrrllis Rr�iicli. The 2014 Addenduin did not identify the presence of significant
environmeni.al substances on the property that could be released into the environrnent.
This conclusion �vas based on a Phase I Environmental Site Assessment prepared for the
overall Walli.s Ranch property in 2013 by Cornerstone Earth Group. The Cornerstone
Phase I repo:rt is available for review in the Dublin Coinmunity Development
Departrnent during norinal business hours.
The Wallis Ranch portion of the project lies northe�st of t�le Livermore Airport and
outside of tlze AIA. Portions of the Wallis Ranch may be subject to infrequent
overflights of helicopters from Parks RFTA that lies �vest of the site.
Previous CEQA docunlents
The 2005 Fallon Village SEIR contains the follo�ving supplemental mitigation ineasures
related to hazards and hazardous materials that pertain to the Jordan Ranch Subarea.
• Suppl�mental Mitigation SM-HAZ-1 requires preparation of site-specific analysis
to determine the presence of lead based paint and/or asbestos in structures to be
demolished in the Fallon Village area.
• Supplemental Mitigation HAZ-2 requires the removal of identified hazardous
conditions on sites in the Fallon Village area prior to future development on
properties.
• Supplemental Mitigation SM-HAZ-3b requires remediation of contaminated
areas of the Jordan Ranch property. In addition, the Jordan Ranch owner shall
inform, the Alameda County Environmental Health Department of an
unauthorized release of fuel hydrocarbons (gasoline and diesel) in the vicinity of
an underground storage tank that had been previously removed. Additional
subsur�face investigations are required to determine the lateral and horizontal
City of Dublin Page 68
Initial Study/Eastern Dublin Properties August 2015
extent of any potential contamination and, if found, is i equired to be reinoveci as
directed by the Alameda County Environznental Health Deparhnent. The
additional investigations �n-ere also required to determine the extent of
contamination caused by diesel fuel storage druins, �n�eed 1<iller and other
containinants ii1 fornler barn structures on the Jordan site.
� Supplemental Mitigation SM-HAZ-3f requires abandonment and deshuction of
any private wells on the site.
• Supplementa? Mitigation SM-HAZ-3g requires septic systems and leacll fields
�vithin the Fallon Village project area to be pumped out and removed under
permits from the Alameda County Environmental Health Departrnent.
Proposed developinent on the Jordan Ranch Subarea will be required to adhere to the
above initigation measures. No mitigation measures have been adopted for the Subarea
3 site or the Wallis Ranch Subarea.
Project LtnUacts
�) Crer�te a sig�lifi'crriit lirrzrr��c� to tlze pifUlic or tlie e��z�iro�iliie�zt tliro��gli tlle �roi�tirle trn�is�orf,
��se or disposrzl of jirrzm�cloris �izrrterials? No New Impact. T11ere wotrld be no impact
witll regard to transport, use or disposal of hazardous materials, since the
proposed project would include a school use, additional residences and parks. The
proposed school use would include storage and use of small amounts of lawn and
garden supplies and storage of cleaning s�ipplies and paints, these would not be
substantial quantities. None of the otl�er proposed land uses would involve o use,
storage or transport of si�nificant quantities of hazardous inaterials. There would
therefore be no new or substantially more severe significant impacts with respect
to this inlpact than has been previously analyzed in pievious CEQA docunlents.
b) Crer�te n sig�rifi'cr��it Irr�za�•d to tlie �r�tilic o�� tlie e�lviro�il�ie�it tlu�oit�lt rer�so�zr�bly fo�resee�tile
�r�set mid r�ccide�Tt co�ic�itioiis i�2volvi�ig tlie release of luzzardoi�is t�zcr�e�•icrls i�ito tlie
eaTViro�lnle�tt? No New Inlpact. The 2005 Fallon Village SEIR alld supplemental
environmental site investigations for the Jordan Ranch property identified the
presence of containinated soils and groundwater on the site as a result of previous
agricultural operations on the site. To conl�ly wit112005 Fallon Village
S�.ippleinental Mitigation Measures, the project developer has completed a Phase I
and II Environmental Site Assessment and has contacted the Alameda County
Environmental Health Departrnent. Suppleinental Mitigation SM-HAZ 3b requires
reinediation of identified contaminated areas. In order to implement this Mitigation
Measure, the applicant's consultant (ENGEO, Inc.) has prepared a Corrective
Action Plan to remediate contaminated soil and groundwater contamination on tlle
site. Proposed remediation actions that have been com�leted include a conlbination
of excavating contaminated soil from the site, extracting contaminated
groundwater under the site and pumping biodegradable/oxidation material into
the subsurface via a well.
City of Dublin Page 69
Initial Study/Eastern Dublin Properties August 2015
No significant impacts related to the release of hazardo�is materials 11ave been
identified for Subarea 3 or the Wallis Ranch property based on recently completed
Phase I Environmental Site Assessments.
No nev�� or substantially more severe impacts with respect to release of hazardous
materia.ls have been identified in this Initial Study than has been previously
analyzed in previous CEQA documents.
c) Elrait lzczczrdoifs »i�zterials o��lza�zdle lic�za��dous �nr�teric�ls or aci�tely liazczrdoT�s i�Tr�terials,
sz.t�sta�zces, or w�ste wit1zi37 o�ie-c�zf�f•ter niile of c�3i existiiTg o�•�ro�osed scjiool? No New
Impact. Approval and implementation of the proposed project would have a less-
than-significant iinpact with respect to this topic.
A future elementary school site is shown on the Jordan Ranch property. The
proposed project includes a relocation of an existing school site already designated
on the�ordan Ranch, which was planned for the northeast portion of the site. The
proposed site of a joint school alzd park would be on the south side of Central
Parkway. As noted in subsection "b," above, the Jordan Ranch property has been
fully retnediated from identified soil hazards.
Althou;�h the Quarry Lane private school is located just to the east of the Wallis
Ranch Subarea, approval and implementation of the proposed General Plan and
Eastern Dublin Specific Plan Amendment would have no impact with regard to
this topic, since a substantial quantity of hazardous materials or acutely
hazardous inaterials would not be released from the project site. Proposed uses
on the Wallis Ranch Subarea would be parks.
No existing or proposed schools exist within one-quarter inile of the Subarea 3
portion of the project.
There would therefore be no new or substantially more severe significant impacts
�vith respect to this impact than has been previously analyzed in previous CEQA
documents.
d) Is tlie site listed crs a lzazm�dorrs ��irrtericzls site? No New Impact. No properties
comprising the project area are listed on the State of California Department of
Toxic Substances Control as an identified hazardous site as of May 27, 2015. There
is therefore no impact with regard to this topic. There would therefore be no new
or substantially more severe significant impacts with respect to this impact than
has been previously analyzed in previous CEQA documents.
e,f) Is tl�e site located witlzi�i e�ii Ri��port la�2d i�se pla�T of ct publie air�ort or privc�te r�irstri�? No
New Impact. The Jordan Ranch Subarea is located north of the Livermore Airport
and outside of any airport safety zone and the Airport Influence Area (AIA) of the
airport. However, this Subarea does lie within the airport height referral area of
the airport, as documented on Figure 3.1-D. Pursuant to Supplemental Noise
Mitigation Measure SM-NOISE-1 contained in the 2005 SEIR, Jordan Ranch project
City of Dublin Page 70
Initial Study/Eastern Dublin Properties August 2015
developers, �ncl�idii2g those incltided in this Subarea, will be required to provide
notificatioi� to future purchases of d�h�ellings about the presence of Livermore
Airport.
Subarea 31ies �vitlun the AIA and Safety Zoi1e 7 of the Liverinore Municipal
Airport. �ny General Plan Amendment that proposes ne�v land uses in the AIA
znust be revie�ved for consistency �h�it11 Chapter 8.35 (Airport Overlay Zoning
District) ot the Dublin Zoning Ordinance. The proposed General Plan Ainendment
would change approximately 12 acres of Rural Residential/Agriculhzral (RRA)
lands to Park. The Park designation is not contrary to the allowed Lises within the
AIA and Safety Zone 7 and is a comparable open space use to RRA. Since RIZA and
Park are comparable open space land use designations there would be no new or
more severe significant impacts �vith respect to this topic The Eastern Dublin EIR
discussed the potential for land use incompatibilities with respect to the airport,
but identified the impact as less-than-significant based on the land uses being
consistent �n�ith the requirements and policies of the designated areas (Impact
3.1/H). The project proposes a similar type of open space in the sanle location as
existing RRA lands and does not propose additioilal development within the AIA.
Therefore, there ��Iould not be a new or more severe significant impact than
analyzed in the prior CEQA documents. No additional analysis is required.
The Wallis Railch Subarea is located northwest of the Liverrnoie Municipal Airport
AIA and any airport safety zone and is i�ot subject to regular aircraft overflights.
However, as noted in the Eastern Dublin EIR, properties in the western portion ot
the Eastern Dublin Planning Area, generally locate adjacent to Tassajara Road, is
subject to occasio11a1 overfligllts froin military helicopters from nearby Parks
RPTA. This activity was not identified as a significant hazard impact ii� tlze Eastern
Dublill EIR.
Theie would therefoie be no new or substalltially more severe significarlt iinpacts
with respect to this impact tllan has been previously analyzed ii1 previous CEQA
documents.
g) T��te�fere�zce zoith r�iz e�iiergettcy e�ac�fatio�T �lr��i? No New Iinpact. The proposed
project would include changes to the Dublin General Plan and the Eastern Dublin
Specific Plan t11at �-vould affect a local school site, residential and local park uses.
No emergency evacuation plan would be affected since i10 roadways would be
blocked. There would therefore be no new or substantially more severe significant
impacts with respect to this impact than has been previously analyzed in previous
CEQA documents.
h) Expose pe�ple a�id strz�ctl.�res to a sig�iifica�zt �-isk of loss, irzjlu�y or c�eatll ijivolvirig
zoildla�id fil�es o��zc�lie��e residelices are i�ite����Tixed witli wildla�ids? No New Impact. The
potential for wildfire impacts was analyzed in the Eastern Dublin EIR and, with
adherence to mitigation measures contained in the Eastern Dublin EIR, impacts
related to �vildland fire would be less-tl�an-significant. These rnitigation measures
include Mitigation I��Teasure 3.4/6.0, requiring project developers to assist in
City of Dublin Page 71
Initial Study/Eastern Dublin Properties August 2015
funding new fire stations and other facilities in Eastern Dublin, �Zitigation
Measure 3.4/9.0 requiring use of non-combustible roof materials, and maintaining
�vater f�ire flow and pressure, establishing lo�ti�-fuel Uuffers bet�veen structures and
wildland areas and installing fire sprinlclers in buildings. There �vould therefore be
no ne��� or substantially more severe significant impacts with respect to this impact
than has been previously analyzed in previous CEQA documents.
9. Hydrology and Water Quality
Environmei�tal Settin�
Local s1a fr�ce wrrter. The project Subareas are located within the Arroyo Las Positas
watershed, a sub-basin of the Alameda Creek watershed. This watershed drains
westerly into and through the Arroyo Mocho to the Arroyo de la Laguna, which
discharges i�1to Alameda Creek near Sunol and ultimately into San Francisco Bay near
Union City.
All of the SuUareas are located �vithin the jurisdiction ot Zone 7 of the Alameda County
Flood Contr��l and Water Conservation District (Zone 7). Zone 7 provides maintenance
of regional d'_rainage facilities within this portion of Alanleda County.
ST.0 fr�ce iur�ter r�urtlity. Water quality in California is regulated by the U.S. Environmental
Protection Agency's National Pollution Discharge Elimination System (NPDES), v��hich
controls the �iischarge of pollutants to water bodies from point and non-point sources.
In the San Francisco Bay area, this program is administered by the San Francisco Bay
Region�l Water Quality Control Board (RWQCB). Federal regulations issued in
Noveinber 1990 expanded the authority of the RWQCB to include permitting of
stormwater discharges from municipal storm sewer systems, industrial processes, and
construction sites that disturb areas larger than one acre of land area. The City of Dublin
is a co-permittee of the Alameda County Clean Water Program, which is a coordinated
effort by loc�il governments in Alameda County to improve water quality in San
Francisco Ba.y.
In 1994, the I�WQCB issued a set of recommendations for New and Redevelopment
Controls for Storm Water Programs. These recommendations include policies that
define watershed protection goals, set forth minimum non-point source pollutant
control requirements for site planning, construction and post-construction activities,
and establish criteria for ongoing reporting of water quality construction activities.
Watershed p�otection goals are based on policies identified in the San Francisco Bay
Basin Water Quality Control Plan (Basin Plan), and the entire program relies on the
implementation of Best Management Practices to limit pollutant contact�vith
storinwater runoff at its source and to remove pollutants before they are discharged
into receiving waters. The California Stormwater Quality Task Force has published a
series of Best Management Practices handbooks for use in the design of source control;
and treatment programs to achieve the water quality objectives identified by the Basin
Plan for the beneficial uses of surface waters, groundwaters, wetland and marshes.
City of Dublin Page 72
Initial Study/Eastern Dublin Properties August 2015
Surtace �vater quaii�� is affected b�� u ntunber of pollutants �enerated from existing
st�uctures, parlcing areas azld open space uses on the project area, including but not
lii�zited to �etrochemicals (oil and grease), yard and landscape ehemicals (herbicides,
pesticides and fertilizers), and similar sources.
Flooc�i�zg. The project Subareas lies outside of a 100-year flood hazard area as mapped by
the Federal Emergency Manageinent Agency FEMA (source: Flood Insurance Rate I�Zap
Comnlunity Panel #s 06001C032SG, 06001C0329G and 06001C0326G).
Previous CEQA documents
Easterji Di.ibli�i EIR The Eastern Dublin EIR contains a nurnber of mitigation ineasures
to reduce anticipated impacts related to hydrology and storm drainage from the
General Plan and EDSP project. These include:
• Mitigation Measures 3.5/44.0-48.0 �NOUId reduce impacts related potential
flooding due to increased runoft into creeks (IM 3.5/Y) to a less-than-signiticant
level. These mitigation ineasures requires ne�n� storm drainage facilities as part of
new developrnent, r�quires developers to prepare storin drain plans for
iildividual developznent projects and requires new flood control facilities to
alleviate downsheain floodi�lg potei�tial.
• Mitigation Measures 3.5/51.0 - 55.0 would reduce iinpacts related to non-poiz�t
source pollution (IM 3.5/AA) to a less-thairsignificant level. These initigation
measures rnandate that specific water quality investigations be submitted as pai-t
of development projects and that the City should develop coinmuiuty-based
programs to �ducate residents and busiilesses to reduce non-point source
polluti o�1.
2005 Fr711o�1 V�illr�ge SEIR (jo7�c�c�i1 Rnatcli). The 2005 SEIR identified two Suppleinental
I�npacts and Mitigation Measures related to hydrology and water quality:
• Supplemental Impact SD-1 found that surface water quality standards had been
updated from regulations in effect when the 1993 Easteril Dublin EIR was
certified. Mitigation Measure SD-1 requires that properties in tlle Stage 1
Developinent Plan adhere to water quality source control and hydrologic design
recommendations contained in the February 2005 ENGEO report. These
recoininendations relate to liiniting the volume and quantity of storinwater
runoff entering local and regional drainage facilities.
• Supplemental Mitigation Measure SD-2 requires that individual development
projects in the Fallon Village area coinply with hydromodification provisions
contaiiled in the Alameda County Clean Water Program. If no Alameda County
Clean Water Program pennit has been approved before individual development
proposals are approved by the City of Dublin, applicants may be required to
City of Dublin Page 73
Initial Study/Eastern Dublin Properties August 2015
subrnit hydrologic and hydraulic analyses to be revie�ved and approved by the
Cit�� of Dublin azzd Zone 7. Payinent of Zone 7 fees is also required.
No significa.nt Hydrology and Water Quality impacts were identified in previous CEQA
documents :Eor either the Subarea 3 or Wallis Ranch properties. .
Future development on all of the project Subareas tivill be required to adhere to the
above mitigation measures.
Project ImU��cts
a) Violrrte ctziy water c�ti�ality strz�zdc�rds o��waste c�isdiarge recJuire��ze�its? No New Impaet.
Adherence to mitigation measures set forth in the Eastern Dublin EIR, the 2005
SEIR (as applied to the Jordan Ranch Subarea) and the Alameda County Clean
Water ]?rogram as enforced by the City of Dublin will ensure that construction
allowed by the proposed project would not violate water quality standards or any
waste discharge requirements.
The Jordan Ranch developer has constructed a water quality basin in the
southwestern portion of the site to intercept storm �vater and cleanse contarninants
and erasion from runoff prior to entering the G-3 facility that would accommodate
future cievelopment on this property. The water quality basin has been constructed
to City of Dublin, Zone 7 and Regional Water Quality Control Board standards
and sp�cifications.
Project developers on the other t�vo Subareas �Nill be required to prepare master
storm drain and water quality plans to meet Eastern Dublin EIR mitigation
measure requirements as well as Alameda County Clean Water Program
require�nents.
There would therefore be no new or substantially lnore severe significant impacts
with respect to this impact than has been previously analyzed in previous CEQA
docuinEnts.
b) Sz��Usta�ttir�lly cleplete g�'ot.�7tdzvater 1�edtcrrge are�rs or lou�eri�zg of zvater t�ble? No New
Iinpact Major portions of all three Subareas have been slated for future urban uses
since adoption of the 1993 Eastern Dublin General Plan Amendment and Specific
Plan. Proposed residential uses on the Jordan Ranch Subarea would rely on
imported water sources provided by Zone 7 and the Dublin San Ramon Services
District, not locally pumped groundwater. No supplemental impacts would
therefore occur with regard to this topic. As identified in Eastern Dublin EIR
Mitigati�n Measure 3.5/49.0, and as identified in subsection "a," above, future
individual developments will include features to minimize surface and
groundwater pollution, consistent with Alameda County Clean Water Program
and City of Dublin standards. There would therefore be no new or substantially
more severe significant impacts with respect to this impact than has been
previously analyzed in the previous CEQA documents.
City of Dublin Page 74
Initial Study/Eastern Dublin Properties August 2015
c) Sl�bstr��itir�lly r�lter c�rc�inr�ge pc�tte��azs, i�ieludi�ig streat�zbed eoiirses slrcJi tlir�t szt2�sta�itir�l
siltrrtio�z or erosia�z wolfld occzta•? No New Impact. New impervious surfaces ���ould
be added to t�ze Jordan Ranch Subarea to accommodate ne�v d���ellings, a school,
road���ays, drivejvays and similar surfaces. Although the existing main drainage
swale on the Jordan Ranch would be used for prinzary drainage, existing drainage
patterns would be slightly modified based on proposed development to
cllannelize existing sheet flo�v into t11e inain s���ale and then transported to Zone
7's G3 box culvert just�tiTest of Fallon Road and north ot the I-580 free�vay.
As identified in su�section "a," a�vater quality basin has been constructed on the
Jordan Ranch site to miniinize impacts related to siltation and erosion, consistent
�-vith t11e Alanleda County Clean Water Program.
Adllerence to Mitigation Measure 3.5/46.0 contained in the Eastern Dublin EIR
would reduce changed drainage patterns to a less-than-significant level for all
three Subareas. This mitigation measure requires the future project developers to
prepare a Master Drainage Plan for each respective development project with each
respective Subarea prior to comnlencement of construction.
Adherence to mitigation measures contained in t11e Eastenl Dublin EIR, the 2005
SEIR for t11e Jordan Ranch Subarea aild other local aild regional water quality
standards will reduce impacts froin Subarea developments such related to siltation
and erosion to a less-than-significant level.
With adherence to previously adopted mitigations, there would therefore be no
netv or substantially more severe significant impacts with respect to this impact
than has been previously analyzed in previous CEQA doc�.rments.
d) STi2�stmifi�rlly r�lter c�rrri�lr�ge��tter�2s o��substr���itinlly incrense s�i�fnce wc�ter ��il�ioff thrtf
wol.�ld resz�rlt r'�i floodi��ig, eithea•o�i o��off tlie�roject site? No New Inlpact. T11e Eastern
Dublin EIR and 2005 SEIR for the Jordan Ranch Subarea identified a number of
mitigation ineasures to which future individual developinent projects oi1 the three
Subareas must conform to reduce drainage and flooding impacts to a less-than-
significant level. These include preparation of a Master Drainage Plan for eac11
individual development proposal, as required by Eastern Dublin EIR Mitigation
Measure 3.5/46.0 and each individual project developer contributions to funding
regional drainage improvements, as required by Mitigation Measures 3.5/47.0 and
48.0. Payment of local and regional drainage fees to the City of Dublin and Zone 7
will meet the requirements of these mitigation measures. There would therefore be
no new or substantially more severe significant impacts with respect to this impact
than has been previously analyzed in previous CEQA documents.
e) Crerrte sto���nwrrter ru�TOff tlir�t zuoitld exceed tl�e caprrcity of d��ai�lrrge s�sfellis or ndd
si�bstr��itirtl r��nol�rits of polh�ted ri�7ioff? No New I�npact. The ability of downstrealn
drainage facilities to accommodate additional quantities of stormwater runoff from
each Subarea have been addressed in previous EIRs. The City of Dublin will
require compliance with applicable initigation measures to ensure that drainage
City of Dublin Page 75
Initial Study/Eastern Dublin Properties August 2015
impact:s �n�ill be reduced to a less-than-significant level. Coilsistent with Eastern
Dublin�. EIR Miti�ation Measures 2.6/47.0 and 48.0, the individual developers on
each Subarea ���ill be reqi,iired to pay regional drainage fees to assist in funding
backbone drainage facilities identified in the Eastern Dublin Specitic Plan. There
�Tould therefore be no netiv or substantially more severe significant impacts with
respect: to this impact than has been previously analyzed in previous CEQA
documents.
t) Subst�zrztially degrade wrzter c�r.�c�lity? No New Impact. This is a less-thctft-sigazifi'catit
issue a,nd has been addressed above in item "a."
g) Plr�ce lioifsifzg witlii3z i� 100-year flood Izrrzc�rd arect as �izrtpped by a Flood I�lsi�rr�lice Rc�te
Map? No New Impact. The Subareas lie outside of a 100-year flood hazard zone as
mappe�d by FEMA. This is identified in t11e Environmental Setting section of this
Initial ��tudy. There would therefore be no new or substantially more severe
significant impacts with respect to this impact than has been previously analyzed
in the previous CEQA documents.
11, i) Plr�ce zu�'tlti�z rt 100-yea��flooc�liazr�rd boufidary strl.lcttu�es tliat i��zpeded o�� redif�ect floocl
flow, i�iclildi�2g c�al�i failT.�res? No New Impact. Refer to itein "g," above.
j) Resi�lt i��l i�ii���iclatio�r vy seiclze, tsi.i�����2i or n�itdflows? No New Impact. All three
Subareas are located well inland froin San Francisco Bay or other major bodies of
water to be impacted by a tsunami or seiche. Adherence to tnitigation measures
contain�ed in the Eastern Dublin EIR as identified in subsection 6 of this Initial
Study (Geology and Soils) will ensure that impacts from mudflows would be less-
than-si€;nificant. These measures include Eastern Dublin Mitigation Measure
3.6/20.0, that requires grading plans that ininimize areas to be graded, Mitigation
Measure 3.6/22.0, requiring completion of site specific geotechnnical
investigations and installation of retaining structures and Mitigation Measure
3.6/23.0, requiring placements of subsurface keys and benches to stabilize graded
slopes. There would therefore be no new or substantially more severe significant
impacts with respect to this impact than has been previously analyzed in the
previous CEQA documents.
10. Land Use and Planning
Environmental Settin
Existi�ig land T,�ses. All of the three subareas comprisiilg the project are currently vacant
and contain n.o buildings.
Regulator�ttin�
Land use on the Project Subareas is regulated by the Eastern Dublin General Plan and
Eastern Dublin Specific Plan (EDSP), both of which were adopted in 1993. The
applicants have requested City of Dublin approval of amendments to the General Plan
City of Dublin Page 76
Initial Study/Easi:ern Dublin Properties August 2015
�nd the Eastern DL�blin Specitic �lan as v��ell as otl�er l�nd use eiltitlen�ents documented
in the Project Description section of thzs Initial Study. Approval of the requested land
use entitleinents «Tould allo�v an increase of up to 35 d�lTellings on the Jordan Ranch
property troin the 2014 City approval (see Table 1 in the Project Description), relocation
of a pl�zned scllool on the same property in conjunction ivith a City Paik, deletion of a
planned Conuilunity Park on the saine property. Proposed actions �vould also include
converting a Rural Residential/Agrictilttzre area of approximately 10.75 acres on
Subarea 3 to a Park and converting an existing Public Semi-Public site on the Wallis
Ralzch Subarea to a Park.
Pro�ect ImUacts
a) Pltysically divide a�i estcrblislied co��i��zr��lity? No New Ii�lpact. Each of three Subareas
comprising the project site are vacant. Development of dwelliilgs and other land
uses on the site as proposed in this project�n�ould not divide any established
communities and no iinpact would result. There would therefore be no new or
substantially more severe significant impacts with respect to this impact than has
been previously analyzed in previous CEQA docuinents.
b) Co�zflict witli R�i�r�p�lic�ble lr�lid Tfse�lrr�i, �olic� o�� regl.�lrrtio�i? No Ne�N Inlpact.
Amendments have been requested to the General Plan and Eastern Dublin Specific
Plan to change land use designations on the Subareas. No changes are proposed to
any regulation regulating environmental protection. No new or more significant
iinpacts aie anticipated with regard to land use regulations t�1an hav� been
previously ailalyzed in c�ther applicable CEQA documents.
c) Co�lflict zvitlz a hcrUitcrt co�iserv�t2o�t �Irr�t or jtr�ti.ta�rzl com�liujiity co7iservc�tio�t pinn? No
New Inlpact. None of the project Subareas are located�vithin a habitat
conservation plan area or natural conlmunity conservation plan area. There would
therefore be no new or substantially z��ore severe significant impacts with respect
to this inlpact than has been pieviously analyzed in previous CEQA documents.
11. Mineral Resources
Environmental Settin�
No significant quantities of inineral resources exist on any of tlle project Subareas
according to the Eastern Dublin General Plan, the Eastern Dublin Specific Plan, the
Eastern Dublin Specific Plan EIR or any of other CEQA documents that affect the
project site.
Pro�ect Imt�acts
a, b) Resi�lt i�i fihe loss of r�vailr�bilify of��egio�irrUy or locrzlly si�3iificr��it r�li�ie��rrl a�esor.�rces? No
New Impact. None of the City of Dublin land use regulatory documents or
applicable EIRs indicate t11at significant deposits of minerals exist on any of the
Subareas, so no impacts would occur.
City of Dublin Page 77
Initial Study/Eastern Dublin Properties August 2015
12. Noise
Environmeiltal Settin�
Noise is defined as unwanted sound. Airborne sound is a rapid fluctuation of air
pressure above and below atmospheric pressure. Sound levels are usually
ineasured and expressed in decibels (dB) with 0 dB corresponding roughly to the
threshold of hearing. Decibels and other technical terms are defined in Table 1.
Most of the sounds heard in the environment do not consist of a single
frequency, but rather a broad band of frequencies, with each frequency differing
in sound le��el. The intensities of each frequency add together to generate a
sound. The �nethod commonly used to quantify environmental sounds consists
of evaluatin;� all of the frequencies of a sound in accordance �vith a weighting
that reflects the facts that human hearing is less sensitive at lo�v frequencies and
extreme higlz frequencies than in the frequency mid-range. This is called "A"
weighting, and the decibel level so measured is called the A-zveig)rted solt�7d level
(dBA). In practice, the Ievel of a sound source is conveniently ineasured using a
sound level :rneter that includes an electrical filter corresponding to the A-
weighting curve. Typical A-weighted levels measured in the environment and in
industry are shown in Table 2 for different types of noise.
Although the A-weighted noise level may adec�uately i�ldicate the level of
environment:al noise at any instant in time, community noise levels vary
continuously. Most envirorunental noise includes a conglomeration of noise from
distant sources which create a relatively steady background noise in which no
particular source is identifiable. To describe the time-varying character of
environmental noise, the statistical noise descriptors, Lol, L,o. L50, and Lyo, are
commonly used. They are the A-weighted noise levels equaled or exceeded
during 1%, 10%, 50%, and 90% of a stated time period. A single number
descriptor called the L�,i is also widely used. The L�� is the average A-weighted
noise level during a stated period of time.
In determining the daily level of envirorunental noise, it is important to account
for the difference in response of people to daytime and nighttime noises. During
the nighttime, exterior background noises are generally lower than the daytime
levels. However, most household noise also decreases at night and exterior noise
becomes very noticeable. Further, most people sleep at night and are very
sensitive to n�ise intrusion. To account for human sensitivity to nighttime noise
levels, the D�y/Night Average Soulid Level (L�„ or DNL) was developed. The La�
divides the 24.-hour day into the daytime of 7:00 am to 10:00 pm and the
nightfiime of 10:00 pm to 7:00 am. The iughttime noise level is weighted 10 dB
higher than tl�ie daytime noise level. The Co��imu�tit�Noise Eqitivale�lt Level (CNEL)
is another 24-.hour average which includes both an evening and nighttime
weighting.
City of Dublin
Initial Study/Eastern Dublin Properties Page 78
August 2015
Existing noise environment. TI1e project site is Iocated sottth of Central Parki�ray,
about 800 feet east of Fallon Road �nci about a halt-mile north of Interstate 580 (I-
5�0) in Dublin, Califorl�ia. The project site is bounded by Central Parkway to the
north, netv development property to the east, and hillsides/open space to the
south and �vest. Illing�vorth & Rodkin, Inc. completed a series of noise
nzeasurelnents to quantify existing ambient noise levels. The noise inonitoring
survey consisted of one long-term noise measurement beginning Wednesday,
May 27, 2015 and ending Friday, May 29, 2015. T��vo short-terin (10-minute) noise
measurements were also made to complete the survey. Noise monitoring
locations are shown on Exhibit 9 and lcng-term measurement data are sho�vn in
Attachment 2. The proposed project location is currently an undeveloped, vacant
property. Noise-sensitive residential land uses are located east of the project site
and north of Central Parkway, primarily near the Sunset View Drive intersection
(in t11e current stage of development). The nearest residences are across Central
Parkway approximately 150 feet from the project site. The noise environment in
the site vicinity results priinarily from local traffic along Central Park�vay, Fallon
Road, vehicle traffic along I-580, and construction associated with ongoing
development near the site.
Site LT-1 was located near tlze northwest corner of the project site, along Cent�al
Parkway, 45 feet trom the centerline. This location was selected to quantify t]Ze
daily trend in noise levels along the roadway near the western portion of the site.
The prinlai y noise sources during the nleasurement were local traffic and
constrtiction dLri-ing tlle day, and 11igh�vay traffic at nig]Zt Hourly average noise
levels typically ranged fronl 59 to 64 c�BA Le� during the day, from 56 to 61 dBA
L�,� during tlle evening, and from 52 to 57 dBA L� at night. The 24-11our average
CN�L at this location ranged from 63 to 64 dBA �NEL. Residences to the nortlz
would be located farther froill the roadway than the measureinent location and
would be exposed to lower noise levels. Ambient noise levels at the nearest noise
sensitive receivers were calculated to b� 3 dB lower than LT-1 noise levels,
restillting in a range of 60 to 61 dBA CNEL.
Two short-term 1loise rneasurenlents were made in conjunction tivith tlle long-
terin ineastrremellts on May 29, 2015 in order to quantify the variation in noise
levels at locations further from local traffic and construction noise sources. Site
ST-1 �vas located near the southwest corner of the project site, 430 feet south of
the intersection of Central Parkway and Sunset View Drive. The 10-minute
average noise level measured on May 29, 2015 bet�veen 1:40 pm and 1:50 pm was
52 dBA L��. A coinparison of these data to the daily trend in noise levels
measured at LT-1 was made to estimate the CNEL at Site ST-1, �vhich was 55
ciBA CNEL.
Site ST-2 �-vas located near the southeast corner of the project site, 440 feet south
of the center of Central Park�vay. The 10-ininute average noise level measured on
May 29, 2015 bettiveen 1:10 pm and 1:20 pm was 52 dBA Le�, and betv��een 1:20
pzn and 1:30 pm the ineasured noise level was 53 dBA Le�. A comparison of these
data to the daily trend in noise levels zneasured at Site LT-1 �vas made to estimate
City of Dublin Page 79
Initial Study/Eastern Dublin Properties August 2015
the CNEL a.t Site ST-2, which vvas 55 dBA CNEL. Table 5 summarizes the results
of these short-term measurements.
Table 5. Summary of Short-Term Noise Measurements (dBA)
Noise Mea��surement Date CNEL
Location Time Le L,,,aX L lo L so L 90 �
ST-1: 430 feet south of 5/29/2015 52 63 54 50 48 55
Central Parl;way, near 1:10-1:20 m
southwest corner of
site. 1:20-1:30 pm 53 64 55 51 48 55
ST-2: 440 feet south of
Central Par�:way, near 5/29/2015 52 65 55 48 45 55
southeast carner of 1:40-1:50 pm
site.
* CNEL levels �vere estimated based on noise levels measured at LT-1 during
correspondi:ng intervals.
Regulatorv set�
The Noise E]�ement of the Dublin General Plan identifies the following primary sources
of noise in D�ublin: traffic noise froin freeways and major roadways within the
community <�nd noise generated by the BART line adjacent to the I-580 free�vay.
The Noise Eleinent identifies the following inaxiinuin noise exposure levels by land use
type.
Table 6. City of Dublin Land Use/Noise Compatibility Standards (decibels)
Land Use Normally Conditionally Normally Clearl
Acce table Acce table Unacce table Unacce table
Residential 60 or less 60-70 70-75 75+
Lod in Facilities 60-70 70-80 80+
Schools, churd�es, 60-70 70-80 80+
nursin hoines --
Neighborhood 60 or less 60-65 65-70 70+
arks
Office/Retail 70 or less 70-75 75-80 80+
Industrial 70 or less 70-75 75+
Source:Dublin General Pl�n Noise Element, Table 9-1
The City of Dublin also enforces an interior noise standard of 45 decibels for residential
dwellings.
City of Dublin
Initiai Study/Eastern Dublin Properties Page 80
August 2015
Previot�s CEQA clocuznents
Ectste���l Dtil�li�1 EIR. T11e Eastern Dublin EIR coi�tains a ilumber of lniti�ation zneasuies
to redL�ce anticipated noise impacts from the General Plan and EDSP project. These
iilclude:
• Nlitigation Meastues 3.10/1.0 would reduce impacts related to exposure of
proposed housing to future road�vay noise (IM 3.10/A) to a less-than-significant
level. This mitigation measure requires that all future development projects have
an acoustic analysis prepared to ensure that future dwelling units zneet City
noise exposure levels.
• Mitigation Measures 3.10/4.0 and 5.0 would reduce impacts related to
construction noise (IM 10/E) to a less-than-significant leveL These mitigation
measures require developers to subinit construction noise management plans
and to limit hours of construction operations.
2002 SEIR (Jo��rlrtii Rrr�1cJ�). The 2002 Supplein�nt contains two supplenlental initigation
measures dealing �vith noise impacts, as follows:
• Supplemental Mitigation Measure SM-NOISE-1 requires a noise insulation plan
for general commercial and industrial land uses for specific developnlent
projects located �vithin a 70 decibel noise contour.
• Suppleinental Mitigation Measure SM-NOISE-2limits heavy truck traffic to
designated arterial roads and truck routes in the Fallon Village area.
The 2002 S�IR found that exposure of proposed and existing IZOUSing to noise levels in
excess of City standards established in the Noise Element was a sigiuficant and
unavoidable ilnpact.
2005 SEIR (Jordrz�i Pr���zclt). The SEIR prepared in 2005 contlins the following
suppleinental noise mitigation nleasures:
• Suppleinental Mitigation Measure SM-NOISE-1 requires that residents of
residential developments in the Fallon Village area receive writteil notification of
aircraft overflights froin Liverinore Airport
• Suppleinental Mitigation Measure SM-NOISE-2 requires an acoustical study
must be prepared for future residential projects in the Fallon Village area.
The proposed project�vill be required to comply tvith applicable noise rnitigation
ineasures contained in the previous EIRs.
City of Dublin Page 81
Initiai Study/Eastern Dublin Properties August 2015
Pro�ect Im�acts
a,c) Would' the���oject expose�erso�is o��ge�ze�-c�tioli of�2oise levels i�1 excess of sta�idrzrds
establi:slled by tlze GeTaerc�l Plr��z or otlzer a�plicable sta�zdctrd a�id resitlt i�a c� substc��Ttir�l
irtcrec�ses ia� perf�za�ie�it i�i �r�ibie�zf noise levels? No New Impact. The land use
comp��tibility guidelines applicable to this project are designed to provide
guida�lce in determining �vhen special sound insulation treatments may be
necessary in order to adequately control the intrusion of environmental noise. In
this case, 70 dBA CNEL is the acceptable exterior noise limit for schools. The
Califo�rnia Building Code noise threshold is 65 CNEL. The noise exposure at the
site is less than 65 dBA CNEL and is compatible with the proposed land use. For
the most intensive proposed use associated with the project, the combination
elementary and middle school located on the south side of Central Parkway and
at the i.ntersection of Central Parkway and Sunset View Drive, a detailed noise
analysis was completed by the firm of Illingworth & Rodkin, Inc. Their analysis
is as fo�llows.
Traffic noise im�acts. Typically, a significant permanent noise increase
would �xcur if the project would increase noise levels at noise sensitive
receptors by 3 dBA CNEL or greater where ambient noise levels exceed the
normally acceptable noise level standard. Where ambient noise levels are at
or below the norrnally acceptable noise level standard, noise level increases
of 5 dBA CNEL or greater�vould be considered significant. Ambient noise
levels at the nearest receptors are above 60 dBA CNEL at times, and �vould
exceed u0 dBA CNEL with the project; therefore, the 3 dBA CNEL or greater
significance threshold would apply.
Vehicle traffic associated with the project was evaluated to determine
whet11e1-or not the project would result in a substantial perinanent increase
in noise levels existing without the project. Traffic data provided by Fe1ir F�
Peers were reviewed to calculate traffic noise level increases expected as a
result of the project. These data included turning movement counts at six
intersections for existing conditions and projections for cumulative
conditions with school traffic, and cumulative conditions without school
traffic L,ink volumes under the project scenario were compared to existing
link volumes to calculate the noise increase attributable to the project.
Traffic noise levels along Central Parkway and Sunset View Drive were
projected to increase by 3 dBA CNEL during the AM peak hours. This noise
increase would be noticeable during the AM peak hours. However, project-
generated traffic would not cause a substantial increase in daily average
noise levels. On a 24-hour average basis, the CNEL is calculated to increase
by less than 1 dBA assuming a 3 dBA Le9 increase in existing firaffic noise
levels du�ring the AM peak hours. The largest relative traffic noise increases
are expected in areas with relatively low existing traffic volumes.
Additior�.ally, receivers in the site's viciiuty are new construction and would
have no baseline noise exposure from which to compare noise increases in
City of Dublin
Initial Study/Eastern Dublin Properties Page 82
August 2015
the eilviro�z�nent. The fraffic noise incre�se resultilzg froin the project�vould
not be substantial or result in a sigi-�ificant iinpact.
Parkiz�g lot noise. There is potential for a surface parking Iot to be located oi�
a portion of the site adjacent to residences. The major noise sources
attributed to parking lot activities are the sounds of vehicles as they drive
by, noise generated �vhen vehicles start their engines, door slams, and the
occasional sound of car alarms or horns. Illi�i�vortla F� Rodkiti, Ijic. has
calculated noise generated by a similar parlcing lot in close proximity to
residences. Maxilnum and average noise levels resulting from activities in
the proposed parking lot�vere assessed at residential receptors 150 feet
froin the project site, either across Central Parkway to the north or along
Central Park«�ay to the east. These residences are likely to be nearest the
school's parlcing lot. Predicted parlcing lot noise levels were then compared
to existing ambient noise.
Maximum instantaneous noise levels at 150 feet from parlcing lot activities
�vould range from about 47 to 57 dBA L as a result of typical activities
t,,,.
and could reach 67 dBA Ln,aa w11en car alarnls are sounded. Noise levels
from typical activities are lower than measured hourly L�� noise levels
conditions duiing the day. When car alarnls are sounded, noise levels could
exceed ineasured houily average conditions by 3 to 8 dBA during the day.
Howevei, maxinluin noise levels under current conditions are typically
within the 65 to 80 dBA L,,,a�range during the daytiine. While maxiinum
installtaneous noise levels resulting froin a parking lot�vould be audible
and nlay be considered inhusive, the quantitative noise iilcrease would not
be substantial and the impact would be less t11an sigiuficailt.
The hourly average noise level resulting from noise-generating activities in
th� proposeci parking lot would reach 37 dBA L�� at a distance of 150 feet
tronl the acoustical center of a hypothetical parlcing area (sensitive rece�tors
would not be any closer) and would fall below typical hourly average noise
levels during the day. Similarly, CNEL iloise levels resulting from the
operation of t11e parlcing lot�vould reach 44 dBA CNEL at the nearest
residential receivers, but would be below existing ambient conditions. On
an hourly average or daily average basis, the operation of the proposed
parking lot would not substailtially increase anlbient noise Ievels above
levels existing without the project.
Noise from outdoor activities. Schools typically include play/P.E. areas for
students. The acoustical center of play areas are not expected to be closer
than 250 feet froin the nearest residential outdoor use area to the north or
east. Noise fronl children playing is dependent on play tiines, total number
of students outside at one time, and the number of hours per school day
where children would be outside at recess or participating in a physical
education c]ass.
City of Dublin Page 83
Initial Study/Eastern Dublin Properties August 2015
Illingv�orth & Rodlcin, Inc. has measured noise generated by outdoor
activities at schools at several locations in the Bay Area. Average noise
levels from outdoor activities at schools typically range from 72 to 74 dBA
L�� at a distance of 25 feet�vith 20 to 30 children at play. However, since the
distance between play area and residential outdoor use area would increase
by 225 feet, those adjusted average noise levels would decrease by 10 dBA.
Overall, average noise levels from outdoor activities are calculated to be 62
to 64 dBA Len at a distance of 250 feet. Maximum noise levels typically result
from whistles and voices, and can reach 81 dBA Lma�at a distance of 25 feet,
�vhich is calculated to be 71 dBA L at 250 feet. Average noise levels at the
max
nearest residential outdoor use areas are calculated to reach 62 dBA Le�,
which would fall within the range of typical daytime noise levels (currently
froin 58 to 66 dBA Le�).
Based on the above calculations, use of the outdoor activity areas could
generate a noise level as high as 57 dBA CNEL at a distance of 250 feet.
When 1:he new noise source is added to the existing noise levels at
residences (i.e., 61 dBA Ld„ during weekdays), day-night average noise
levels would remain at 61 dBA CNEL and would not be significanf based o
City General Plan iloise standards.
Noise from mechanical ec�ui�ment. Proposed structures on site �NOUId
include� ventilation systems that would be expected to generate relatively
low noise levels. Such ventilation systems would be designed with
standard Building Code requirements and would not be expected to
generate high noise levels either within or outside of the project area.
Future:noise levels due to mechanical equipment operation is not expected
to be noticeable above existing traffic noise levels at nearby noise-sensitive
uses and this iinpact is would not be significant.
Future park uses on Subarea 3 and tlie Wallis Ranch Subareas would be subject
to applicable mitigation measures contained in previous CEQA documents to
ensure that no significant noise impacts �vould result.
There would be no new or substantially more severe noise impacts with respect to
generat:ion of noise in excess of City standards than have been analyzed in
previous CEQA documents.
b) Exposr.�re of people to excessive groi«idborT�ze vib��atior2 or groii�idbor�te �zoise levels? No
New Iinpact. According to the project applicant, normal construction methods
would Le used to build the proposed project so there would be limited and less-
than-significant generation of groundborne noise or vibration. There would
therefore be no new or substantially more severe significant impacts with respect
to this impact than has been previously analyzed in previous CEQA documents.
d) Sz.�bsta�ltial te»i�o��ary or periodic ilicrease i�i a»ibie�it �zoise levels i�1 tlte project vici�iit�
r�bove levels witlzout tlie project? No New Impact. Future individual projects
City of Dublin Page 84
Initial Study/Eastern Dublin Properties August 2015
constructed on each of the Subareas �vill be required to adhere to construction
noise mitigation measures included in the Eastern Dublin EIR to minimize the
impacts of construction noise, including Eastern Dublin EIR Mitigation Measure
3.10/4.0 and Mitigation Measure 3.10/5.0, to reduce this impact to a less-than-
significant level. No ne�v or more substantially severe impacts with respect to
construction noise have been identified in this Initial Study than have been
previously analyzed in other CEQA documents for the project Subareas.
e, f) For a project located witllin ari airport land use plan, would the project expose people to
excessive noise levels? No New Impact. Subarea 3 is located within the height
referral area of the Livermore Airport. The noise analysis prepared for the project
did not identify significant aircraft noise from Livermore Municipal Airport on this
site. No new or more severe significant impacts would occur than previously
analyzed.
-- -- ----__------ _ — -
City of Dublin Page 85
Initial Study/Eastern Dublin Properties August 2015
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! EXHIBIT 9 �
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; JORDAN RANCH
"°q T" � GPA & SPA
NTS
i
����a No1sE �zEASU�MENT LocATtoNS �
,�`�"� '� ���, JCfLY"2015 �
1�. �'�j�ulat�c�ai and I�a��si��a
Envirann�ental Settii��
T11e p�oject Subareas are aIl currently vacaz�t aild contain no d�vellings.
Project Iin�acts
a) I�rduce sTr��sfr��rti��l �opl�ilrrtioli grou�th i�1 �az area, eiflier directly or i�ir�irectly? No Ne�v
Inlpact. T11e tl-�ree Subareas have been plaiuled tor a mix of residential and
coTnmercial land uses, parks, opeil spaces and other land uses since adoption of
the Eastern Dublin General Pla�z Ameizdment and Specific Plan in 1993. The
Eastern Dublin EIR analyzed the gro�vth inducing inlpact (Iinpact 3.5/T) related to
providing ���ater service to the Eastern Dublin area. The configuration of uses on
the site and surrounding areas 11ave been slightly Inodified for all three Subareas
over the past tew ��ears as identified in the Project Description section of this Initia]
Study.
On the Jordan Panch Subarea, the current proposal could result in consti-uction of
an increase of up to 40 d�vellings above tlzat includ�d in the 2014 City land use
lpproval. This ��ould result by relocating �he approved School site to the south
and replacing this portion ot the Jordan Ranch�vith Medium Density Pesidential
d�vellii�gs. The increased residential developineizt potential �vould still be belo�v
the maxiznu7�� residential buildout analyzed for t11��Jorc�al� Ranch in t11e 2005 SEIR,
��vhich is 1,064 d�vellii�bs.
The proposed project would have the effect of reducing one d�velling from the
Suvarea 3 portion of tl�e project This would be due to the proposed re-designation
of tl�e "Rural Residential/Agricultural (RRA)" portion of the site to "Park." T11e
current RRA designatioil �vould allo�v one dwelling unit�vithin Subarea 3,
��,�hereas none �vould be allo�ved under the proposed "Park" 1a11d use designation.
No residences would be affected on the Wallis Ranch Sub�rea as part of this
project.
Based on the above discussion that the potential increase in the nuinber of
dwelling units at build-out�vould be small arzd consistent with previous CEQA
documents, there �ti�ould therefore be no new or substantially more severe
significant iinpacts with respect to this inlpact than has been previously analyzed
in previous CEQA docuinents.
b,c) Wo�.tld tlie project d�isplr�ce sl�bstrr�ltiallii�»2bers of existi�zg l�ro��si�ig ���liits or�eo�le? No
Neih� Impact. None of the Subareas contain existing d�velling units and no impact
would result�vit�1 regard to displacement of d�vellings or population on the site.
There �vould be no ne�v or substantially more severe significant impacts wit11
respect to this impact than has been previously analyzed in the previous CEQA
documents.
City of Dublin Page 87
Initial Study/Eastern Dublin Properties August 2015
14. Public Services
Environmental Settin�
The following provide essential services to the Project Site:
• Fire Protection. Fire protection services are provided by the Alameda County
Fire Department. The Department provides fire suppression, emergency
medical response, fire prevention, education, building inspection services and
hazardous material control.
� Police Protection: Police and security protection is provided by the Dublin
Police Services Department headquartered at the Dublin Civic Center, 100
Civic Plaza just east of do�vntown Dublin.
• Schools. The Dublin Unified School District provides K-12 educational
services for properties in the Eastern Dublin area.
� Librarv Services: Alameda County Library service.
• Maintenance. Maintenance of streets, roads and otller governmental facilities
are the responsibility of the City of Dublin.
Previous CE�2A documents
Applicable mitigation measures contained in Eastern Dublin EIR addressing fire and
police protection include:
• M�.tigation Measure 3.4/7.0: Establish appropriate funding mechanisms to
cover up-front costs of capital fire improvements.
• Mitigation Measure 3.4/9.0: Incorporate Fire Department recommendations
on project design relating to access, water pressure, fire safety and prevention
int:o the requirements of development approval.
• Mi.tigation Measure 3.4/10.0: Ensure, as a requirement of project approval,
that an assessment district, homeowners association or other mechanism is in
pl��ce that will provide regular long-term maintenance of the urban/open
space interface.
• Mitigation Measure 3.4/12.0: The City shall work with the Fire Department
and qualified biologists to prepare a wildfire management plan for the project
area.
• Mitigation Measure 3.4/1.0: Provide additional personnel and facilities and
revise beats as necessary in order to establish and maintain City standards for
police protection service in Eastern Dublin.
City of Dublin Page 88
Initial Study/Eastern Dublin Properties August 2015
• I�1�tigrttic�n h�leasure 3.�/3.0-5.0: Itzcorparate il�to t��e requireiilents of proj�ct
appro�ral Police Departrnent recoznnlendations c�n project clesign that aftect
trattic safety ancl crii�ze prevention.
�'o significant impacts to pu��lic services �vere identitied in other pre��ious CEQA
documents affecting the thi-ee Subareas.
Tut�ire developinent on all three Subareas����ill be required to ac�llere to Eastern Dublin
nlitigatioil ineasures.
Pro�ect Im�acts
a) Fi��e ���otectio�l? I�TO Ne�v Inlpact. Approval and implementation of the proposed
project�vould slightly� increase the �ZUinber of fire and enlergency inedical calls for
service that ���ould need to be responded to by the Alameda County Fire
Departinent, the Ci�y of Dublin's contract fire deparhllent. Tlus is due to a sinall
increase in the maximtun number of d�ti�ellings that�vould be allo�tired on the
Jordalz Ranc11 Subarea than currently 111o���ed (up to 35 d�lrellin�s). Future
de��elopznent on all of the Subareas will be required to adhere to mitigation
nleasures, includil�g payment of public facility iinpact fees to assist in funding nei�v
fire stations (Eastern Dublin EIR I��itigation Measure 3.4/7.0), so that impacts to
the Alameda County Fire Department related to approval and construction of t11e
proposed Project �vould be less-tl�an-significant. Consisteilt�n�ith Eastern Dttblin
EIR Mitigation Measure 3.4/9.0, proposed developments on t11e Subareas�vill be
conditioned to meet Fire Deprzrtment requirenzents including but not liinited to
maintainiilg miniznuln �vater pressure and fire flo�v, providing adequate site
access and using fire retardant building materials. Proposed development�vill also
be conditioned to be consistent�vith the City's adopted Wildfire I�2anagement Plan
(Eastern Dublin EIR Mitigation Measure 3.4/12.0).
Based on discussions with Alameda County Fire Department staff, tllere would be
no ne��v or substantially nlore severe significant impacts �vith respect to fire service
beyond that ailalyzed in previous CEQA documents (source: Bonnie Terra,
Alaineda County Fire Department, 5/15/15).
b) Police protectio�l? No Ne�v Impact. Sinlilar to fire protection, there would be no netiv
impact�vith regard �o police protection, based on the follo��ving mitigation
ineasures included in the Eastern Dublul EIR. These Mitigation Measures include
paying City of Dublin public facility impact fees to assist in funding new police
facilities (I��Iitigation ��Teasure 3.4/1.0) incorporating Police Department safety and
security requirements into the proposed Project, including but not limited to
adequate locicing devices, lighting a11d ensuring adequate surveillance for
structures and parl<ing areas (I�litigation Measures 3.4/3.0-5.0).
The proposed project ivould be a ininor increase in residential developinent on tl�e
Jordan Ra�zch compared to the 2012 Addendum but less de�relopnlent than
assumed in the 2005 SEIR Thus tlle project is not a substantial change from the
City of Dublin Page 89
Initial Study/Eastern Dublin Properties August 2015
analyse� and conclusions in prior CEQA documents. There �tiTould therefore be no
new or substantially more severe significant impacts ��Jith respect to police
protection than has been previously analyzed in previous CEQA documents.
Based on discussions �vith Dublin Police Services Department staff, tllere would be
no new or substantially more severe impacts with respect to police service beyond
that analyzed in previous CEQA documents (source: Captain Dennis
Houghtelling, Dublin Police Services, 5/21/15).
c) Schools?' No New Impact. There �vould be no new impacts to school service should
the proposed project be approved since payment of mandated statutory impact
fees at the time of issuance of building permits will provide initigation of
educational impacts of the proposed project pursuant to CEQA.
Approval of the proposed project would also result in the relocation of an existing
School site on a portion of the Jordan Ranch to a site south and �vest of the current
site. The proposed school �vould be developed and operated by the Dublin Unified
School District (DUSD). The proposed school would provide K-8 educational
services with an estimated maximum enrollment of bet�veen 900 and 950 students.
The approved development plan for the Jordan Ranch included future
constr-uction of a 500-student elementary school.
The Cit�� of Dublin and Dublin Unified School District recently entered into a
Memorandum of Understanding (MOU) to facilitate development of the school.
There �vould therefore be no new or substantially more severe significant impacts
�vith respect to this impact than has been previously analyzed in previous CEQA
documents.
d) Other goverrirner2tql service, i��cluding »tainfena�ice of public facilities? No New Impact.
Maintenance of public facilities �vould continue to be provided by the City of
Dublin with no new impacts in regard to this topic. New public facilities will be
required to be designed to meet City of Dublin standards. There would therefore
be no new or substantially more severe significant impacts with respect to this
impact than has been previously analyzed in previous CEQA documents.
e) Solid waste ge�zeration? No New Impact. See item 17 "f" and "g," below.
15. Recreation
Environmental Settin�
No neighborhood or community parks and/or recreation services or facilities are
currently located on the project site. The Dublin General Plan and Eastern Dublin
Specific Plan designate a number of future park sites on the overall Jordan Ranch
Subarea 3 and Wallis Ranch properties. These include:
City of Dubiin Page 90
Initial Study/Eastern Dublin Properties August 2015
� J�rdan Rand1: � 5.8-�cre nei�hborhood par�:, a ?.:-ac�-e z�eigl2borhood sqt2are
and an 11.1-acre c���unLUlity �arkis ct�rrently planlle�.
• Subar�a 3: � 2.7-acre i�ei�hborhood Square is ap�roved �vithin Subarea 3.
• Wallis Ranch: T���o �ublic neighborhood parks �u�d a private park totaling 12.4
acres are approved on tlus propert��.
The City of Dublin otfers a range of park, recreation and cultural s�rti�ices.
Re�io11a1 park facilities are provided byr t11e East Bay Regional Park District, �vl�iclz
inaintains a large number ot regional parks, trails and similar recreation facil.ities i11
Alameda and Contra Costa Counties.
Previous CEQA documents
ERSte���z Dl�blirz EIR. T11e Eastern Dublin EIR identified a rlumber of mitigation ineasures
related to parks and recreatioi�al facilities, as follo�vs.
• Mitigation Measures 3.4/20.0-28.0 calls for the acquisition and developnlent of
ne�ti� parks and other ou�door facilities in �astern Dublin, iequiring land
dedication and/or park in-lieu fees for ne��� subdivisions and siinilar techniques
to provide for additional park and recreational features. Implementation of all of
tlze mitigation nzeasures identitied in the Eastern Dublin EIR lvould result in a
ratio of 6.7 acres ot parkland per 1000 population in Eastern Dublin.
• Mitigation Meastxies 3.4/29.0-31.0 requires that each new developmeYlt in
Eastenz Dublin provide a fair share of parks and open space facilities.
Developnlent of a parks in�plementation plan�vas also called for, to identify and
piioritize parlcland in Easterll Dublin. Finally, adoption of a park in-lieu fee
prograin was required as a nlitigation measure to reduce tlus impact to a level of
insignificance. Consistent�vith these niitigatioils, the City requires residential
project developers to dedicate parkland at the time of subdivision approval and
pay Public Facility Fees (�ti�hich includes park in-lieu fees) to fund both the
developznent of neigl-�borhood and comnlunity park facilities as ��ell as other
conlmtulity facilities.
• Mitigation Measure 3.4/32.0 requires the establislunent of a trail system�vith
connections to planned regional and subregional trails, which �vould reduce this
impact to an insignificant level.
• Mitigation Measures 3.4/33.0-36.0 call for use of natural stream corridors and
nlajor ridgelines to create a conlprehei�sive, integrated trail systenl that allo�vs
safe and convenient pedestrian access, and required developers to dedicate
public access along ridgetops and stream corridors to accominodate trail and
staging areas.
City of Dublin Page 91
Initial Study/Eastern Dublin Properties August 2015
2002 SEIR (Jo��drz�t Ra�acli �a�o��erf�). The 2002 SEIR described a proposed action of that
project to detach the Project area from the Livermore Area Recreation and Parks District
(LARI'D) as part of the larger reorganization that also included annexation of the
Project area �to the City of Dublin and Dublin San Ramon Services District. Under the
reorganization proposal, the City of Dublin would provide parks and recreation
facilities and services to Project area residents as part of the larger spectrum of
municipal services. The reorganization�-vas approved by the Alameda County Local
Agency Forrnation Commission in 2002 and the site no�v receives park and recreation
facilities and services from the City of Dublin.
2004 Dubli�2 .Ranc12 West SEIR (Wr�llis Ra�icli �roperty). This SEIR contained Supplemental
Impact Park--1, which found a potentially significant impact with respect to an
inconsistenc.y bet�veen the proposed development plan and the City's Park and
Recreation Master Plan. This was reduce to a less-than-significant level by requiring the
project deve:�oper to amend the Development Plan to add an additional 1.04 net acre of
Neighborhood Park and a 1.9-acre Neighborhood Park within the project site.
No park impacts or mitigation rneasures �vere contained in the Subarea 3 Addendum.
The project developer�vill be required to comply with all applicable mitigation
ineasures co:ntained in previous CEQA documents.
Project Im�acts
a) Would tlie project i�tcrease tlie use of existi�ig neiglitiorliood or regio�ial parks? No New
Impact. Approval and construction of the proposed project would increase the use
of nearby City and regional recreational facilities, since it would include increasing
the on-site permanent population on the Jordan Ranch by 35 dwellings. However,
a joint school and park is proposed on this property, which would provide a City
recreational area. The Jordan Ranch project applicant is required to comply �vith
Eastern Dublin EIR initigation measures, including payment of City public
facilities fees to assist the City to purchase and/or improve parks throughout the
community that could be used by Project residents. The proposed project would
increase parkland on Subarea 3 and the Wallis Ranch Subarea.
City staff has determined that the proposed project would not result in a
significant impact with respect to use of neighborhood or commercial parks
(source: Paul McCreary, Dublin Director of Parks and Community Services,
6/1/15i
There v�Tould therefore be no new or substantially more severe significant impacts
with respect to this impact than has been previously analyzed in previous CEQA
documents.
b) Does tl�e project include recreatioi2al facilities or require tlze co�istruction of recreational
facilities? No New Impact. See item "a," above. The proposed project would
include slightly decreasing the amount of public parkland on the Jordan Ranch
project but would increase parkland on Subarea 3 and the Wallis Ranch property.
City of Dublin Page 92
Initial Study/Eastern Dublin Properties August 2015
Th�re�-��ou�d t1ler�fo�-e t�e 12o ne��- ��r su�-�stantiallv nlore s���ere si�x�ific�i�t iuzpacts
;vith respect to this inzpact �han 1z�s 1�een previousl�- aiYal�rzed in t�1e preti�ious
CEQ� doctuz�ents.
16. Transporfation/Traf€ic
En�r;ronmental �Settin�
Existin� road�vay svstenl. The Jordan Railch 1»d Subarea 3 Subareas are se1•ved b�� tl�e
follo��ti�ing road�vays.
Fr�llo�t Ror�d is a nort��-south arterial roadway t�zat connects I-580 to Tassajara
Road. It currently provides t���o t�avel lanes in each direction, �vit11 the
exception of the segment that�rovides three lanes in each direction between
Central Park�vay aild Gleason Drive. Betvveen I-580 and Central Parkway,
tlus segznent is ultimately planned to provide three lanes i11 each direction.
This road�va5� is being upgraded as developznent occurs on parcels fronting
the road�vay, and �vill ultimately provide side�valks and bicycle facilities
alon� its length. Fallol� Road is a designated route ot regional significance.
Ce�tt�rr�l P�z��ku�ai�is an east-�vest road�vay that extends tronl Arnold Road to
east ot Fallon Road. Bet��-een Arnold Road and Tassajara Drive, and east of
Fallon Road, it is a desigilated collectar roadway. Bet�,veen Tassajara Road
and Fallon Road, it is a designated arterial roadway. It geilerally provides
one travel lane in each direction with a landscaped nledian, bicycle lanes ancl
side�valks along portions of the roadway that have fronting development.
On-street parlcing is allo�ved on son�e portions of the road�vay.
Positatio Pr�rku�ati/is an east-�vest roadway that extends from Fa11on Road to
Croak Road. It is a t�-vo-lane arterial with a landscaped nledian, side�valks,
and bike lanes. On-street parlcing is not allo�nred on this facility.
Dub1i�7 Bolilevrrrd is an east-west designated arterial roadway in the City of
Dl��li�i Ge�lercrl Pla�i that extends fronl west of San Ranlon Road to its current
terininus at Fallon Road. It is generalIy a four to six lane facility with a
landscaped median. No on-street parking is permitted on this facility. Dublin
Boulevard is a designated ioute of regional significance. Bicycle 1a71es and
sidetivalks are provided on portions of Dublin Boulevard.
Lockltn��t Street is a north-soutll collector roadvvay that extends from Dublin
Boulevard to Gleason Drive. Tl1is facility is complete with a landscaped
median and bike lanes. Sidewalks are present�nrhere there is adjacent
developinent—side��alk infill would occur as the adjacent lands become
developed. On-str�et parking is not allo�ved on this facility.
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Initial Study/Eastern Dublin Properties August 2015
Si�llset Viezv D��ive is a local residential roadway that spans north from
Central l?arkway inside the project area. It is a hvo-lane facility �vith on-
street parking and side�valks.
Pa�2oral�z��z Drive is a north-south local residential facility inside the project
area that:parallels Sunset Vie�v Drive to d1e east. It is also a t��o-lane facility
with on-street parking and side�valks.
In additioi� t�� dze above roadways, the Wallis Ranch Subarea is served by Tassajai�c�
Road, an arterial road�vay that connects Santa Rita Road in Pleasanton to the soutll�tirith
Contra Costa County to the north. Tassajara Road generally has four lanes of travel, t���o
in each direction, and is planned to have six lanes at buildout.
Pedestrian facilities. Pedestrian facilities include side�valks, path�vays, cross�valks,
and pedestrian signals. Sidewalks are provided along most roadways in the
iminediate st�xdy area, although there are portions of Central Parkway and
Fallon Road where the road�vay has not yet been constructed to its ultimate
�vidth and sidewalks have not yet been constructed.
Sidewalks have also been constructed along portions of Tassajara Road.
Bicvcle facilifies. Class II A bicycle lanes are provided on Dublin Boulevard, Fallon
Road and Central Parkway. A series of Class I paths are also provided throughout the
eastern Dublin area.
Transit servi�ce. Transit service in the area is provided by Wheels, Bay Area Rapid
Transit (BAR:T), and Altamont Commuter Express (ACE).
Existing traffic o�erations. Existing operations were evaluated for the weekday
AM, afternoon and PM peak hours at the study intersections, Uased on the
volumes and lane configurations shown on Table 3 of the attached traffic
analysis (Attachment 2). Observed peak hour factorsz were used at all
intersections for the existing analysis. Where the observed PHF was less than
0.75, a minimum value of 0.75 was used. Truck, pedestrian and bicycle activity
�Nas factored into the analysis.
As shown, study intersections operate at overall acceptable service levels in
accordance v��ith benchmarks set by the City of Dublin during the morning,
afternoon and evening peak hours. Detailed intersection LOS calculation
worksheets �re presented in Appendix B of the full traffic analysis.
Vehicle c�ueu.ing. Field observations confirmed the calculated levels of service
along with t�te extent of existing vehicle queues, which are contained �vithin the
�The relationsl�ip between the peak 15-minute flow rate and the full hourly volume is given by the peak-hour factor(PHF)based o�the
following equation:PHF=Hourly volumei(4*volume during the peak 1�minutes of Flow). The analysis of leve]of service is based on peak
rates of flow occurring within the peak hour because substantial shoR-term fluctuations typically occur during an hour.
City of Dublin Page 94
initial Study/Eastern Dublin Properties August 2015
existii�g ��ehicle stora�e. BetaiI�d intersection queuin� calculation�r-orksheets ��e
��1so t�rese��ted in��ppendix B of the ft.11 t�aftic analy�ie.
Previous CEQA doculnents
Easter�t DI��UIi�i EIR. The Easteril DuLlin EIR includes the fo1lo��ti�in�miti�ation nle�isures
� ��litigation �Vleasures 3.3/1.0 and 3.3/4.01 ��vere ado�ted �-�rlvch reduced inlpacts
on I-580 bet�veen Tassajara Road and Fallon Poad and on I-680 north of I-5�0 to a
level of iizsi�nific�uzce.
• I�1iti�ation '��Zeasures 3.3/2.0, 2.1, 3.0 and 5.0���ere adopted to reduce iinpacts on
the renlaining I-5u0 free�vay seginents and the I-580/680 interchange. Even�vitll
nlitibations, ho�vever, significant cuniulative inlpacts remained on I-580 free�vay
segments bet�veen I-6�0 and Dougherty Road and, at the build-out scenario of
2010, on other seginents of I-580.
• Mitigation I�-Zeasures 3.3/6.0— 8.0, 10.0 and 12.0 ���ere adopted to reduce inlpacts
to the Dougherty Poad/Dublin Boulevard, Hacienda Drive�I-5S0 Eastbowld
Tree�vay IZatnps, Tassajara Road/I-580 Westbound Free�vay Ranlps, Air��vay
Boulevard/Dublin Boulevard intersections and long El Charro Road to a level of
insignificance. Th�se mi�tigations include construction of additional lailes at
intersections, coordination with Caltrans and the neighboring cities of Pleasanton
and Livermore to resnipe, �viden or modity on-ramps and off-ranlps and
interchange intersectioi�s, and coordination�vith Caltrans to inodify certain
interchanges. Development projects within the Eastern Dublin project area aie
also required to coi�tribute a proportionate sllare to the multi-jurisdictional
improvements tllrough the Eastern Dublin traffic impact fee progranl and the
Tri-Valley Transportation Development Fee prograin.
• Mitibation Measures 3.3/13.0 and 14.0 were adopted to reduce iznpacts oi1
identified intersections �vith Dublin Boulevard and Tassajara Road.
• Mitigation Measures 3.3/15.0 — 15.3 and 16.0— 16.1 generally require
coordination with transit providers to extend transit services and coincide
pedestrian aild bicycle paths �vith signals at major street crossings.
2002 SEIR (JordrrTt Rr��icli S��br�rer�). The following initigation measures were included in
the 2002 SEIR.
• Suppleznental Mitigation Measure SM-TRAFFIGI requires individual
developers in the Fallon Village area to contribute a pro-rata share of�videning
the I-580/Hacienda Drive eastbound ramp to include an additional left turn
lane.
• Suppleznental Mitigation Measure SM-TIZAFFIC-2 requires individual
developers in t11e Fallon Village area to contribute a pro-rata share of�videning
City of Dublin Page 95
Initial Study/Eastern Dublin Properties August 2015
the northbound Hacienda Drive overcrossing from 3 to 4lanes as well as
modifying the �vestbound loop on-ramp to meet Caltrans design standards.
• Suppleinental I��litigation Meastire SM-TRAFFIC-3 requires individual
devel��pers in the Fallon Village area to contribute a pro-rata share of converting
the east bound I-580/Santa Rita to a shared left-turn/through lane.
• Supplemental Mitigation Measure SM-TRAFFIC-4 requires individual
developers in the Fallon Village area to install a signal at the Dublin
Boulevard/Street D intersection.
• Supplemental Mitigation Measure SM-TRAFFIC-5 requires individual
developers in the Fallon Village area to contribute a pro-rata share of installing a
traffic signal at the Fallon Road/Project Road intersection.
• Supplemental Mitigation Measure SM-TRAFFIC-6 requires individual
developers in the Fallon Village area to contribute a pro-rata share of
recon:Eiguring the Dublin Boulevard/Dougherty Road intersection.
• Supplemental Mitigation Measure SM-TRAFFIC-7 requires individual
developers in the Fallon Village area to construct an additional through lane on
northbound Fallon Road, an additional left-turn lane and an additional through
lane c�n southbound Fallon Road.
• Supplemental Mitigation Measure SM-TRAFFIC-8 requires individual
developers in the Fallon Village area to fund a feasibility study for possibly
relocating the Fallon Road/Dublin Boulevard intersection further north and
adding a new signalized intersection south of the relocated Fallon Road/Dublin
Boulevard intersection.
• Supplemental Mitigation Measure SM-TRAFFIC-9 requires individual
developers in the Fallon Village to fund widening Fallon Road between the I-580
free`vay and Dublin Boulevard to eight lanes, for widening Fallon Road between
Dublin Boulevard and Central Parkway to six lanes and for widening Fallon
Road between Central Parkway and Project Road to four lanes. The Fallon
Road/I-580 overcrossing shall also be widened to six lanes.
• Supplemental Mitigation Measure SM-TRAFFIGIO requires individual
developers in the Fallon Village area to widen Central Parkway between
Tassajara Road and Fallon Road to four lanes.
2005 SEIR (Jordari Rancl� Si.�barea). The 2005 SEIR contained the following traffic and
transportation mitigation measures:
• Supplemental Mitigation Measure SM-TRA-1 requires individual project
developers in the Fallon Village area to advance construction of the Dougherty
Road/Dublin Boulevard intersection improvements or, if the City's Traffic
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Initial Study/Eastern Dublin Properties August 2015
Inlpact Fee Probrazn is updated in tl�e fut�,�ze to funcl these i�nproz�e�lz.ei�ts, use ��t
f�aftic iees ��vould �niti�ate this ctunulative in�pact.
� Su�pleinental Mitigation'��easure SM-TRA-2 requires all project developers ii2
the Fallon�%illa�e area to fuzld the�videning of the I-580 eastbound off ramp at
Santa Rita Road to accor�2nledate additional peak hour cunuilative t�-atfic.
• Suppleznental Mitigation Measure S1�1-TRA-3 requires project decelopers in tlie
Fallon Village area to contribute a pro-rata share of ftu-�ding to titi�iden the Cenh•al
Park�vay/Hacienda Dri�e intersection to accoznmodate anticipa�ed cumul ative
traffic. All znitigation measures adopted upon approval of the Eastern Dublin
S�ecific Plan EIR, the 2002 SEIR and the 2005 SEIR shall apply to tlle proposed
Project.
2005 SEIR (Iti'r�llis Rrr�icli S�tbarea). This CEQA document identified the tollo��ving
si�nificallt sttpplemental iinpacts and mitigation measures:
• Supplelnent�l �Zitigation I�leasure TRA-1 reduced tlle iinpact of
additional traff�ic along Tassajara Road segments near tl�e project site to a
less-than-sigiuficant level by requiring the developer to �viden Tassajara
Road to four travel lanes bet�veen North Dublin Ranch Drive to the
northern project access road.
• Supplen1e11ta1 IVlitigatioll Measure TRA-2 reduced the inlpact of potential
tr-affic safety impacts to a less-than-sigiuficant level by requiring
installation of traffic signals at the two project entrances, provide an east-
bound right-turn lane, provide i�orthl�ound left-turn capacity from
Tassajara Road onto project access drives, provide a nortllbound left-turn
lane fi-om Tassajara Road onto tlze soutl�ern access drive and provide a
southbound right-turn pocket���ith a taper on Tassajara Road at both
access roadways.
The proposed project will be required to conlply with all of the above
transportation and circulation mitigation measures.
Soine of the required transportation improvements have already been completed, sozne
ar� under�vay and sonle are planned for the future�vith funding provided through the
Eastern Dublin TIF Program
Pro�ect Tm�acts
a) Cai�se a�z il�icrerrse i�1 trnffr'c zvhidz is sirtistr�r�tinl to ez:isti�ig �rrzffie load crlid sfireet capacit��?
No I\Te�v Iinpact. To assess the potential traffic and transportation impact of tlle
proposed 950-student elernentary and middle school, the firm of Fe11r & Peers
coi��pleted a comprehensive traffic analysis of this portion of the project. Other
portions of the proposed project would generally involve future park developinent
in tl�e Subareas �nrhich �vas not deemed to geilerate a significant amount of traffic.
The Fehr & Peers report is included as Attachment 1 as well as a supplemental
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Initial Study/Eastern Dublin Properties August 2015
meinorandum documenting that future development of a 950-student elementary
and nliddle school �vould result in the same or less uztensive traffic impacts than
the 900-student elementary school analyzed in the base traffic analysis.
Background traffic model information is not contained in this Initial Study, but is
availab]I.e at the City of Dublin Community Development Department during
norinal business hours.
A summary of the traffic analysis is as follows:
Project tri� �eneration. For this project, several sources of trip generation
data were revie`ved, including Fehr & Peers trip generation surveys at
several elementary schools in the Tri-Valley Area. This data was compared
to trip �;eneration rates presented in the Institute of Transportation
EngineE�rs (ITE) Trip Generatiori Manual, (9th Edition) with the resulting trip
generation estimates shown in Table 5 of the full traffic analysis (see
Attachrnent 1). Also see Table 1 in the Addendum Report found in
Attachment 1.
Elementary School sites surveyed in the Tri Valley Area were typically
neighborhood schools with soine students observed walking/bilcing to
school, but with the majority of students being driven to school. The
surveyed rates reflect about 13 percent of the student population walking to
school. Given the number of housing units within the immediate vicinity of
the school, the walk percentage �vas increased to 25 percent, or 225 students.
The res�alting vehicle trip rate per student, accounting for a 25 percent walk
share, is higher than the maximum trip rate per student noted in the ITE
T1�ip GeTte��atiol�a Ma�zual.
For this assessment, Table 1 notes that construction of the proposed
elementary and middle schools would result in a total of 911 trips during
the a.m, peak, 468 trips in the afternoon peak (end of a school day) and 305
trips in the p.m. peak hour.
Project trip distribution and assignment. Project trip distribution refers to
the directions of approach and departure that vehicles would take to access
and leave the site. Estimates of regional project trip distribution were
developed based on existing travel patterns in the area, a select zone
analysis using the City of Dublin travel demand model, and prior analysis
prepared for the site. General trip distribution estimates are presented in
Table 7 of the traffic analysis (see Attachment 1).
Many school trips are part of the parent/guardian trip chain that typically
involves dropping off a child at school on the way to work or other daily
errands, and while it represents a new trip within the immediate project
area, it does not represent new trips to the regional roadway system. This
interaction was accounted for in the assignment of trips to study area
City of Dublin Page 98
Initiai Study/Eastern Dublin Properties August 2015
tnter��ctions. 1 roject tr-ips Fti�ere assigned to t1�e rca�'����a�� net�vork based on
the gei:e�,��l directions ot a��proach and departure �11o�,vn in T�ble 7 b�rt tlle
route that people take to the site could��ar��. Se�arate trip assigninellts are
sho��vn for existing and ruhzre conditions as the t�zll coiulection ot Croak
Road to Dublin Boulevard �ti-ould atfect ho�v vehicles arrive to/depart the
area, especially the school site. Table 7, belo�l-, suinmarized tri� generatic?n.
by land use t����e:
Table 7. Project Trip Distribution
Roadway Pro'ect Tri Assi nment
Residential Use School Use
Fa11on Road North 20% 20��
Fa11on Poad South 60% 10`,"0
Central Pkwy. East 5% 10 jo
Central Pk�ti� �. West 10% 30%
Positano Pkwy. East 5O7o 30%
Total 100% 100�
Source: City of Dublin FaHon Village Draft Supplemental Environmental Impact Report,
August 2005, Jordan Ranch Stage I!Submittal-Site Development Review, Apri120, 207 i,
and Fehr & Peers, 2015
Existing traffic�vith Pro�ect conditions. The project-only traffic volumes
�vere added to the existing peak hour traffic volumes to estimate the
Existing �vith Project peak hot�r intersection turning movement volumes, as
sho�ti�n on Table 8 of the full traffic analysis. For this sceilario it was
assuined that Ceiltral Parkivay �vould connect to Croak Road, connecting to
Dublin Boulevard, in the eastbound direction only. No changes to the lane
configuration or traffic control �vere assumed at any of the study
intersectioils. Traffic signal tinlings, peak hour factors, heavy vehicle
percentages, and pedestrian and bicycle activity at the study iiltersections
�vere left unch�nged froin existing conditions for the initial analysis.
Txistillg �vith Project coilditions �vere evaluated using tlze same methods
described in C1lapter 1 of the traffic ailalysis (see Attac11n1ent 1). The
analysis results are presented in Error! Reference source not found., based
on the traffic volunzes and lane configurations. Table 8 also includes �he
operations results for the Existing without Project conditions for
conlparison purposes.
With the addition of trips related to the build-out of the remaining portions
of Jordan Ranch, intersections in the study area �vould degrade, but�vould
continue to operate witl-iin the City's established level of service for
intersection operations over the peak hour.
i�Tear-ternl conditions. The results of tlle level of service calculations under
near-term conditions �vithout and �vith the project is described in this
City of Dublin Page 99
Initial Study!Eastern Dublin Properties August 2015
section. Traffic volumes for Near-Term without Project conditions comprise
existing; volumes plus traffic generated by approved but not yet constructed
and occupied developinents in the area. Near-Term with Project conditions
are defined as Near-Term i-vithout Project conditions plus net new traffic
generated by the proposed project.
Traffic volumes for the Near-Term conditions �rere developed through the
use of the updated City ot Dublin Travel demand model considering
buildout of a portion of the Dublin Kaiser project, which is proposed on
Dublin Boulevard at Keegan Street. The forecasts represent likely traffic
conditions in the area over the next ten years. Near-Term �vithout Project
traffic volumes are shown on Figure 7 of the full traffic analysis. The
forecasts include the vehicle trip generation of the entitled land uses as
presented previously in Table 9 of the full traffic analysis. The net-ne�v trip
generation associated with the project was added to the without project
forecasi:s, with the resulting forecast presented on Figure 8 of the full traffic
analysis.
The cor.npletion of the Central Park�vay connection to Croak Road, which
connect:s to Dublin Boulevard, was assumed to be completed as a one lane,
bi-directional roadway. No modifications to the study intersection lane
geometries were assumed. Pedestrian and bicycle activity at the study
intersections were left unchanged from existing conditions except for the
with project condition where additional pedestrian activity was assumed at
the intersections that provide primary access to the school site. Heavy
vehicle percentages �vere adjusted to a uniform two percent of traffic.
Traffic signal timings were optimized at some intersections to reflect shifts
in travel patterns as the City of Dublin routinely adjusts traffic signal
timings to ensure optimal travel flow through the City.
Levels of service calculations were conducted to evaluate intersection
operations under Near-Term conditions both without and with the project.
The LOS results are summarized in Error! Reference source not found.
In the Near-Term condition prior to the land uses changes associated with
the project, the study intersections would operate at an acceptable service
level. With the net-change in trips related to the build-out of the remaining
portions of Jordan Ranch, study intersection operations would degrade, but
would continue to operate within the City's established level of service for
intersection operations over the peak hour.
Cumulative traffic conditions. Cumulative traffic forecasts were developed
using tl-�e updated City of Dublin travel demand model, representing
existing traffic, plus traffic from approved and pending developments, as
well as development that could occur under the current General Plan. The
traffic forecasts also reflect traffic shifts that could occur with construction
of new regional roadway facilities, including the El Charro Road extension
City of Dublin Page 100
Initial Study/Eastern Dublin Properties August 2015
tr��In Stolzerid�e Drive �o �tanlev Boulevard and the exten�ion of Dt�blin
�ot.levard east �c� Nortli Can��o��s Park���a5�. Other regi�nal road���ay
inlpr���renlei�ts ii�clt�de tl�e plaiuled��=idez�ing of Sfanley Boulev�rd to
provide three lanes in each direction fron� east of Isabel AventXe.
The resultizl� forecasts and intei sectioi�lazze configurations are presented on
Error! Reference �ource not tound. for the��vitl�out project conclition, ���hich
�-eflects build-out of Jordan Ranch�vith the currentl�� entitled uses. The net-
new t�-ip generation from t11e proposed project �vas added to the
Cunnilative �titithotxt Project hatfic voluines �o estinlate the Cunlula�ive witll
Project trattic volunles, as sho�vn on Tigure 10 of the tull traffic anal��sia.
Modifications to the intersection of Central Park�vay at Falloil Road were
asstuned in the analysis of Cuznulative conditions. Pedestrian and bicycle
activity at the study intersections were left unchanged from existing
conditions except for tl�e with project condition��vhere additional pedestrian
activity was assumed at t11e intersections tliat provide priinary access to the
sclzool site. Heavy vehicle percentages were �djusted to a uiufornl t�vo
perce�lt of traitic. Tratfic signal tiznings �vere optinlized to better
acconunodate shifts in travel patterns �s the City of Dublin routinely adjusts
traffic sig�nal tii�liTlgs to enstlre optiinal travel flo��� through t11e City.
Levels ot service calculations �vere conducted to evaluate intersection
op�rations under Cuznulative conditions both without and �vit11 the Project.
"The LOS results are suii�nlarized in Table 10 of the full traffic analysis. The
corresponding LOS and queue calculation sheets are included in Appendix
B of the fUl] traffic ailalysis.
'1�11e results of tlle LOS calculations indicate that�vit}1 planned developmellt
in Dublin and adjacent jurisdictions in the Cuinulative conditions, the
intersections in tlze vicinity of Jordan Rancll are projected to operate at
acceptable service levels in the Cumulative conditions and the net-change in
vehicle trip generation frc�m the proposed project�vould not clegrade peak
hour operations beyond the establislled LOS thresholds.
Based on the foregoing, there would be no ne�v or substantially more severe
significant iinpacts �vith respect to existing, near-term and cumulative traffic
operations than have been analyzed in previous CEQA documents.
b) E�-ceed, eitlier i�idividur�lly or c1�»rT�rlatively, a LOS starzdard estrtblislied by tlie
Co��t�lty C111A for desig�lr�ted ��orrc�s)? No New Impact. An analysis of regional
road�ti�ays has been prepared to conlply ti�vith requireinents of the Alameda
County Transportation Comznission (Alanleda CTC). The Alalneda CTC
requires the analysis of project inlpacts to �Zetropolitan Transportation
System (I�ZTS) roadways identified in the congestion managenlent plan
(CMP) for developinent projects that�vould generate nlore than 100 PM
City of Dublin Page 101
Initial Study/Eastern Dublin Properties August 2015
peak hour trips. As noted in subsection "a, "above, the proposed project
could generate inore than 100 PM peak hour trips.
This an,alysis completed by Fel-tr & Peers considers the impact of the project
on free�vays, major arterials, and other major roadways as designated by
Alameda CTC. Main items of discussion include the geographic scope of
the Ala�neda CTC roadway analysis, the analysis method, and the results
for 202�� and 2040.
Free�n�a;y and surface street segments in Dublin were included in this
analysis:
• Ini:erstate 580 (2 segments)
• Dublin Boulevard (2 segments)
• Fallon Road (3 segments)
Operations of the MTS freeway and surface street segments were assessed
based on voluine-to-capacity (V/C) ratios. For freeway segments, a per-lane
capacitv of 2,000 vehicles per hour was used. For surface streets, a per-lane
capacitv of 800 vehicles per hour was used. These capacities do not reflect
additio�zal capacity provided at intersections through turn pockets.
Road�vay segments with a V/C ratio greater than 1.0 are assigned LOS F.
In terms of significance criteria, the addition of project traffic could cause a
significant impact on an MTS road�vay segment if:
• The addition of project traffic causes a seginent's operation to degrade
to LOS F.
• The addition of project trips causes the V/C ratio to increase by more
than 0.02 on a segment that already operates at LOS F �vithout the
pr�ject traffic.
The MT'S PM Peak Hour road�vay segment analysis under 2025 and 2040
conditions are provided in Table 11 of the full traffic analysis for the 2025
condition and Table 12 for the 2040 condition. The analysis results show
that the addition of project traffic would not result in LOS F conditions nor
increase the volume-to-capacity ratio by more than 0.02 on a segment
projected to operate deficiently prior to the consideration of the project.
Therefore, the project impact to MTS roadway segments is considered less-
than-significant.
Based on the foregoing, there would be no new or substantially more severe
significant impacts with respect to existing, near-term and cumulative traffic
operations than have been analyzed in previous CEQA documents.
City of Dublin Page 102
Initial Study/Eastern Dublin Properties August 2015
ci CT��7n�e in �ir� ft�R;flc�rr'rte7��is? 1_`�To 1_�T�titi-Iinp�ct. Tl�e praposed pzoject��1rould ha�Te �-�o
inipact on air traffic p�tte�-ns, since it invol��es a a tuture scllool, residei-�tial
developzl�ent, City parks and related land �xses. There �vould be no ne�v ar
substaz�tiall�� inore severe si�n�ficant impacts wit11 respect to �11is in2pact than has
been previously analyzed in previous CEQA documents.
cl) Sl�Z�str�ntirrlll� iTicrerzse lirrzm-c�s dTte to a clesi�Ti fer�t7�re or r��l i7TCO�n�atil�le l��se?
Les�-than-Signific�zt�n�ith Mitigation. Intersections that provide primary�
access to tlle school site are projected to operate acceptably �,vith the project
in all scenarios over the cours� of the peak hour. Ho�vever, arotznd school
bell times, there may be periodic congestion as studellts are dropped-off or
picked-up witl�in the sarr�e time frame. Operations of the intersections of the
Central Park�vay �vith Falloit Road, Sunset Vie�v Drive/School Entry and
Panorama Drive intersections t��ere also evaluat�d for tlze peak 15-minutes
around bell tinles for the morning and after7loon peak hours to assist in the
sizing of intersections to better acconlmodate school traffic flo���s. This
analysis was conducted t�zrough the use of a 0.50 peak hour factor for
inovements th�t���ould have a 1-iigh proportion ot school related traffic
arotu�d bell tinles, inclirding n�oveinents to/fronl Central Boulevard at
Fallon Road and Strnset Vie�v Drive.
Around bell times, operations of the Fallon Road/Ce�ltral Parkway and
Stiuzset Vie�v Drive/Central Park�vay are projected to degrade to LOS E or F
tor brief periods of tiine. Fuith�r�videi�ing of the Fallon Road at Central
Park�vay intersectioil is not recommended, but improvements to the school
acc�ss roadway are recomme�lded to maiiltain traffic flo�v o�1 Ceiltral
Park���ay, �s discussed belo�v.
T11e 95th percentile vehicle queues for the major inovenlents that serve the
scllool site �ti-Ere calculated for the Cuinulative conditions for the nlorning
and afternoon peak period wlleil scllool traffic �vould be most coilcentrated.
Velucle queues are projected to extend beyond the available stc�rage length
tor the southbound left-turil inovement on Fallon Boulevard to Central
Parkway ���it11 the addition of project traffic, and the vehicle queues could
be excessive around bell tinles (1 to 3 traffic signal eycles).
Based on the above information, there ���ould be a potentially significant
vehicular impact with construction of the proposed eleinentary and middle
school. Adherence to Mitigation Measure TRA-1 will reduce this to a less-
than-significant level.
Mitigation Measure TRA-1. The follo�ving features shall be included in
the final design for the elementary and zniddle school:
a) Extend the southbound left-tunl pocket on Fallon Road at
Central Park�vay approximately 200 feet. Signal timings at this
intersection should be nloiutored by the City aild additional
City of Dublin Page 103
Initial Study/Eastern Dublin Properties August 2015
green tilne provided tor the southbound left-turn inovement
around bell times to minimize potential for vehicle queue
spillback to block the thorough lane.
b) Construct an eastbound right-turn only lane on Central
Parkway at the Sunset Vie�v Drive intersection serving the
school site.
c) The existing Class IIa bicycle lane shall be converted to a right-
turn only lane in conjunction with the construction of a raised
curb along the length of the turn pocket and improvements
made to the Class I facility along the south side of Central
Parkway. The final design shall be coordinated with the City of
Dublin Transportation and Operations Manager.
d) Traffic signal operations at the Fallon Road and Sunset View
Drive intersections with Central Parkway shall be monitored by
the City of Dublin staff to establish time of day traffic signal
timing to best accominodate peak school traffic.
e) A school drop-off zone shall be established on the south side of
Central Parkway along the proposed school frontage between
Sunset Vie�v Drive and Panoraina Drive.
f) The northbound approach to Central Parkway at Sunset View
Drive (the proposed school driveway) to provide a northbound
left-turn lane in addition to a through-right shared lane.
g) Consider providing off-set bell times for different grade levels
to reduce peak period traffic volumes.
h) The final site plan for the proposed school shall be reviewed to
ensure that drop-off/pick-up zone is designed to accommodate
peak activities and that sufficient parking is provided to
accommodate parking demands and occasional peak demands,
such as back to school night.
Pedestrian access to the school would be provided by a network of
sidewalks, signalized pedestr-ian crossings, and unsignalized pedestrian
crossings. Sidewalks are expected to be constructed as part of the school
development to provide access to the campus from Central Parkway. There
could be potentially significant pedestrian access impacts with respect to the
school. 'There may also be relatively high levels of pedestrian activity at
�vhich could result in a potentially significant impact. Adherence to the
follo�ving measure will reduce these impacts to a less-than-significant level.
City of Dublin Page 104
Initial Study/Eastern Dublin Properties August 2015
�'I�tigaticsn Me�s��re �`I�AF-2. The fin�1 school design sha1l inelucte
tI1� toll�;vin�:
a) Existin� school related signs and street markin�s s11a11 be
renloved and ne�1� school crossin�s and signs shall L�e installed
��Tithin the ne�tir school zone.
b) Pedestri�sl crossings should be discouraged across dze south
and vvest legs of the Centr�l Park�vay at Sunset Vie�v Drive
intersection to turther minimize pedestrian�ve11ic1e conflicts.
Pedestrian crossings should also be disc�uraged across tl�e
south and �vest legs of the Ceiltral Parkway/Sunset Vie�v Di�ive
intersection.
c) A crossing guard or installation ot a traftic sigilal shall be
considered at tlie Central Park���ay/Sunset Vie�v Drive
intersection to pro��ide safe pedestrian access across Cent�al
Parkway to th� ca111pus.
d) A raised barri�r (fence) s11a11 be installed a]ong the median of
Central Park���ay trom near the intersection of Fallon Road at
Central Park�-vav to near the intersection ot Pa�lorama Drive at
Central Park�vay to discourage mid-block pedestrian crossings.
The final location of tlle tence should be coordinated ���ith the
City of Dublin Transportation and Operations 1��Ianager based
on a field visit.
Class IIa bicycle lanes are provided on Central Park�vay along t}Ze future
fron�age of the school. Th�re could be significant impacts coTUlecting tl�e
existing trail to the future school aild ensuring that adequat�bicycle
parking is provided on the campus. Adherence to the following measure
�vill mitigate tllis imp�ct to a less-than-sigilificant level.
Mitigation Measure TRAF-3. The final design of the proposed
school on the Jordan Subarea shall include the following feature a
connectiozl from Central Park�vay to the school site shall be
provided to facilitate bicycle travel to the campus. Bicyele parlcing
shall also be provided on cainpus as detern�ined by t11e Dublin
Unified School District.
e) Resl�lt i�i i�iader�l.tRte c�nerge�ic�r�ccess? No New Impact. The proposed project would
provide multiple points of entry from eacll ot th.e Subareas. No new or
significantly more severe impaets are t�lerefore anticipated with respect to tllis
topic than have been previously anal��zed in Project CEQA documents.
f) Hrrz�rds o�� barriers fo��pedest��irz�is or� bicyclis�s? Less-than-significant�vith initigation.
The traffic report notes that no transit presently exist on Central Park�vay east of
City of Dublin Page 105
Initial Study/Eastern Dublin Properties August 2015
Fallon Road. Lack of transit�vould be a significant impact and would be reduced
to a less-than-significant level by adherence to the following measure.
Mitigation Measure TRAF-4. The Dublin Unified School District
shall coordinate �vith LAVTA to determine is a bus stop should be
constructed on Central Park�vay in front of the proposed school.
Also see the discussion in subsection "d," above regarding potential impacts to
bicycle facilities. Reference Mitigation Measures TRA-2 and TRA-3 to reduce this
impact to a less-than-significant level.
17. Utilities and Service Systems
Environmental Settin�
The Project area is served by the following service providers:
• Domestic and recycled water supply: Dublin San Ramon Services District
(DSR��D).
• Sewage collection and treatment; recycled water: DSRSD.
• Storm drainage: City of Dublin and Zone 7.
• Solid waste service: Amador Valley Industries
• Electrical and natural gas power: Pacific Gas and Electric Co.
• Comn�lunications: A T & T.
Previous EIr:s
Easterti DifblTSi EIR. In terms of water resources, the Eastern Dublin EIR identified
overdraft of groundwater resources (Impact 3.5/P) as a potentially significant impact
Adherence to Mitigation Measures 3.5/24.0 and 25.0 would reduce this impact to a level
of insignifica.nt. These measures require the City of Dublin to coordinate with DSRSD to
develop recycled water resources and otherwise carefully use water resources and that
all new development in the Eastern Dublin project area to connect to the DSRSD water
system. Impact 3.5/Q identified an increase in water demand as a potentially significant
impact, but this impact could be mitigated to an insignificant level based on
implementation of Mitigation Measures 3.5/26.0-31.0. These mitigation measures
require impl�mentation of water conservation measures in individual development
projects and construction of new system-wide water improvements which are funded
by developm.ent impact fees. Another related impact identified in the Eastern Dublin
EIR is the need for additional water treatment plant capacity (Impact 3.5/R). This
impact�vas i�entified as being reduced to a level of insignificance through the
City of Dublin Page 106
Initial Study/Eastern Dublin Properties August 2015
in-Ep1er,:�el�tatiolz of 1���ti�atiozt '�1�asures �."/31.0-�2.0, ����l�ich requires inl�ro��enle�-�t to
f h� Z�ne %�;Ta�er �vstez�l, tc� t-�e iui�decl b�� ir�di�%idL�a1 d�velo�in�rtt in-�pact fees.
Impact 3.5/S (lack of a �vater distribution sy��tein) F�-as identified as a potentialiy
signiticant ii�lpact in t�1e Eastern Dublin EIR, but this impact has been ieduced to an
insi�nificant level through adherence to Mitigation Measures 3.5/34.0-38.0. These
znitigations require upgrades to t�ze project area �vater s��stenl and provision ot a "tvill
serve" Ietter prior to issuance of a brading perinit. Inlpact 3.5/T identified a potentially
signiticant inzpact related to induceinent of sul�stantial growth and c�ncentration ot
population in the project area. The Eastern Duhlin EIR fc�und that tl�is i�as a sigiufic�uzt
�nd unavoidable inlpact.
Regardin� se�ti�er service, the Eastern Dublin EIR identified Iilzpac�3.5/B (lack ot a
i��aste��-ater collection systenl) as a potentially significant iinpact that could be mitigated
through adherence to Mitigation Measures 3.5/1.0-5.0. These measures require DSRSD
to pre�are an area-titiride �vaste���ater collectioil system znast�r plan, requires all ne�v
development to be coni�ected to DSRSD's public se�n�er systenl, discourages oi1-site
���aste�vater treahnent, requires a "will-serve" letter from DSRSD and requires that all
se���-er facilities be const�-ucted to DSRSD engineering standards. Inl�act 3.5/C noted �n
inlpact���ith regard to extension of a se�ver trtulk line with capacity to serve new
dev�lopnlent, but could be reduced to an illsignificant level since the proposed Easterll
Dublin Specific Plan se�ver system has been sized to accoinmodate il�creased sewer
clenland trom the Specific Plan project. Impac�3.5/G found that lack of tivaste�vater
disposal ca�acity as a significallt impact. An upgraded���aste�vater disposal facility 1s
presently being constructed by the Liv�rmore A�nador Valley Water Management
Agency. Impact 3.5/E identified lack of wastewater treatment plant capacity as a
potentially significailt i�npact, �vl�ich could be redticed to an insignificant level through
adllerence to Mitigation Measure 3.5/8.0, �vhiclz requires that�vastewater treatrnent and
disposal be �i�ade av�ilable to ineet anticipated developnlent in Eastern Dublin.
2002 SEIR (Jordr��i Rr�j�di p��o�erty). The 2002 SEIR identified two supple�nental ilnpacts
related to utilities and service systeins. Supplenlental IYnpact UTS-1 identified an
uncertain energy supply within this por�ion of PG & E's service territory. Mitigation
��Ieasures SM-U'1S-1 required City discretionary revie�v prior to installation of any on-
site power generators aild SM-UTS-2 requires that applicants for Site Development
Reviev�� approvals obt�in will serve letters from PG & E prior to approval of such
applications.
Supplemental Iinpact SN1-2 identitied a supplemental impact�vith regard to constraiilts
of PG & E's local distribution system. This impact�vould be mitigated by adherence to
Supplelnental Mitigation Measures UTS-1 and 2.
i�TO other impacts related to utilities or services systems �ti�ere included in previoLls
CEQA docume�zts for Subarea 3 or the �Nallis Ranch property.
All �zzitigation measures contained in t11e Eastern Dublin EIR and 2002 SEIR (Jordan
Ranch) �vill apply to the proposed project.
City of Dublin Page 107
Initiai Study/Eastern Dublin Properties August 2015
Project Im�acts
a) Exceed�:��aste�c�ater treat»ae�it rer��tire��ie�its of the RWQCB? No New In2pact. All project
Subareas are located �vithin the service area of DSRSD. Applicable mitigation
measur�es contained in the Eastern Dublin EIR will apply to this project to ensure
that adequate funding is supplied to DSRSD so that water and wastewater
facilities are consistent with �vasteivater discharge requirements mandated by the
Region.al Water Quality Control Board. No ne�v or substantially more severe
supplelnental iinpacts have been identified in this Initial Study than have been
analyzed in previous CEQA documents.
b) Require �iew water o��wastewcrter treatme�it fr�cilifies or expa�isiof2 of existilig facilities?
No Ne�v Impact. The EDSP and Eastern Dublin EIR require developers of each
individual project in the Eastern Dublin area to fund their fair share contribution
to construct major, backbone infrastructure systems as well as to either fund or
consfiruct local �vater and �nTaste�vater facilities shown in the EDSP. Therefore,
altllough new water and wastewater facilities could be needed to serve future
proposed development on three Subareas, these facilities have been identified in
the Eastern Dublin Specific Plan. As part of project review by the City of Dublin,
DSRSD and Zone 7 staffs, future individual project developer(s) within the three
Subareas �vill either be required to future development projects or pay
development impact fees to assist in the construction of regional water and
wastewater facilities.
DSRSD staff have indicated that there is adequate long-term wastewater collection
and treatment capacity exists to serve future development that could be
constructed under the amended General Plan and Specific Plan (source: Stan
Kolodzie, DSRSD, 5/27/15) There would therefore be no ne�v or substantially
more severe significant impacts with respect to this impact than has been
previously analyzed in previous CEQA documents.
c) Require new stor�n drai�iage facilities? No New Impact. Future development on he
three Subareas would require ne�v drainage facilities to support proposed
development. The Eastern Dublin Specific Plan identifies storm drain facilities to
be constructed in the Eastern Dublin Planning Area to ensure that adequate
drainage is provided. Future project developers within each of the Subareas will be
required to either construct these facilities or pay development impact fees to assist
in the construction of regional drainage facilities. There would therefore be no new
or substantially more severe significant impacts with respect to this impact than
has been previously analyzed in previous CEQA documents.
d) Are suff�cient water supplies avr�ilable? No New Impact. Fufiure development that
would be allowed on the three Subareas would incrementally increase the need for
potable water in Eastern Dublin. Future park areas would be connected to
DSRSD's recycled water line for irrigation of plantings (source: M. Porto, Dublin
Community Department, 7/13/15). DSRSD staff have confirmed that the District
has master planned future growth in the District Urban Water Management Plan
City of Dublin Page 108
Initial Study/Eastern Dublin Properties August 2015
and an adequat� �u�7��Iv ot�v��tei���ill be available. Di�trict staff also notes that the
supply ot �r-atcr co�zld l�� lizr�ited to alI tksers in the tuture duri�lg peric�d of ���ater
�hortages (source: Staz�Koi��dzie, DSRSD, 5/27/15).
No ne�v or i�lore se��ere si�iuticat�t iinpacts���ith respect to a loi-��-ternl i���ater
sup��I�� have been identified in previous CEQA dacuinents.
e) _�c�e��i�tr�te z��rrste���r�ter crrpr�citi� �o ser��e fl,e �roposecz �roject? No Ne�ti� Impact. See
res�onse to "a," avo��e.
t) So11c� z��nste dis�osr�l? No I�e�v Iznpact. T11e project area is vvithin tlle franchise area of
Ainador Valley Industries, a compaily that provides residential and conlinercial
solid �vaste pick-up and recycling services. Iinpacts related to solid waste disposal
���ere analyzed in the Eastenl Dublin EIR and since development under the
proposed project�vould generally be consistent�ti�ith previous extent ai�d nahzre of
Iand use approvals t11at�vere analyzed in the prior CEQA docuiilents, no ne�v ��r
substantially more severe iinpacts are anticipated than have been previously
anal��zed in prior CEQA revie�vs.
g) Co�n��ll� zt�itlr federal, str�te r�tic� local strrtl��tes rr�lcl refizllr�tiorrs relr�ted to solid zur�ste? No
Nei-v Iin��act. The existitlg eervice provider�vill eizsure adherence to federal, state
and local solid waste regulations should the project be ap�roved. There �vould
tlzeretore be no ne�v or substantially znore severe significant impacts with respect
to this ir�ipact than has been pi,eviously analyzed in the prior CEQA documents
18. Mandatory Findings of Significance
a) Docs t1�e�1�oject lir���e tlre�oterltir�l to deg��ade t]�e r�l�trrlity of tlie e��viro�il�icfzt, sril�sta�itially
r�dl�ce fhe l�abitrrt of r�fis)r or u�ildlife s�ecies, a�ltise r� fis1� or wildlife }?opztlrrtioli to d��op
��elozv sel f-srtistrri�zilr� lez�els, tlirc�rtelr to eli>>lirinte n plq�it or alii»zr�l co�rimli�zify, redi�ce tl�e
rn�»lber of or restl•ict tlie ra��2ge of r� rr�re or e�lda�igered�la�7t o1�n�limal or elil»i>»te
iTrTportr��it e,xcr�nples of tlie major periods of C�lifora�ia history or prehistoa•y? No New
Ilnpact. Potential impacts related to substantial reduction of fish or��vildlife species
or their respective species, reduce the range or number of endangered plant or
animal species or eliminate examples of nlajor period of Califorriia history or
prehistory in the eastern Dublin area 11ave been analyzed and mitigated in the 1993
Eastern Dublin EIR, Suppleinental EIRs and other prior CEQA documents. As
identified in the above Initial Stud��, the proposed project would cause no nev�r or
substantially nlore sigiuficant impaets on biological or cultural resources beyond
tllose identified in previous CEQA documents.
b) Does the�roject lTaz�e inl�r�cts fhrrt rzre i�idividr.�r�lly limited, but c����irilr�tively co�isiderable?
("Cumulatively considerable" means that the incremental effects of a project are
considerable�vhen vie�tired in connection tivith the effects of past projects, the
effects of other current projects and the effects of probable future projects). I�To
I�Tew Imp�ct. Significant and una�roidable impacts have been identified �vith
City of Dublin Page 109
Initial Study/Eastern Dublin Properties August 2015
regard to cumulative biological, air quality and transportation issues for the
overall Eastern Dublin project, of�vhich the three Subareas are a component. The
proposed project would not result in new or substantially more severe significant
cumulative iinpacts than have been previously analyzed in previous CEQA
documents by the City.
c) Does the p��oject have envi��o�urzentr�l effects u�hicli will caT�se substaiTtial adverse effects on
Itumr�n beings, either directly or i�idTrectly? No New Impact. No such impacts have
been discovered in the course of preparing this Initial Study. There would
therefor.e be no neiv or substantially more severe significant impacts with respect
to this impact than has been previously analyzed in previous EIRs.
Initial Stu�iy Preparers
Jerry Haag, Urban Planner, project manager
Kathrin Tellez, Fehr & Peers, traffic and transportation
Michael Thill, Illingworth & Rodkin, acoustics
Jorda�l Roberts, Illingworth & Rodlcin, acoustics
Josh, c�armen, Illing�vorth & Rodkin, air quality
Amar�da Karchefski, MacKay & Soinps, exhibits
Agencies and Organizations Consulted
The follo�ving agencies and organizations were contacted in the course of this Initial
Study:
City of Dublifi
Luke Sims, AICP, Community Developinent Director
Jeff Baker, AICP, Assistant Community Development Director
Michael Porto, Planning Consultant/Project Manager
Andrew Russell, City Engineer
Jaysan Imai, Senior Civil Engineer
Obaid Khan, Senior Transportation Engineer
Kathleen "Kit" Faubion, AICP, Assistant City Attorney
Bonnie Terra, Alameda County Fire Department
Derulis Houghtelling, Dublin Police Services
Paul McCreary, Director, Dublin Parks and Community Services
Dublin Sqn Ramor2 Services District (DSRSD)
Stan Kolodzie, engineer
California Departmefit of Toxic Substances Co�it��ol (DTSC)
Website
Appli�cayit Representatives
Kevirt Fryer, Michael Snoberger, Chris Davenport
City of Dublin Page 110
Initial Study/Eastern Dublin Properties August 2015
�e��r�nc�s
Calitornia Enviroruz�ent�l Qualit�� �ct ��r Qual_it�f Guidelil�es, Ba�� Area Air
Qualit�� ?���a�lagenlent District, 2011
Dublin General Plan, City of Dublin, Updated tlu ougll 11/18�14
Dublin Panch�1'est Pro�ect, Su�lenlental Environmental Im��act Re�ort, Citv ot
Dublin, No��ember 2014
Eastern Dublin S�ecific Plan and Geileral Plan Enviroilmental Im�act Re�ort,
Wallace Roberts & Todd, 1994, Updated through 10/7/14
Eastern Dublii� ProUerties Sta�;e 1 Develo�ment Plan and Annexation, Draft
Su�lemental EIR, City of Dublin, January 2002
Eastern Dublin Scenic Corridor Policies and Stand�rds David Gates &
Associates, 1996
Fallon Villa�e Pro�ect, Draft Sup�lemental EIR, City of Dublin August 2005
Livern�ore MuniciU�l Air�ort, Air�oit Land Use Com�atibilitv Plan, ESA
Associates, August 2012
City of Dublin Page 111
Initial Study/Eastern Dublin Properties August 2015
Attachment 1
Jordan Subarea Traffic Analysis &
Supplemental Memorandum
City of Dubiin Page 112
Initial Study/Eastern Dublin Properties August 2015
East�rn Dublin Specific Plan Atnendment
Transportation Assessment
Prepared for:
City of Dublin
July 2015
WC15-3236
FEHR �i� PEERS
Eastem Dubtin Specific Plan Amendment Transportation Assessment
� July 2015
Table of Contents
1.0 INTROGUCTION................................................................................................................................1
StudyPurpose.......................................................................................................................................................................1
ReportOrganization...........................................................................................................................................................1
Stuciy Locations and Analysis Scenarios.............................................................................................................5
Scenarios.................................................................................................................................................................................5
AnalysisMethods.................................................................................................................................................................6
SignalizedIntersections............................................................................................................................................6
UnsignalizedIntersections.......................................................................................................................................7
SignificanceCriteria............................................................................................................................................................8
2.0 EXISTING CONDITIONS..................................................................................................................10
RoadwaySystem...............................................................................................................................................................10
Existing Pedestrian and Bicycle Facilities.................................................................................................................11
PedestrianFacilities.................................................................................................................................................11
Bicy��le Facilities.........................................................................................................................................................11
ExistingTransit Service...................................................................................................................................................12
ExistingTraffic Counts....................................................................................................................................................13
ExistingOperations..........................................................................................................................................................15
IntersectionOperations.........................................................................................................................................15
VehicleQueuing........................................................................................................................................................16
3.0 PROJEC'T CHARACTERISTICS.........................................................................................................17
ProjectDescription...........................................................................................................................................................17
ProjectTrip Generation..................................................................................................................................................18
Project Trip Distribution and Assignment...............................................................................................................21
4.0 EXISTING WITH PROJECT CONDITIONS......................................................................................25
Existing �rvith Project Traffic Volumes and Roadway Improvements............................................................25
Analysis of Existing with Project Conditions..........................................................................................................25
5.0 NEAR-TERM CONDITIONS..................................................................••••.......................................28
�� i
��
Eastern Dub(in Specific Plan Amendment Transportaiion Assessment
� Ju(y 2015
i�ear-Te:m ?ntersection Voi�;mes and ��ear-Term Roadway?m�ro��e!?�ents............................................28
Anaiysisof fJear-Term Conditions.............................................................................................................................31
6.0 Cl1f�lIULATIVE CONDITIQNS..........e................................................................................................33
Cu«�ula±ive Intersection Volumes and Road����ay Impro�4�emen*s...................................................................33
Ar�alysis of Cumulative Conditiors._...................................................................._...................................................36
7.0 ALAMEDA COUNTY TRANSPORTATION COMMISSION RQADWAY ANALYSIS......................38
Alameda CTC Roadway Analysis Study Area.........................................................................................................38
TrafficForecasts.................................................................................................................................................................38
AnalysisMethod................................................................................................................................................................39
SignificanceCriteria........................................................................................................................................................39
Analysis Resu!ts.............. ...............39
..............................................................................................................................
8.0 SCHOOL SITE ACCESS CONSIDERATIONS....................................................................................44
Vehicular Site Access and Circulation.......................................................................................................................44
Pedestrian Access and Circulation.............................................................................................................................47
Bicycle Access and Circulation.....................................................................................................................................47
Transit Access and Circulation.....................................................................................................................................48
o ii
Eastern Dub(in Specifc P(an Amendment Transportation Assessment
. July 2015 ,
Appendices (under separate cover)
Appendix A:Traffic Count Data
Appendix B: Peak Hour Level of Service and Queue Analysis Worksheets
Appendix C: Peak Bell Time Level of Service and Queue Analysis Worksheets
r� ���
ry
Eastern Dub!in Specific Pfan Arnendment Trcnspo.rtation Assessmer-�t
Ju(y 2015
L�s� af Figur�s
Figure 1 Project Site Vicini+y and Study Int�rsectirr Locatior�s................................................._..............................2
Figure2 Project Site Plans.........................................................................................................................................................3
F�gure 3 Existing Conditions Peak Hour Traffic Volumes, Intersection Lane Configurati�n and Traffic
Cortrcl..........................................................................................................................................................................14
Figure 4 Existing Conditions Pro;ect Trip Assignment................................................................................................23
Figure 5 Future Conditions Project Trip Assignment...................................................................................................24
Figure 6 Existing �vith Project Build-out Peak Hour Traffic Volumes.....................................................................26
Figure 7 Near-Term without Project Peak Hour Traffic Volumes............................................................................29
Figure 8 Near-Term with Peak Hour Traffic Volumes..................................................................................................30
Figure 9 Cumulative��vithout Project Peak Hour Traffic Volumes...........................................................................34
Figure 10 Cumulative with Project Peak Hour Traffic Volumes..................................................................................35
List of Tables
Tabie 1 Signalized Intersection LOS Criteria.....................................................................................................................7
Table 2 Unsignalized Intersection LOS Criteria................................................................................................................8
Table 3 Ex.isting Conditions Peak How�Intersection Levels of Service................................................................15
Table 4 Project Development Summary..........................................................................................................................18
Table 5 900-Student Elementary Schooi Trip generation Estimates....................................................................19
Table 6 Jordan Ranch Trip Generation.............................................................................................................................20
Table7 Project Trip Distribution.........................................................................................................................................22
Table 8 Existing with project Condition Peak Hour Intersection Leveis of Service........................................27
Table 9 Near-Term Condition Peak Hour Intersection Levels of Service...........................................................31
Table 10 Cumulative Condition Peak Hour Intersection Leveis of Service...........................................................36
Table 11 2025 PM Peak Hour CMP Roadway Segment Analysis.............................................................................40
Table 12 2040 PM Peak Hour CMP Road�ti�ay Segment Analysis.............................................................................42
Table 13 Peak Bell Time Assessment Intersection Levels of Service.......................................................................45
Table 14 Cumulative Condition Vehicle Queue Summary..........................................................................................45
,. iv
Enstern Dub(in Specific Plan Amendment Transportation Assessment
� Ju1y2015
a.a �r�-r�.�a�s��-�e��
This report presents the analysis and findings of the Eastern Dublin Specific Plan (EDSP) Amendment
transportation irnpact assessment (TIA). This chapter discusses the TIA purpose, analysis methods, criteria
used to identify significant impacts, and report organization.
The study's purpose is to evaluate the transportation impacts of the proposed Eastern Dublin Specific Plan
amendment. The approximately 10-acre site is within the lordan Ranch development—located east of
Fallon Road, south of Positano Parkway, and traversed by Central Parkway, as shown on Figure 1. The
Specific Plan Amendment would change the land use designation on a portion of the site from
parks/public recreation to park/public recreation/school to accommodate a proposed elementary school.
A conceptual project site plan is shown on Figure 2a for the 2012 approved project, and on Figure 2b for
the current proposal.
This study addresses the project's impacts on the local roadway system under existing, near-term, and
cumulative scenarios and discusses potential impacts to the adjacent bicycle, pedestrian, and transit
network. Potential transportation-related conditions with development in the Jordan Ranch area of the
EDSP area were documented in the Fa(lon Village Project Environmenta(Impact Report (EIR), August 2005.
At the time the 2005 EIR was prepared, a detailed site plan had not yet been developed. In 2010 and 2012,
Fehr & Peers prepared transportation conditions to the results and conclusions of the EIR analysis.
Generaily, changes in 2010 and 2012 to the Jordan Ranch project did not change the overall conclusions
of the transportation and circulation section of the EIR.
This report is divided into eight chapters as described below:
• Chapter 1 –Introduction discusses the purpose and organization of this report.
• Chapter 2–Existing Conditions describes the transportation system in the project vicinity,
includinq the surrounding roadway network, peak period intersection turning movement volumes,
existing bicycle, pedestrian, and transit facilities, and intersection operations.
• Chapter 3–Project Characteristics presents the project description and trip generation,
distribution, and assignment.
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Eastern Dubfin Specific Pfan Amendment Transportation Assessment ,
� Ju(y 2015
• Chaptei�4—Existing with Project Conditions addresses the existing condition with the project,
and disc:usses vehicular impacts.
• Chapter 5—Near-Term Conditions address the near-term (year 2025) conditions, both without
and with the project, and discusses vehicular impacts.
• Chapter 6—Cumulative Conditions addresses the future (year 2040) conditions, both without
and with the project, and discusses vehicular impacts.
• Chapter7—Alameda County Transportation Commission Metropolitan Transportation System
(MTS) Roadway Analysis presents the impacts of the Project on the MTS roadway system.
• Chapter•8—School Site Access Considerations discusses site access to the elementary school
site for all modes of travel. Recommendations are provided.
STUDY LOCATIONS AND ANALYSIS SCENARIOS
Project impacts on the study area roadway facilities were identified by measuring the effect project traffic
would have on intersections in the site vicinity during the morning (7:00 to 9:00 AM), afternoon (2:00 to
4�00 PM), and evening (4:00 to 6:00 PM) peak periods when commute traffic is typically the highest and
the project is expected to generate the most vehicular traffic. The study intersections were selected in
consultation with City staff based on a review of the project location and the amount of traffic that could
be added to the intersections in the site vicinity. These intersections are shown on Figure 1 and listed
below:
1. Fallon Road/Positano Parkway
2. Lockhart: Street/Central Parkway
3. Fallon Road/Central Parkway
4. Sunset View Drive/Central Parkway
5. Panorarria Drive/Central Parkway
Operations of the intersections above were evaluated for the following scenarios using the Transportation
Research Board's (TRB) 2000 Highway Capacity Manual methodology using Synchro 8 analysis software.
• Existing Conditions—Existing volumes obtained from traffic counts and the existing roadway
system configuration.
• Existing with Project— Existing volumes obtained from traffic counts plus traffic estimated for
the projErct. The roadway system is the same as the Existing Conditions scenario.
�� 5
�y
Eastern Dublin Specific P(an Amendme�7t Transportation Assessment
luly 2015
. h�ear-term w��thout Project Conditions—�xis�ing volu!��es plus trGffic estimates for approved
and pending develo�ments, and/or traTfic increGses due to regional growth. Tnis scer.ario reflects
likely conditions in the next 10 years. Traffic forecasts for this scenano���ere de��eloped us!ng the
rece;tly updated City of Dublin travel demand model, supplemented by manual adjustments of
the forecasts in the Jordan Ranch Grea to better reflect �lanned develcpment pa�terns.
. Near-Term with Project—Traffic vo�umes from ti��e Near-term without Pro;ect Conditions
scenario plus traffic estimated for the Project.
. Far-Term (Cumutative) Without Project Conditions—Projected traffic volumes and the
projected roadway system using the City of Dublin travel demand model, supplemented by
manual adjustments of the forecasts in the Jordan Ranch area to better reflect planned
development patterns.The traffic forecasts include Approved and Pending projects from the
Near-Term without Project Conditions, in addition to build out of land uses consistent�vith the
General Plan.
. Far-Term (Cumu(ative) Project Conditions—Traffic volumes from the cumulative v��ithout
project scenario plus traffic estimated for the project at build-out.
The operations of roadway facilities are described with the tenn "level of service" (LOS). LOS is a
qualitative desa�iption of traffic fiow based on factors such as speed, travel time, delay, and freedom to
maneuver. Six levels of service are defined ranging from LOS A (free flow conditions) to LOS F (over
capacity conditions). LOS E corresponds to operations °at capacity." When volumes exceed capacity, stop-
and-go conditions result and operations are designated as LOS F. The City of Dublin generally strives to
maintain LOS D or better for peak hour intersection operations. However, the City may permit LOS E or F
for vehides if improvements to accommodate vehicle travel are contrary to other goals and policies of the
City, such as the Complete Streets policy.
Different methods are used to assess signalized and unsianalized (stop-controlled) intersections.
Sianalized Intersections
Operations of signalized intersections were evaluated using the method from Chapter 16 of the
Transportation Research Board's 2000 Highway Capacity Manual, which uses various intersection
characteristics (such as traffic volumes, lane geometry, and signal phasing)to estimate the average control
delay experienced by motorists traveling through an intersection. Control delay incorporates delay
associated with deceleration, acceleration, stopping, and moving up in the queue. Table 1 summarizes the
relationship between average delay per vehicle and LOS for signalized intersections. This method
6
•
Eastern Dublin Specific Plan Amendment Transportation Assessment
. luly 20.�5
evaluates e��ch intersection in isolation and the effects of vehicle queue spillback are not considered in the
analysis results.
TABLE 1
SIGNALIZED INTERSECTION LOS CRITERIA
Levetof.�._ ,_ � � ' � � � �
� ` �� �,�°��-�����,, � ,� � k
Service � � ,�� Descrip#�Q» ��� �� � - Deta �n
�,� , , � X
� �`�� � `' Seconds
v... ,. �. . �������,���w � x.,=.�� .�� � '
�'� � ' r" `
A Progression is extremely favorable and most vehicles arrive during the green phase. f
Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. � 10.0
g Progression is good, cycle lengths are short,or both. More vehicles stop than with > 10.0 to
LOS A,causing higher levels of average delay.
20.0
Higher congestion may result from fair progression, longer cycle lengths, or both.
� Individual cycle failures may begin to appear at this level,though many still pass ' 20.0 to
through the intersection without stopping. 35.0
The influence of congestion becomes more noticeable. Longer delays may result
p irom some combination of unfavorable progression, long cycle lengths, or high > 35.0 to
volume to capacity(V/C) ratios. Many vehicles stop,and the proportion of vehicles
not stopping declines. Individual cycle failures are noticeable. 55.0
This level is considered by many agencies to be the limit of acceptable delay. These
E high delay values generally indicate poor progression, long cycle lengths,and high ' S5.0 to
V/C ratios. Individual cycle failures are frequent occurrences. 80.0
This level is considered unacceptable with oversaturation,which is when arrival flow
F rates exceed the capacity of the intersection. This level may also oceur at high V/C
ritios below 1.0 with many individual cycle failures. Poor progression and long cycie ' 80.0
lengths may a�so be contributing factors to such delay levels.
Source:2000 High�vay Capocity Manua(.
Unsipnalized Intersections
Operations at unsignalized intersections were evaluated using the method from Chapter 17 of the 2000
Highway Copacity Manual. With this method, operations are defined by the average control delay per
vehicle (measured in seconds) for each movement that must yield the right-of-way. At two-way or side
street-controlled intersections, the control delay (and LOS) is calculated for each controlled movement,
the left-turn movement from the major street, and the entire intersection. For controlled approaches
composed of a single lane, the control delay is computed as the average of all movements in that lane.
The delays for the entire intersection and for the movement or approach with the highest delay are
reported. Table 2 summarizes the relationship between delay and LOS for unsignalized intersections.
��
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Eastern Dubl;n Specific P(an A;nenament Transportction Assessment
J��ly 2015
T/�BLE 2
UNSIGNALIZED INTERSECTd�N LOS CRITE�tIA
Level of Service Description Delay in Seconds
A Little or no delays < 10.0
B Short traffic delays > 10.0 to i5.0
C Average traffic delays > 15.0 to�5.0
D Long traffic delays > 25.0 to 35.0
E Very long traffic delays > 35.0 to 50.0
Exireme traffic delays with
F intersection capacity exceeded > 50.0
Source:2000 Nigh���-oy Capacit}�Manual.
Although the Transportation Research Board has published the 2010 Highwoy Capacity Manual (HCM),
delay for vehides was calculated using the 2000 HighU✓ay Capacity Manual method as implemented by
the Synchro 8 software. The delay calculations for vehicles have not appreciably changed between the
2000 and 2010 HCM methods, and the City of Dublin has not yet adopted use of the 2010 methods.
Additionally, some non-standard phasing types and some shared lane situations cannot be analyzed using
the 2010 HCM methcd. All impacts were assessed using the 2000 HCM method.
The determination of significance for project impacts is based on applicable policies, regulations, goals,
and guidelines defined by the City of Dublin.
The impacts of the project were evaluated by comparing the results of the level of service calculations
under Existing with Project, Near-term with Project, and Cumulative with Project conditions to the results
under Existing, Near-term without Project, and Cumulative without Project conditions, respectively. As the
project is a general plan amendment and a specific site plan has not been developed for the school, the
revievd focuses on potential impacts to local intersection operations. General guidance for the provision
of transportation infrzstructure to support development of the school site is also provided.
Off-site intersection impacts could be corsidered if the Project would results in any of the following:
• 8
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Ecstem Dublin Specific Plan Amendment Transportation Assessment
. Ju(y 2015 $,
• The project would conflict with an applicabie plan, ordinance or policy establishing measures of
effectiveness for the performance of the circulation system, taking into account all modes of
transportation including mass transit and non-motorized travel and relevant components of the
circulation system, including but not limited to intersections, streets, highways and freeways,
pedestrian and bicycle paths, and mass transit. A significant impact coutd be identified:
o If a signalized intersection is projected to operate within delay ranges associated with less-
than-capacity conditions (i.e., LOS D or better with an average control delay of equal to or
less than 55 seconds per vehicle)without the project and the project is expected to cause the
facility to operate at a LOS E or F;
o If the intersection is already unacceptable operations (i.e., LOS E or LOS F) under no project
conditions, the project adds 50 or more peak hour trips;
o If the operations of an unsignalized study intersection is projected to decline with the
addition of project traffic, and if the installation of a traffic signal based on the Manual on
Uniform Traffic Control Devices (MUTCD) Peak Hour Signal Warrant(Warrant 3)would be
warranted.
o If the addition of project traffic at a study intersection would result in the 95th percentile
vehicle queue exceeding the available storage or would increase 95th percentile queue by
more than two vehicles where the queue already exceeds the available storage space;
• The project would conflict with an applicable congestion management program, including but not
limited to level of service standards and travel demand measures, or other standards established
by the Alameda County Transportation Commission (Alameda CTC) and/or Tri-Valley
Transportation Council (TVTC) for designated roads and highways:
o Exceed, either individually or cumulatively, a LOS standard established by the Alameda CTC
and/or TVTC for designated roads or highways;
o For a roadway segment of the Alameda CTC Congestion Management Program (CMP)
Netevork,the project would cause (a)the LOS to degrade from LOS E or better to LOS F or(b)
the`✓/C ratio to increase 0.02 or more for a roadway segment that would operate at LOS F
without the project; or
o Cause congestion of regional significance on a roadway segment on the Metropolitan
Transportation System (MTS) evaluated per the requirements of the Land Use Analysis
Proqram of the CMP1.
` The Alameda Cou�ty Transportation Commission (ACTC) requires the assessment of development-driven impacts to regional
roadways of projects that generate more than 100"net new"PM peak-hour trips.
�� 9
�y
fastern Dublin Specific F!an A�r,endment Transportation Assessment
Ju(y 2015
�.� �i������� ����������
This chapter describes the existing transportation conditions in the study area, including the roadv�,�ay
netv�ork and pedestrian, bicyc!e, ar�d �ransit facilities in the 4�icinity of the project area.
The project area is located east of Fallon Road, south of Positano Parkway, and traversed by Central
Parkway. Roadways in the study area are described below:
Fa((on Road is a north-south arterial roadv�,�ay that connects I-580 to Tassajara Road. It currently provides
two travel lanes in each direction, �vith the ex.ception of the segment that provides three lanes in each
direction betv,�een Central Parkway and Gleason Drive. Eetween I-580 and Central Parkway, this segment is
ultimately planned to provide three lanes in each direction. This roadway is being upgraded as
development occurs on parcels fronting the roadway, and wili ultimately provide sidewalks and bicycle
facilities along its length. Fallon Road is a designated route of regional significance.
Central Parkway is an east-west roadway that extends from Arnold Road to east of Fallon Road.
Between Arnold Road and Tassajara Drive, and east of Fallon Road, it is a designated collector roadway.
Between Tassajara Road and Failon Road, it is a designated arterial roadway. It generally provides one
travei lane in each direction with a landscaped median, bicycle lanes and sidewalks along portions of the
roadway that have fronting development. On-street parking is allowed on some portions of the road�vay.
Positano Parkway is an east-west roadway that extends from Fallon Road to Croak Road. It is a two-lane
arterial with a landscaped median, sideevalks, and bike lanes. On-street parking is not allowed on this
facility.
Dub(in eoulevard is an east-�vest designated arterial road�vay in the City of Dub(in Genera( P(an that
extends from west of San Ramon Road to its current terminus at Fallon Road. It is generally a four to six
lane facility with a landscaped median. No on-street parking is permitted on this facility. Dublin Boulevard
is a designated route of regional significance. Bicycle lanes and sidewalks are provided on portions of
Dublin Boulevard.
Lockhart Sfreet is a north-south collector roadway that extends from Dublin Boulevard to Gieason Drive.
This facility is complete �vith a landscaped median and bike lanes. Sidewaiks are present where there is
� 10
Eastern Dublin Specific Ptan Amendment Transportation Assessment
. July 2015
adjacent development—sidewalk infill �vould occur as the adjacent lands become developed. On-street
parking is not allowed on this facility.
Sunset View Dr�ive is a local residential roadway that spans north from Central Parkway inside the project
area. It is a two-lane facility with on-street parking and sidewalks.
Panorama Driv�e is a north-south local residential facility inside the project area that parallels Sunset
View Drive to the east. It is also a two-lane facility with on-street parking and sidewalks.
PEDESTRIAN 1=ACILTTIES
Pedestrian facilities include sidewalks, pathways, crosswalks, and pedestrian signals. Sidewalks are
provided along most roadways in the immediate study area, although there are portions of Central
Parkway and Fallon Road where the roadway has not yet been constructed to its ultimate width and
sidewalks have not yet been constructed.
6ICYCLE FACILITIES
Bicyde focilities in Dubiin include the following general types:
• Class I: Shared Use Path - These facilities provide a completely separate right-of-way and are
designa?:ed for the exclusive use of bicycles and pedestrians with vehicle cross-flow minimized.
• Class II A: Bicycle Lane - Bicycle lanes provide a restricted right-of-way and are designated for the
use of bicycles for one-way travel with a striped lane on a street or highway. Bicycle lanes are
generally a minimum of five feet wide.Vehicle parking and vehicle/pedestrian cross-flow are
permitted.
• Class II Es: Buffered Bicycle Lane - Buffered bicycle lanes are conventional bicycle lanes that
provide a restricted right-of-way with an added buffer space separating the bike lane from the
adjacent vehicle lane and/or parking lane. The buffered area provides greater distance between
bicyc�ists, and parked cars and moving traffic and allows for bicyclists to pass one another within
the bicyr_le lane without entering the vehicle lane. Buffered bicycle lanes are generally made up of
a six foot wide bicycle lane and a two-foot wide buffer.The buffer is striped with two solid white
lines with diagonal hatching or chevron markings within the buffer zone.
• Class III,4: Bicycle Route with Sharrows -These bikeways provide right-of-way designated by
signs or pavement markings for shared use with motor vehicles. These include sharrows or
"shared-lane markings"to highlight the presence of bicyclists.
(� 11
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Eastern Dc�b[in Specific P(an Amendmer,t Transportation Assessment
Ju(y z015
�Nithin the study area, Cla�s it a k; cyde !ares are provided on Dublin 5ou!evard, Falloi� R,�ad and Cer��ral
Parkway. A series of Cla�s I pa�hs ar2 Giso provided throuyhout the eastern Du;�lin area.
Transit service in the area is provided by Wheels, 6ay Arza Rapid Transit (BART), and Altamont Commuter
Express (ACE).
Wheels, v✓hich is operated by the Livermore Amador Valley Transit Authority (LAVTA), provides fixed-
route and paratransit service throughout the Cities of Dublin, Pleasanton, and Livermore, and provides
connections to other transit service providers. Wheels buses connect major destinations within the Cities
of Dubiin, Pleasanton and Livermore, including Do�vntown areas, employment centers and transit hubs,
including BART and ACE stations. Wheels bus schedules are also coordinated with ACE and BART trains
during peak commute hours. The Project Area is currently served directly by Routes 2 and 501/502.
Additional service is provided at Dublin 6nulevard/Fallon Road on Routes 12 and R�ute 30 (R). The buses
used on the routes below have a seating capacity of approximately 40 passengers, with standing room
available for an additional 20 passengers.
Route 2 connects eastern Dublin to the East Dublin/Pieasanton BART station via Tassajara Road, Falion
Road, Positano Parkway and Central Park�vay. It operates on hour headway during the morning (6:30 to
8:30 AM) and evening (3:30 to 6:30 PM) peak periods.
Routes 501 and 502 provide service to area schools with stops in eastern Dublin that are timed for
morning and afternoon school bell schedules.
Route 12 connects the Downtown Livermore ACE station to the east Dublin/Pleasanton BART Station via
Las Positas College and Dublin Boulevard, with service every 30-minutes during peak periods and hourly
service at other times. It operates seven days a week.
Route 30 (or R) service connects the West Dublin/Pleasanton BART Station to the East Dublin/Pleasanton
BART station, as well as the Downtown Livermore Transit Center and Lawrence Livermore Labs. It has a
designated stop on Dublin Boulevard at Keegan Street. Service is provided on 15 minutes headways on
weekdays between 5:00 AM and 8:00 PM. No weekend service is provided on this route. It provides skip-
stop (some bus stops that are served by other lines are not served by this route in order to keep up
speed).
. 12
Eastern Dublin Speci fic Plan Amendment Transportation Assessment
� Ju y 2015
Bay Area Rapid' Transit (BART) provides regional transportation connections to much of the Bay Area
and the Dublin/Pieasanton line provides direct access to San Francisco, with several stops in Oakland
where connections may be made to other lines. The closest BART station is the East Dublin/Pleasanton
Station located approximately 3.5 miles west of the Project. The West Dublin/Pleasanton BART station is
also located approximately 5.5miles from the Project site. BART train frequency ranges between 15-20
minutes from approximately 5:00 AM to 12:00 AM. Based on 2013 data from BART, approximately 6,800
passengers per ciay enter/exit the BART system at the East Dublin/Pleasanton station, and approximately
3,200 passengers enter/exit the BART system at the West Dublin/Pleasanton BART Station.
The Altamont Commuter Express (ACE) operates weekday train service between Stockton and San Jose
with Tri-Valley stops in Downtown Pleasanton and Livermore. During the morning commute period
westbound only service from the Central Valley to San Jose is provided, while eastbound only service is
provided in the afternoon/evening commute period. There are four morning trains through Pleasanton
between 5:33 A�� and 8:18 AM, and four evening trains between 4:28 PM and 7:31 PM. Travel time from
Stockton to Pleasanton is approximately one hour and fifteen minutes, while travel time from the Tri-
Valley to San Jos,e is approximately one hour. Wheeis provides shuttle services between the ACE stations
and major employment/residential areas in Pleasanton and Livermore. ACE trains carry approximately
4,000 passenger�s on a typical weekday, with approximately 600 passengers boarding the ACE system at
the downtown Pleasanton Station on a typical weekday.
Weekday morning (7:00 to 9:00 AM), afternoon (2:00 to 4:00 PM) and evening (4:00 to 6:00 PM) peak
period intersection turning movement counts were conducted at the study intersections in May 2015,
including separate counts of trucks, pedestrians, and bicyclists. For the study intersections, the single
hour with the highest traffic volumes during the count periods was identified. The AM peak hour in the
study area is generally from 7:45 to 8:45 AM, the afternoon peak hour is generally from 3:00 to 4:00 PM,
and the PM peak: hour is generally from 5:00 to 6:00 PM. The peak hour volumes are presented on Figure
3 along with the existing lane configuration and traffic control. Traffic count worksheets are provided in
Appendix A.
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Eastern Dublin Specific Ptan Amendment Transportation Assessment
� July 2015
iNTERSECTIC?(�l CPERATIONS
Existing operations were evaluated using the method described in Chapter 1 for the weekday AM,
afternoon and PM peak hours at the study intersections, based on the volumes and lane configurations
shown on Figure� 3. The results are summarized in Table 3. Observed peak hour factors2 were used at all
intersections for the existing analysis. Where the observed PHF was less than 0.75, a minimum value of
0.75 was used. T�ruck, pedestrian and bicycle activity was factored into the analysis.
TABLE 3
EXISTING CONDITIONS
PEAK HOUR INTERSECTION LEVELS OF SERVICE
Existing Conditions
Intersection Controll Peak Hour
Delay�'3 L053
AM 15 B
l.Fallon Road/Positano Parkway Signal AFT 11 B
PM 11 B
AM 18 B
2.Lockhart Street/Central Parkway Signal AFT 21 C
PM 38 D
AM 15 B
3.Falion Road/Ce�ntral Parkway Signal AFT 18 B
PM 12 B
AM 8 A
4.Sunset View Drive/Central Parkway Signal AFT 9 A
PM 12 B
AM 0(0) A(A)
5.Panorama Drive/Central Parkway SSSC AFT 0(0) A(A)
PM 0(0) A(A)
Notes:
1. SSSC=side-street stop controlled intersection;Signal=signalized intersedion.
2. Average int:ersection delay calculated for signalized intersections using the 2000 HCM method.
3. For SSSC intersections,average delay or LOS is listed first followed by the delay or LOS for the worst approach in parentheses.
Source:Fehr&Peers,2015.
�The relationship between the peak 15-minute flow rate and the full hourly volume is given by the peak-hour factor(PHF) based on the
following equation: PI-iF=Hourly volume/(4*volume during the peak 15 minutes of flow). The analysis of level of service is based on peak
rates of flow occurrinq within the peak hour because substantial short-term fluctuations typicaily occur during an hour.
rA 15
,/
Eastern Dublin Specific Plan Amendment T;ansportation Assessment
1 uly 20i S
As sho����n, study intersections aperate at over�il acceptable service levels in accordance �vith benchmarks
set by the City of Dublin during the morning, afternoon and evening peak F�ours. Detailed intersec+.ion
LOS calculation worksheets are presented in Appendix B.
�,iENI�.LE Q��U�r`.IG
Field observations confirmed the calculated levels of service along with the extent of existing vehicle
queues, which are contained within the existing vehicie storage. Detailed intersection queuing calculation
�vorksheets are also presented in Appendix B.
e
16
Eastem Dub(in Specifc Plan Amendment Transportation Assessment
� Ju(y 2015 �:
3.0 �RO��CT �HARACTE�I5TIC5
This chapter provides an overview of the proposed project components and addresses the proposed
project trip generation, trip distribution, and trip assignment characteristics, allowing for an evaluation of
project impacts on the surrounding roadway network. The amount of traffic associated with the project
was estimated u�sing a three-step process:
1. Trip Generation—The amount of vehicle traffic entering/exiting the campus was estimated.
2. Trip Distribution—The direction trips would use to approach and depart the area was projected.
3. Trip Ass�ignment—Trips were then assigned to specific roadway segments and intersection
turning movements.
The proposed Eastern Dublin Specific Plan Amendment (project) would change the land use designation
of an approximately 10-acre parcel within the Jordan Ranch development of the EDSP from parks/public
recreation to parks/public recreation/school. Other site elements have also been refined from prior plans.
Jordan Ranch is located in eastern Dublin, east of Fallon Road, south of Positano Parkway, and traversed
by Central Parkway.
Table 4 presents a comparison of the 2005 EIR Project, 2010 Approved Project, 2012 Approved Project
with school site, and the current proposal. In 2012 there was a site within the Jordan Ranch development
that was reserved for a school but has the dual designation of residential and school; the current
entitlements allew construction of either school or residential uses.
Since 2012, portions of the project have been constructed, including a 253-unit single-family
neighborhood southeast of Positano Parkway (1 home remains under construction). Portions of the site
in the vicinity of the proposed school site are currently under construction, with approximately 37
completed homes. Vehicle trips generated by constructed and occupied units were captured in the data
collection effort (see chapter 2), and vehicle trips generated by uses not yet constructed and occupied
were estimated and added to the existing traffic volumes to evaluate transportation conditions with the
land use designation changes.
r� 1�
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Eastern Dubli,n Specific Plan A.mer,dment Transportation Assessment
�'u(y 2015
TQBLE 4
PROJECT DEVELORR�[EI�IT SUM[ViRRY
2005 2Q1Q Approved 2012 Approved Current
Land Use EIR Pro}ect Project Project Proposai Current Status
Approximately 289
Single Fan�ily 426 d�velling i homes constructed
453 du 513 du 664 du
Homes units(du) &248 units under
construction
Multi-Family 638 du 327 du 238 du 235 du Under
Homes Construction
Mixed-Use area 8'�,000 square 9 982 sf retail 35,000 sf retail -- N/A
feet(sfl
Office -- 5,100 SF -- -- N/A
Assisting Living
Units
— - 61 du — N/A
Elementary 10 acres 550 students 550 studentsl 900 Students Not Constructed
School
Notes:
1. A portion of the site in 2012 was designated either for residentiai or a school site. With a school,513 single family units
would be constructed. Without a school,up to 61.3 single family units would be constructed. An assumption of 550
enrolled students was made for the purposes of the 2012 analysis.
Source: City of Dublin,?011 and updated In 2015.
Trip generation refers to the process of estimating the amount of activity a project might add to the local
roadway net�vork. In addition to estimates of daily traffic, estimates are also created for the peak one-
hour period during the morning (7:00 to 9:00 AM) and evening (4:00 to 6:00 PM) commute hours, when
traffic volumes on adjacent streets are ty�pically at their highest. For school projects, estimates are also
generated for the peak periods around bell times (7:00 to 9:00 AM and 2:00 to 4:00 PM).
For this project, several sources of trip generation data were reviewed, including Fehr & Peers trip
generation surveys at several elementary schools in the Tri-Valiey Area. This data was compared to trip
generation rates presented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, (9th
Edition)with the resulting trip generation estimates shown in Table 5.
Elementary School sites surveyed in the Tri Valley Area were typically neighborhood schools with some
students observed walking/biking to school, but with the majority of students being driven to school. The
�� 18
Eastern Dublin Speci fic Ptan Amendment Transportation Assessment
� July 2015
F
surveyed rates rF>flect about 13 percent of the student population walking to school. Given the number of
housing units within the immediate vicinity of the school, the walk percentage was increased to 25
percent, or 225 students. The resulting vehicle trip rate per student, accounting for a 25 percent walk
share, is higher than the maximum trip rate per student noted in the ITE Trip Generation Manua(.
For this assessment, Fehr& Peers used the observed trip generation rate from similar schools in the area
with an additional walk adjustment, which results in a 900-student elementary school generating
approximately 940 vehicle trips during the morning peak hour, 510 vehicle trips in the afternoon peak
hour and 380 vehicle trips in the typical evening commute hour.
TABLE 5
fl00-STUDENT ELEMENTARY SCHOOL TRIP GENERATION ESTIMATES
� � , � ,: �€��`� Weekda� �, { � }
� `�` �.��c �� a,� '� t:e �s s. �yu�,,. ..�t.a.;d� �:a�2t.«r.n:�u�..Sec9YZ'ta...lfe.�,..un.ifr ..a.r '�'„ks�$ :. -S�e. it
�`4T�Y�f�y$.�°/3,�"�� � s �r s .� *�t.r �`5�':�'�,�#.r. #S���a r-� fi��''���'-�`.�k�-,�.� �9"s ". s'''�:' . 5 ,� '�2 '_
Data 5'ouk e � � ��� AM�ea�ur x'� ��.�� fternoon�eakHour s � �� PM Pe k��Fis��r�`��°��
. 3zri'',����`����'r��id�� E-- �.�� �� ^'�. .�.�a`�,���- �a't� ' p �r�'Fo- � �� _ �u��'. »*��'�".
� s �a. ��. � 3�i�„ J�t''��,tt'� `+�'"�"�ST��.•'§�bs�m�'� r Fi = -��� a'°•'�t- �' � `�"'�'49'�''� t'� "�'- �
',:r�� P'�+fi�ts .:�'c�'"�s�"'zz.::'*z "W� � :�=�Il, �;`�Ut�"`i{�tTO��`. a'"a`II�};'a�,t �4t #x�OtO� '� 71� � QU�`_.�: TO�f ��.
Elementary
School—Tri 2,500 496 440 936 229 280 509 184 192 376
Valley Studyi
Elementary
School—ITE 1,160 223 182 405 113 139 252 66 69 135
Averagez
Elementary
School—ITE Max 2,210 455 373 828 203 248 451 163 170 333
Rate3
1. Based on data collected in November 2012 at Twin Creeks and Sycamore Valley Elementary schools as part of an evaluation for
the TRAFFIX scF�ool bus program. Only AM peak period data was collected. Afternoon and PM peak hour trip qeneration
estimated based ratio of the ITE Max rate during the morning peak hour to the observed data. Rate was reduced to account for
a 25 percent walk mode share to this campus,as compared to the 13 percent observed at the data collection sites.
AM Peak Hour.T=1.04(X);Enter= 53%;Exit=47%
2. Based on ITE Land use 520,Elementary School,Average Rate:
Daily:(T)= 1.29(X)
AM Peak Fiour.T=0.45(X);Enter=55%;Exit=45%
Afternoon Peak Hour: T=0.28(X);Enter=45°/o;Exit=55%
PM Peak Hour:T=0.15(X);Enter=49%;Exit= 51%
3. Based on ITE Land use 520,Elementary School,Maximum Rate:
Daily:(�=2.45(�
AM Peak Hour.T=0.92(X);Enter= 55%;Exit=45%
Afternoon Peak Hour. T=0.5(X);Enter=45%;Exit=55%
PM Peak I-lour.T=0.37(X);Enter=49%;Exit=51%
Source:Trip Generotion Manua((9`h Edition),ITE,2012;Fehr&Peers,May 2015.
r� 19
��
Eastern Dublin Specific Pian Amendment Transportation Assessment
� July 2015
f��ost school trips are pa�� of paren��guardian trip chain that typically invol��es drepping or`f a child at
school on th� �vay to ��✓ork or cther daily er�ands, and while it represents a new trip �vithin the im�l�ediate
proje�t area, it does net represert ne�v ±rips to the regional roadway system. Additicnally, the level of
afternoon and evening t�ip generation depends on the potential !eve! of after-school activities and if
before/aftAr school care is provided on-campus.
Trip generation of Jordan Rancli as currentiy envisioned was estimated using ITE Trip Generation rates,
similar to the 2012 assessment. The results are presented in Table 6 for the non-school elements in
combination with the school and compared to the total trip generation from the 2012 assessment. This
comparison shows that vel�icle trip generation is slightly higher for the proposed project, but mostly due
to increased school enroliment.
To estimate afternoon peak hour trip generation for the non-school uses, the difference bet�veen existing
afternocn peak per;od and evening peak period travel through the study intersections �,vas reviewed.
Afternoon peak period traffic volumes were approximately 12 percent lower than the evening peak period
volumes. The PM peak hour trip generation as shown in Table 6 was reduced by 10 percei�t to develop
afternoon peak hour trip generation estimates for the project.
TABLE 6
JORDAN RANCH TRIP GENERATION
AM Peak Hour PM Peak Hour
Project Component Size Daily
In Out Total In Out Total
Proposed Project
Single Family Homesl 664 DU 6,320 125 373 498 418 246 664
Medium-High Density
Residential? 238 DU 1,580 39 118 157 106 77 183
Elementary School'' St d oits 2,500 496 440 936 184 192 376
Total Trip Generation 10,400 660 931 1,591 708 515 1,223
Less constructed homes 289 units (2,750) (54) (163) (217) (182) (107) (289)
Net New Project Trip Generation (A) 7,650 606 768 I,374 526 408 934
„ 20
Eastern Dub(in Specific P(an Amendment Transportation Assessment
� July 2015 �
TABLE 6
JORDAN RANCH TRIP GENERATION
AM Peak Hour PM Peak Hour
Project Comp�onent Size Daily
In Out Total In Out Total
2012 Project
Trip Generation from 2012 Assessment 9,520 427 630 1,057 534 360 894
Less constructed homes 289 (2,750) (54) (163) (217) (182) (107) (289)
units
2012 Project Net'Trip Generation(8) 6,770 373 467 840 352 253 605
Net Difference between Proposed
Project and 2012 Approved Project(A) 880 233 301 534 174 155 329
—(BJ
N o tes:
1. Trip generation based on ITE rates for Singie Family Home(Land Use 210):
Daily Rate:T =9.52(D)
AM Peak Hour Rate:T=0.75(D)(inbound =25%,outbound=75%)
PM Peak Hour Rate:T= 1.00(D)(inbound= 63%,outbound=37%)
Where:T=tr�,p ends,and D= Dwelling Units
2. Trip generation based on ITE rates for Low Rise Townhouse(Land Use 231):
Daily Rate:T==6.72
AM Peak Hour Rate:T=0.67(D)(inbound= 25%,outbound=75%)
PM Peak Hour Rate T=0.78(D)(inbound= 58%,outbound=42%)
Where:T=trip ends,and D= Dweiling Units
3. From Table 2
Source: [TE Trip Genc�rotion,9th Edition,and Fehr&Peers,2015.
Project trip distribution refers to the directions of approach and departure that vehicles would take to
access and leave the site. Estimates of regional project trip distribution were developed based on existing
travel patterns in the area, a select zone analysis using the City of Dublin travel demand model, and prior
analysis preparecl for the site. General trip distribution estimates are presented in Table 7.
As mentioned previously, many school trips are part of the parent/guardian trip chain that typically
involves droppiny off a child at school on the way to work or other daily errands, and while it represents a
new trip within the immediate project area, it does not represent new trips to the regional roadway
system. This interaction was accounted for in the assignment of trips to study area intersections. Project
trips were assigned to the roadway network based on the general directions of approach and departure
rA 21
��
Easterr rJub(in Speci fic Pion Ame.ndmer�t Trar,sportation Assessm,ent
July 2015
shown in ?able 7 but ,,h.e route �hat people take te the site could vary. Separate trip as�ignments are
shown for exis±ing and future conditicr�s as the full connection of Croak Road to Dublin Bouievard would
af�ect h��.v vehicles arrive te/depa�t the area, especially*he school site.
The resulting project trip assigr,rnent is shovv�n on Figure 4 for the existing condition and Figure 5 for the
future conditions (near-ten�� ar�d cumula+,ive). The volumes shov��n on Figure 5 represent the net-change
from the entitled project.
TABLE 7
PROJECT TRIP DISTRIBUTION
Project Trip Assignment
Roadway
Residential School
Fallon Road North 20% 20%
Fallon Road South 60% 10%
Central Parkway East 5% 10%
Central Parkway West 10°o 30%
Positano Parkway East 5% 30%
Total 100% 100°0
Source: City of Dubfin Fa(fon Vi((age Draft Supplemental Environmental lmpact Report,August 2005,Jordan Ranch Stage
ll Submitto(—Site Deve(opment Review,April 2Q 20I1, and Fehr&Peers,2015.
�s 22
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Eastern Dublin Specific Ptan Amendment Transportation Assessment
� Juty 2015
�.a E�tIS°t��� WI�`�4 �RO�JECT C�I�DITIC3t�5
This chapter eva'uates potential traffic impacts under Existing with Project conditions.
The Project-oniy traffic volumes (Figure 4) were added to the existing peak hour traffic volumes (Figure 3)
to estimate the Existing with Project peak hour intersection turning movement volumes, as shown on
Figure 6. For this scenario it was assumed that Central Parkway would connect to Croak Road,
connecting to Dublin Boulevard, in the eastbound direction only. No changes to the lane configuration or
traffic control were assumed at any of the study intersections. Traffic signal timings, peak hour factors,
heavy vehicle percentages, and pedestrian and bicycle activity at the study intersections were left
unchanged from existing conditions for the initial analysis.
Existing with Project conditions were evaluated using the same methods described in Chapter 1. The
analysis results �ire presented in Table 8, based on the traffic volumes and lane configurations presented
on Figure 6. Table 8 also includes the operations results for the Existing without Project conditions for
comparison purposes.
With the addition of trips related to the buildout of the remaining portions of Jordan Ranch, intersections
in the study area would degrade, but would continue to operate within the City's established level of
service for intersection operations over the peak hour.
The addition of project traffic would result in the 95th percentile vehicle queue exceeding the available
storage for the southbound left-turn movement at the Central Parkway at Fallon Road intersection, as well
as for several movements at the Central Parkway at Sunset View Drive/School Access intersection. These
increases are considered significant. Vehicle queues at the Central Parkway at Fallon Road intersection in
the existing plus project condition can be maintained within the existing vehicle storage through signal
timing adjustments as traffic patterns change in the area. Measures to consider at the Sunset View
Drive/School Acc:ess intersection are discussed in Chapter 8.
�� 25
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6astern Dub(in Speci�c P(an Amendment Transportation Assessment
� July 2015
TABLE 8
EXISTING WITH PROJECT CONDITION
PEAK HOUR INTERSECTION LEVELS OF SERVICE
Intersection Controll Peak
Existing Conditions Existing with Project
Hour DelayZ'3 L053 Delayz'3 L053
1.Fallon Road/Positano AM 15 B 17 B
Parkway Signal AFT 11 B 12 g
P M 11 B 12 B
2.Lockhart Streeti/Central AM 18 B 20 g
Parkway Signal AFT 21 C 21 C
PM 38 D 21 C
AM 15 B 32 C
3.Fallon Road/CE�ntral Parkway Signal AFT 18 B 27 C
PM 12 B 26 C
4.Sunset View Drive/Central AM 8 A ll B
Parkway Signal AFT 9 A 14 B
PM 12 B 12 B
5.Panorama Drive/Central AM 0(0) A(A) 5 (15) A(B)
Parkway SSSC AFT 0(0) A(A) 6(14) A(B)
PM 0(0) A(A) 6(15) A(B)
Notes:
1. SSSC=side-street stop controlled intersection;Signal =signalized intersection.
2. Average intersection delay calculated for signalized intersections using the 2000 HCM method.
3. For SSSC intersections,average delay or LOS is listed first followed by the delay or LOS for the worst approach in parentheses.
Source:Fehr&Peers,2015.
r� 2�
��
Eastern Dub(in Specific P(an Arrendn,ent Transpor-tation Assessment
� Ju(y 2015
�<€� �����W-�'����'� ������`�����
This chapter pres�rts the resu!ts of the le�.el of service ca,culaiions under near-term conditions �vitheut
and �vith the project Tra`fic volu«�es for Near-Term wi±hout Project cenditions comprise e>:isting volumes
plus traffic generated by approved but not yet constructed and occupied develepments in the area.
Near-Terr1� with Project COf1G�ItIOf1S are defined as Near-Term 4vithout Project conditions plus net new
traffic generated by the proposed project.
Traffic volumes for the Near-Term conditions v��ere developed through the use of the updated City of
Dublin Travel demand model considering buildout of a portion of the Dublin Kaiser project, which is
proposed on Dubiin Boulevard at Keegan Street. The forecasts represent likely traffic conditions in the
area over the next ten years. Near-Term without Project traffic volumes are shown on Figure 7. The
forecasts shown on Figure 7 include the vehide trip generation of the entitled land uses as presented
previously in Table 6. The net-new trip generation associated with the project was added to the without
project forecasts, with the resulting forecast presented on Figure 8.
The completior� of the Central Parkway connection to Croak Road, which connects to Dublin Boulevard,
was assui�ed to be completed as a t�vo lane, bi-directional roadway. No modifications to the study
intersection lane geometries were assumed. Pedestrian and bicyde activity at the study intersections were
left unchanged from existing conditions except for the with project condition where additional pedestrian
activity was assumed at the intersections that provide prirnary access to the school site. Heavy vehicle
percentages were adjusted to a uniform t�vo percent of traffic. Traffic signal timings were optimized at
sorne intersections to reflect shifts in travel patterns as the City of Dublin routinely adjusts traffic signal
timings to ensure optimal travel flow through the City.
r� 28
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J X
6astern Dubfin Specif c Pfan Amendment Transportation Assessment
� Jufy 2015
Levels of servic:e caiculations were conducted to evaluate intersection operations under Near-Term
conditions both without and with the project. The LOS results are summarized in Table 9. The
corresponding L.OS and queue calculation sheets are included in Appendix B.
In the Near-Term condition prior to the land uses changes associated with the project, the study
intersections would operate at an acceptable service level. With the net-change in trips related to the
buildout of the remaining portions of Jordan Ranch, study intersection operations would degrade, but
would continue to operate within the City's established level of service for intersection operations over
the peak hour.
TABLE 9
NEAR-TERM CONDITION
PEAK HOUR INTERSECTION LEVELS OF SERVICE
Intersection Controll Peak
Near-Term without Project Near-Term with Project
Hour DelayZ'3 LOS3 Delay2'3 LOS3
1.Fallon Road/Positano AM 15 B 16 B
Parkway Signal AFT 12 B 12 B
PM 12 B 12 B
2.Lockhart Street/Central AM 27 C 29 C
Parkway Signal AFT 19 B 21 C
PM 19 B 21 C
3.Fallon Road/Central AM 29 C 33 C
Parkway Signal AFT 26 C 31 C
PM 23 C 40 D
4.Sunset View Drive/Central AM 10 A 15 B
Parkway Signal AFT 8 A 15 B
PM 8 A 13 B
5.Panorama Drive/Central AM 10(32) A(D) 5(16) A(C)
Parkway SSSC AFT 8(22) A(C) 6(17) A(C)
PM 7(16) A(C) 6(17) A(C)
Notes:
1. SSSC=side-street stop controlled intersection;Signal=signalized intersection.
2. Average intersection delay calculated for signalized intersections using the�000 HCM method.
3. For SSSC intersections,average delay or LOS is listed first followed by the delay or LOS for the worst approach in parentheses.
Source:Fehr&Peers,2015.
r� 31
,y
Eastern Dublin Specific Piar,Am,enament Trar,sportation Assessment
� Jufy 2015
In the ���itho�:t pro_iect cor��uaition, the westbour�d left-tum movement queue at the Fallon Road at Central
PGrk��,�ay intersection could extend beyond the avaiiable storage, but the uddition of project traffic �a�ould
not increase the vehicle queue by more than 5G feet.
The addition of project traffic �.vould case the southbound left-turn rnovement queue to increase to
approximately 390 feet, exceeding the available storage by approximate!y 150 feet. Queues would be
contained within the available storage prior to the addition of project traffic.
The addition of project traffic would result in the 95th percentile vehicle queue exceeding the available
storage for several movements at the Central Parkway at Sunset View Drive/School Access intersection.
Measures to aileviate poten±ia! queuing issues at the Fallon Road/Central Parkway and Sunset View
Drive/School Access intersection are discussed in Chapter 8.
0 32
Eastern Dub(in Specific P(an Amendment Transportation Assessment
� Ju(y 2015 .
�.a c�n����.�-r�v� co��z-r�arvs
This chapter presents the results of the level of service calculations under Cumulative conditions without
and with the project.
Cumulative forecasts were developed using the updated City of Dublin travel demand model,
representing e�:isting traffic, plus traffic from approved and pending developments, as well as
development that could occur under the current General Plan. The traffic forecasts also reflect traffic
shifts that could occur with construction of new regional roadway facilities, including the EI Charro Road
extension from Stoneridge Drive to Stanley Boulevard and the extension of Dublin Boulevard east to
North Canyons Parkway. Other regional roadway improvements include the planned widening of Stanley
Boulevard to provide three lanes in each direction from east of Isabel Avenue.
The resulting forecasts and intersection lane configurations are presented on Figure 9 for the without
project condition, which reflects buildout of Jordan Ranch with the currently entitled uses. The net-new
trip generation from the proposed project was added to the Cumulative without Project traffic volumes to
estimate the Curnulative with Project traffic volumes, as shown on Figure 10.
Modifications te the intersection of Central Parkway at Fallon Road were assumed in the analysis of
Cumulative conclitions, as shown on Figure 9 and Figure 10. Pedestrian and bicycle activity at the study
intersections were left unchanged from existing conditions except for the with project condition where
additional pedestrian activity was assumed at the intersections that provide primary access to the school
site. Heavy vehicle percentages were adjusted to a uniform two percent of traffic. Traffic signal timings
were optimized to better accommodate shifts in travel patterns as the City of Dublin routinely adjusts
traffic signal timings to ensure optimal travel flow through the City.
�� 33
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J X
Eastern Dub(in Specitic Pfan Amendn�ent Transportation Assessmer-�t
� JCl(y�OZS
�2`✓2�5 O{ S2!�;'!CC Cd�CUicti0fl5 l'd2�c' COild'.1Cie� t0 evaivate IIItE'I"52Ct10(1 ON2raTIOf1S UII.�.E'I" Cumulative
condi*ions both �vithout and with tl�e Projec±. The LCS results are summarized in Table 10. The
correspcnding LOS and queue calculation sheets are in�luded in Appendix B.
The results of the LOS calculations indicate that �vith planned development in Dublin and adjacent
jurisdictions in the Cumulative conditions, the intersections in the vicinity of Jordan Ranch are projected to
operate at acceptable service levels in the Cumulative conditions and the net-change in vehicle trip
generation from the proposed project wculd not degrade peak hour operations beyond the established
LOS thresholds.
�"ABLE 10
CUMULATIVE CONDITION
PEAK HOUR INTERSECTION LEVELS OF SERVYCE
Intersection Controt
1 Peak Cumulative without Project Cumulative with Project
Hour DelayZ'3 LOS3 Delay2'3 LOS3
l.Fallon Road/Positano AM 18 B lg g
Parkway Signal AFT 12 g 12 g
PM 15 B 15 B
2.Lockhart Street/ �`R� �5 C 36 D
Central Parkway Signal AFT 25 C 27 C
PM 24 C 25 C
3.Fallon Road/Central AM 42 D 52 D
Parkway Signal AFT 29 C 32 C
PM 29 C 39 D
4.Sunset View Drive/ AM 10 A 15 B
Central Parkway Signal AFT 8 A 14 B
PM 9 A 13 B
5.Panorama Drive/ AM 10(32) A(D) 5 (16) A(C)
Central Parkway SSSC AFT 8(22) A(D) 6(17) A(C)
Pfvl 7 (16) A(C) 6(17) A(C)
Notes:
1. SSSC=side-street stop controlled intersection;Signal = signallzed intersection.
2. Average intersection delay calculated for signalized intersections using Che 2000 HCM method.
3. For SSSC intersections,averaae delay or LOS is listed firs;followed by the delay or LOS for the worst approach in parentheses.
Source:Fehr&Peers,2015.
rv 36
Fastern Dublin Speci fic Ptan Amendment Transportation Assessment
� Ju(y 2015
In the without project condition, the westbound left-turn movement queue at the Fallon Road at Central
Parkway intersection could extend beyond the available storage, but the addition of project traffic would
not increase the vehicle queue by more than 50 feet.
The addition oi project traffic would case the southbound left-turn movement queue to increase to
approximately 400 feet, exceeding the availabie storage by more than 200 feet. Queues would be
contained withiri the available storage prior to the addition of project traffic.
The addition of project traffic would result in the 95th percentile vehicle queue exceeding the available
storage for several movements at the Central Parkway at Sunset View Drive/School Access intersection.
Measures to alleviate potential queuing issues at the Fallon Road/Central Parkway and Sunset View
Drive/School Access intersection are discussed in Chapter 8.
�� 37
oy
Eastern Dubtin Specific Ptan Arnend;nent Transportation Assessment
July ZOi 5
�a� �:��.e�"���� �������� ����E��`����t���'� �����'�������
�������� ��������
A separate ana!ysis of regional roadways is !-equired to comply �,n�ith requirements of the Alameda County
Transportation Commissien (Alameda CTCI. The Alameda CTC requires the analysis of project impacts to
Metropolitan Transportation System �MTS) roadways identified in the congestion management plan
(CMP) for development projects that would generate more than 100 PM peak hour trips. As shown in
Table 6, the proposed Project could generate more than 100 PM peak hour trips.
This chapter outlines the roadway analysis, which considers the impact of the Project on freeways, major
arterials, and other major roadways as designated by Alameda CTC. Main items of discussion inciude the
geographic scope of the Alameda CTC rcadway analysis, the analysis method, and the results for 2025
and 2040.
Freeway and surface street segments in Dublin v,�ere included in this analysis:
• Interstate 580 (2 segments)
• Dublin Boulevard (2 segments)
• Fallon Road (3 segments)
Fehr & Peers used the Alameda Countywide Travel Demand Model to forecast 2025 and 2040 traffic
volumes on the MTS roadway system. The forecasts for the MTS system differ from the intersection
forecasts previousiy discussed in the following aspects:
• The land use data sets used for the intersection forecasts and the MTS forecasts are consistent
with Association of Bay Area Governments (ABAG) popula"tion and employment projections but
may differ from the City of Dublin model within Dublin.
• Regional model may not include some minor streets through the Tri-Valiey, potentialiy
overstating traffic volumes on the roadways included in the model.
�r 38
E'astern Dublin Specific P(an Amendment Transportation Assessmenf
� Juty 2015 4
• The MTS roadway analysis reports the outputs of the Alameda CTC model directly on a roadway
segmerit level and the analysis does not consider the added capacity from turn pockets at
intersec:tions.
The results of the Alameda CTC model were used to forecast the No Project condition for 2025 and 2040.
Project trips for at build-out were distributed to the MTS roadway segments (including both freeways and
surface streets) identified above using the project trip distribution presented in Chapter 3. The
distribution of Froject trips onto the MTS segments results in the With Project volumes for 2025 and 2040,
which reflects the net change in trip generation anticipated with the project.
Operations of the MTS freeway and surface street segments were assessed based on volume-to-capacity
(V/C) ratios. For freeway segments, a per-lane capacity of 2,000 vehicles per hour was used. For surface
streets, a per-lane capacity of 800 vehicles per hour was used. These capacities do not reflect additional
capacity provided at intersections through turn pockets. Roadway segments with a V/C ratio greater than
1.0 are assigned LOS F.
According to the significance criteria presented previously in Chapter 1, the addition of project traffic
could cause a siqnificant impact on an MTS roadway segment if:
• The addition of project traffic causes a segment's operation to degrade to LOS F.
• The addition of project trips causes the V/C ratio to increase by more than 0.02 on a segment that
already operates at LOS F without the project traffic.
The MTS PM Peak Hour roadway segment analysis under 2025 and 2040 conditions are provided in Table
11 for the 2025 condition and Table 12 for the 2040 condition. The analysis results show that the
addition of project traffic would not result in LOS F conditions nor increase the volume-to-capacity ratio
by more than 0.02 on a segment projected to operate deficiently prior to the consideration of the project.
Therefore, the project impact to MTS roadway segments is considered less-than-significant.
�� 39
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castern Dub�in Specific Pian Amer�dmenY Transportation Assessrnent
Ju(y 2GI5
�.� ��������� �.��� ��.����� ������E�������
This chapter discusses site access and circulation considerations for the school site. As a deiailed site pian
has not been develcped, guidance related to the design of the Sunset Vie�v Drive at Central Parl<way
intersection and pot2ntial rT�cdifications that may be necessary at the Falion Road at Central Boulevard
intersection to better accommodate peak traffic flows around bell times, especially vehide queues, is
provided. Considerations for bicyde, pedestrian and transit access to the school site are also discussed.
As detailed in the prior chapters, intersections that provide primary access to the school site are projected
to operate acceptably with the project in all scenarios over th2 course of the peak hour. Ho�vever, around
school bell times, there may be periodic congestion as students are dropped-off or picked-up within the
same time frame. Operations of the intersections of the Central Parkway with Fallon Road, Sunset Vie�v
Drive/School Entry and Panorama Drive intersections were also evaluated for the peak 15-minutes around
bell times for the morning and afternoon peak hours to assist in the sizing of intersections to better
accommodate school traffic flows. This analysis was conducted through the use of a 0.50 peak hour
factor for movements that wou!d have a high proportion of schooi related traffic around bell times,
including movements to/from Central Boulevard at Fallon Road and Sunset View Drive. The results
presented in Table 13.
Around bell times, operations of the Fallon P,oad/Central Parkv✓ay and Sunset View Drive/Central Parkway
are projected to degrade to LOS E or F for brief periods of time. Further widening of the Fallon Road at
Central Parkway intersection is not recommended, but improvements to the school access roadway are
recommended to maintain traffic flow on Central Parkway, as discussed below.
The 95th percentile vehicle queues for the major movements that serve the school site were calculated as
presented in Table 14 for the Cumulative conditions for the morning and afternoon peak period when
school traffic would be most concentrated. Vehicle queues are projected to extend beyond the available
storage length for the southbound left-turn movement on Fallon Boulevard to Central Parkway with the
addition of project traffic, and the vehide queues could be excessive around beil times (1 to 3 traffic
signal cycles).
Appendix C provides the LOS and queuing worksheets.
e 44
E"astern Dub(in Specific P(an Amendment Transportation Assessment
lu(y 2015
TABLE 13
PEAK BELL TIME ASSESSMENT
INTERSECTION LEVELS OF SERVICE
Existing with Near-Term with Cumulative with
Peak Project Peak Bell Project Peak Bell Project Peak Bell
Intersectia�n Controll Period Period Period
Hour
Dela�'3 LOS3 Dela�•3 LOS3 Delay1'3 LOS3
3.Fallon Road/C:entral AM 87 F 83 F > 180 F
Parkwa Signal
Y AFT 38 D 47 D 50 D
4.Sunset View Drive/ AM 172 F 90 F 90 F
Central Parkwzi Signal
Y AFT 33 C 40 D 40 D
5.Panorama Drive/ SSSC AM 7(17) A(C) 4(21) A(C) 7(29) A(D)
Central Parkway AFT 5(14) A(B) 5(21) A(C) 8(35) A(D)
Notes:
l. SSSC=side-street stop controlled intersection;Signal=signalized intersection.
2. Average intersection delay calculated for signalized intersections using the 2000 HCM method.
3. For SSSC intersections,average delay or LOS is listed first followed by the delay or LOS for the worst approach in parentheses.
Source:Fehr&Peer<_,2015.
TABLE 14
CUMULATIVE CONDITION
VEHICLE QUEUE SUMMARY
Cumulative Cumulative with Cumulative with
Vehicle without Pro ect Pro e Project Peak Bell
Intersection Movement � � �t Period
Storage
AM AFT AM AFT AM AFT
SBLeft 235 210 190 440 300 > 560 300
Fallon Road/Central NB Right 235 25 50 25 60 30 75
Parkway WB Left 225 250 150 250 150 > 300 175
WB Thru 1,000 75 70 100 90 100 125
WB Right 250 50 40 60 50 150 50
NB -- -- -- > 300 170 > 640 275
Sunset View D�ive/ EB left 200 75 65 100 125 125 150
Central Parkway EB TH/RT 1,000 130 60 70 150 520 425
WB Left 150 -- -- 40 60 75 75
Notes:
1. 95th percentile vehicle queue presented in feet as calculated by Synchro. Some queues may be greater than shown due to
software limitations.
Source:Fehr&Peers,2015.
Based on the resG�lts of the vehicle queue assessment, we offer the following recommendations:
��
,� 45
�astern Dub(in`'pecific P(an Ame�;dment Trnnsportatien Assessmer,t
Jufy ZOiS
• Extend the �outhb��und left-turn rock2t on Fallon Road at Central Park�l�ay apprcximately 200-
feet. Althougn this storage IEi��th would nat accor,;r��odate the longest possii��le extents of
vehicle queues, sig��al timings should be r�onitored and additioral green-time provided for the
southbound left-turn movement around bell times to minimize the potential fcr vehicle queue
spi!Iback to the±hrough !ane. Dual left-turn lanes are rot recommended as it v��ould require the
construction of a secord receiving lane on Central Parkway and if the second lane were extended
to the school entrance at Sunset View Drive, there would be lane utilization imbalances that
would reduce the effectiveness of the additional lane. (This recommendation is no longer
warranted based on the results presented in the East Dub(in Specific Plan Amendrnent Study-
Transportation Ana(ysis Addendum, July 29, 2015. As detailed in that memorandum, the change in
the school project description from a 900-student elementary school to a 400-student elementary
school and a 550-student middle school reduces the overall level of trip generation and changes
expected travel pattern to the school site such that southbound left-turn vehicle queues can be
managed through signal timing monitoring and adjustments.)
• Construct an eastbound right-t«rn only lane on Central Parkway at the Sunset View Drive
intersection servinq the school site. This would allow through traffic to the residential
neighborhoods to bypass potentially queued vehicles waiting to enter the school site drop-
off/pick-up loop, especially during periods when the drop-off loop is in queue.
To accommodate construction of the right-turn only lane,the existing Class IIa bicycle lane on
eastbound Central Parkway shouid be converted into a right-turn only lane in conjunction with
construction of a raised curb along the length of the turn pocket, and improvements to the Ciass I
facility along the south side of Centrai Parkway. Transitions between bicycle facility types would
be necessary at Fallon Road and Sunset View Drive. The design should be coordinated with the
City of Dublin Transportation and Operations Manager.
• Monitor traffic signal operations at the Fallon Road and Sunset View Drive intersections with
Central Parkway and work with City staff to establish time of day traffic signal timing plans that
best accommodate peak school traffic
• Create a drop-off zone on the south side of Central Parkway along the school frontage between
Sunset View Drive and Panorama Drive
• Reconstruct the northbound approach to Central Parkway at Sunset View Drive (school driveway)
to provide a northbound left-turn lane in addition to a through-right shared lane. At least 300
feet of vehicle storage should be provided prior to an internal driveway to the school site.
• Consider providing off-set bell times for different grade levels to reduce peak period traffic
volurnes
The site plan should be reviewed as it is developed to ensure that the drop-off/pick-up zone is designed
to accommodate peak activities, and that sufficient parking is provided to accommodate typical peak
demand as weil as occasional peak demands, such as for back to school night.
• 46
� E=astern Dublin Specific Plan Amendment Transportation Assessment
Ju[y 2015
Pedestrian access to the school would be provided by a network of sidewalks, signalized pedestrian
crossings, and unsignalized pedestrian crossings. Sidewalks are expected to be constructed as part of the
school developrnent to provide access to the campus from Central Parkway. In anticipation of the school
site to the east of Panorama Drive, some school related traffic signage and street markings were installed
in the area. There may be relatively high levels of pedestrian activity crossing Central Parkway to access
the school. To enhance pedestrian safety, the following pedestrian improvements are recommended:
• Existing school related signage and street markings marking should be removed and new school
crossinqs and signage should be installed within the new school zone.
• To minimize pedestrian/vehicle conflicts, the final school site design should consider orienting
pedestrian access away from the Sunset View Drive intersection. Pedestrian crossings should also
be discouraged across the south and west legs of the Central Parkway at Sunset View Drive
intersec�ion to minimize pedestrian/vehide conflicts.
• Use of a crossing guard or installation of a traffic signal should be considered at the Panorama
Drive intersection to provide better pedestrian access across Central Parkway to the campus.
• Install a raised barrier(fence) along the median of Central Parkway from near the intersection of
Fallon Road at Central Parkway to near the intersection of Panorama Drive at Central Parkway to
discourage mid-block pedestrian crossings. The final location of the fence should be coordinated
with the City of Dublin Transportation and Operations Manager based on a field visit.
Class IIa bicycle lanes are provided on Central Parkway along the future frontage of the school. Although
the eastbound bicycle lane between Fallon Road and Sunset View Drive would be eliminated to provide a
right-turn only lane, parallel Class I bicycle facilities are provided. To enhance bicycle safety, the following
bicycle improverrients are recommended:
• A connection from Central Parkway Class I facility to the school site should be provided to
facilitate bicycle travel to the campus
• Provide bicycle parking
r�
�� 47
_. _ _... .. _._._._� a- - -_ .._ _ �_._ . ..�__ ._ . _ � . _ __ . _,-_ .. , �__ _ _ _ �
Eastern Dublin Specific Plan Amendment Tronsportation Assessment
� Ju(y 2015
No transit is currently provided on Centraf Parkway east of Falion Road. However, LAVTA operates routes
along Fallon Road, including school-serving transit service. To accommodate transit service to the site,
the following is recommended:
• Coordinate with LAVTA to determine if a bus stop shouid be constructed on Central Parkway in
front of the school site
r� 48
��
� � � � i` P' EE � S
I�f E�/I O RAN Q U M
Date: July 29, 2015
To: Jerry Haag
From: Kathrin Tellez, Fehr& Peers
Subject: East Dublin Specific Plan Amendment Study - Transportation Analysis
Addendum
WC15-3236
Fehr & Peers prepared a transportation assessment for the Eastern Dublin Specific Plan
(EDSP) Amendment dated July 2015 (July 2015 TIA) that evaluated the changed land use
designation of an approximately 10-�cre parcel within the)ordan Ranch development of the
EDSP from parks/public recreation to parks/public recreation/school. Since the preparation
of that analysis, the school district provided updated school related information. The
purpose of this addendum is to confiri� that the overall analysis results and conclusions
presented in the luly 2015 report have not appreciably changed.
The following provides a description of the proposed project changes, expected vehicle trip
generation under the revised project, and results of a revised queuing assessment reflecting
the changed school condition.
F�R(�JECT i�ESCFtIPTI(?N Il�4DIFICt�ITC3hi5
The project evaluated in the July 2015 TIA assumed the construction of an elementary school
with a maximum enrollment of 900-students. The updated information indicates that a
middle school would be co-located with the elementary school v✓ith an enrollment of 400
elementary school students and 550 middle school students. None of the other project
elements presented in the July 2015 report would change.
� �0?rir� i�;^�.venue I Suite 600 j ���inut Crr2ef:,CA,9�5°6�(u���930-7100� Fax;925; G �3-7C�90
,-�✓�r✓w.feh�anUpeers.com
Jerry Haag
July 29, 201.5
Page 2 of 5
TRIP GEI�IERATION
Trip generation refers to the process of estimating the amount of activity a project might
add to the local roadway network. In addition to estimates of daily traffic, estimates are also
created for the peak one-hour period during the morning (7�00 to 9:00 AM) and evening
(4:00 to 6:OU PM) commute hours, when traffic volumes on adjacent streets are typically at
their highest. For school projects, estimates are also generated for the peak periods around
bell times (7:00 to 9:00 AM and 2:00 to 4:00 PM).
For this project, several sources of trip generation data were reviewed, including Fehr &
Peers trip ge�neration surveys at several elementary and middle schools in the Tri-Valley Area.
This data was compared to trip generation rates presented in the Institute of Transportation
Engineers (ITE) Trip Generation Manuol, (9th Edition) with the resulting trip generation
estimates shown in Table 1, based on the observed data at similar schools in similar areas.
Additional detail regarding the elementary school trip generation rate is presented in the
July 2015 TIA.
For middle-schools, the observed rate was higher than the ITE average rate, but lower than
the maximum ITE rate. The observed middle-school rate reflects approximately 5 percent of
the student population walking to school. The observed rate was similar to other middle
schools surve�yed in the area by Fehr& Peers.
As shown in Table 1, the changed school type and enrollment levels would result in a net
decrease in peak hour vehicle trip generation for the school site portion of the project. Trip
generation for all other portions of the site would remain as presented in the July 2015 TIA.
Results of the intersection analysis for the project as evaluated in the July 2015 TIA show that
the proposed Eastern Dublin Specific Plan (EDSP) Amendment would not result in poor peak
hour levels of service the study intersections inciuded in the analysis. The intersections
closest to the school site could experience congestion around the school bell times; these
conclusions do not change with the updated project description. Although the overall
conclusions do not change, the reduced level of vehicle trip generation associated with the
combined middle school/elementary school could change the extent of vehicle queues at
the intersections that provide primary access to the school site. Therefore, a supplemental
queuing assessment was conducted.
J L"
:er�-, ; -ag
!uly`29, 2015
Faae 3 of 5
TA6LE 1
TRIP GENERATFON ESTIMATES
Weekday
Project ' '
Component AM Peak Hour Afternoon Peak Nour ' PM Peak Nour
In Out ',' Totai In Out Total `In Out Total
400 Student
Elementary 2z0 196 416 102 124 226 82 85 167
School
550 Student
Middle 257 238 495 109 133 242 68 i0 138
Schocl'
Total 478 433 911 21I 257 468 I50 I55 305
900 Student
Elementary 496 440 936 229 280 509 184 192 376
School (from
)uly 2015 7IA)
Difference (Z8) (7) (25) (18) (23) (41J (34) (36) (7I)
1. 6ased on data collected in November 2012 at Stone Valley Elementary School as part of an evaluation for±he
TRAFfIX school bus program. Only AM peak period data was collected. Afternoon and PM peak hour trip
generation estimated based ratio of the ITE Max rate during the moming peak hour to the obsen�ed data.
AM Peak Hour:T=0.90(X);Enter= 52%;Er.it=48%
Afternoon Peak Hour T=0.48;Enter=45%;Exit= 55%
PM Peak Hour:T=0.25;Enter=49%;Exit= 51%
Source: Trip Generation Manua((9`�'Edition),ITE,2012;Fehr&Peers,)uly 2015.
Jerry Haag
July 29, 201.5
Page4of5
QUEUINCy A5SESSNtENT
Cumulative traffic forecasts presented in the July 2015 TIA were updated to reflect the
changed school trip generation. A slightly different trip distribution pattern was used to
assign midclle-school related trips to the roadway network, as the middle school enrollment
boundary is expected to be larger than the elementary school enrollment boundary, which
would resuli: in more vehicle trips arriving to the site from the west as opposed to the north.
The morning and afternoon peak hour and peak- bell period vehicle queues at intersections
that provide primary access to the school site was assessed based on the changed trip
distribution patterns, as presented in Table 2.
TABLE 2
CUMULATIVE CONDITION
VEHICLE QUEUE SUMMARY
Cumulative
Cumulative Cumulative with with Project
Intersection Movement Vehicle without Project Project Peak Bell
Storage Period
AM AFT AM AFT AM AFT
SB Left 235 210 190 250 250 260 225
Fallon Road/ NB Right 235 25 50 50 60 0 50
Central Parkway WB Left 225 250 150 240 150 225 150
WB Thru 1,000 75 70 150 110 130 110
WB Right 250 50 40 60 50 0 0
Sunset View NB -- -- -- > 330 170 > 680 170
Drive/Central EB left 200 75 65 100 125 100 125
Parkway EB TH/RT 1,000 130 60 120 200 525 300
WB Left 150 -- -- 100 60 125 75
Notes:
1. 95th percentile vehide queue presented in feet as calculated by Synchro. Some queues may be greater than
shown due to software limitations.
Source:Fehr&Peers,2015.
As shown in Table 2, vehicle queues are still expected to spillback for some movements.
Although the southbound left-turn movement queue at the Fallon Road/Central Parkway
intersection is still expected to spillback beyond the available storage, the expected extent of
the spillback is approximately 1-vehicle. This level of vehicle queue spiliback can be
.�rrCj' f-',?�v
�L'�y:'Q; ZG15
Paae5of5
ir;anaaed through signal timing adjus�merts, and the recommendation to extend the
southbound ieft-turn pocket at the Failon Road/Centrei Park��,+ay is no longer warranted. The
recommendations for the Central Parkway at Sunset Vie�v Dri��e intersection do not cf�ange
based on this assessment.
�Gf�CLE�S�C�ht�
The results of this assessment indicate that the changed school assumptions �ti�ould not
change the overall results and conclusions of the intersection level of ser��ice analysis
presented in the July 2015 TIA for the Eastern Dub!in Specific Plan area. How�ever, the extent
of vehicle queues, especially at the Fallon Road at Central Park��,�ay intersection are expected
to be less than pre��iousiy estimated and an extension of the southbound left-turn pocket on
Fallon Road at Central Parkway is not warranted based on the changed project as vehicle
qucues can be managed through signal timing adjustments.
This completes our reviev�� of the changed school condition within the Eastern Dublin
Specific Plan area. Please call Kathrin at 925-930-7100 with ques±ions or comments.
�, �� � �� � � � �
��MORaNau�n
Date: luly 29, �015
To: Jerry Haag
From: Kathrin Tellez, Fehr& Peers
Subject: East Dublin Specific Plan Amendment Study - Transportation Analysis
Addendum
WC15-3236
Fehr & Peers prepared a transportation assessment for the Eastern Dublin Specific Plan
(EDSP) Amendment dated July ?015 (!uly 2015 TIA) that evaluated the changed land use
designation of an approxii�iately 10-acre parcel within the Jordan Ranch development of the
EDSP from parks/public recreation to parks/public recreation/school. Since the preparation
of that analysis, tl�e school district provided updated school related information. The
purpose of this addendum is to confirm that the overail analysis results and conclusions
presented in the July 2015 repoit have not appreciably changed.
The following provides a desaiption of the proposed project changes, expected vehide trip
generation under the revised project, and results of a revised queuing assessment reflecting
the changed school condition.
�i�C7JECT (�E�Cf�ffPTIC�N MOdIFYCt�ITC�tVS
The project evaluated in the July 2015 TIA assumed the construction of an elementary schooi
with a maximum enrollment of 900-students. The updated information indicates that a
middle school would be co-located with the elementary school with an enrollment of 400
elementary school students and 550 middle school students. None of the other project
elements presented in the July 2015 report would change.
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.,..,•;�.fehrcndpeers.con�
Jerry Haag
July 29, 2015
Page 2 of 5
TRIP GENERATION
Trip generation refers to the process of estimating the amount of activity a project might
add to the local roadway network. In addition to estimates of daily traffic, estimates are also
created for the peak one-hour period during the morning (7:00 to 9:00 AM) and evening
(4:00 to 6:00 PM) commute hours, when traffic volumes on adjacent streets are typically at
their highest:. For school projects, estimates are also generated for the peak periods around
bell times (7 00 to 9:00 AM and 2:00 to 4:00 PM).
For this project, several sources of trip generation data were reviewed, including Fehr &
Peers trip generation surveys at several elementary and middle schools in the Tri-Valley Area.
This data was compared to trip generation rates presented in the Institute of Transportation
Engineers (ITE) Trip Generation Manua(, (9th Edition) with the resulting trip generation
estimates shown in Table 1, based on the observed data at similar schools in similar areas.
Additional detail regarding the elementary school trip generation rate is presented in the
July 2015 TIA.
For middle-schools, the observed rate was higher than the ITE average rate, but lower than
the maximurn ITE rate. The observed middle-school rate reflects approximately 5 percent of
the student population walking to school. The observed rate was similar to other middle
schools surveyed in the area by Fehr& Peers.
As shown in Table l, the changed school type and enrollment levels would result in a net
decrease in peak hour vehicle trip generation for the school site portion of the project. Trip
generation for all other portions of the site would remain as presented in the July 2015 TIA.
Results of the intersection analysis for the project as evaluated in the July 2015 TIA show that
the proposed Eastern Dublin Specific Plan (EDSP) Amendment would not result in poor peak
hour levels of service the study intersections included in the analysis. The intersections
closest to the school site could experience congestion around the school bell times; these
conclusions do not change with the updated project description. Although the overall
conciusions do not change, the reduced level of vehicle trip generation associated with the
combined middle school/elementary school could change the extent of vehicle queues at
the intersections that provide primary access to the school site. Therefore, a supplemental
queuing assessment was conducted.
:erry i-iaag
!ulv�9, 20i5
�
Page 3 of 5
TABLE 1
TRIP GENERATION ESTIMATES
Weekday
Projecf pM Peak Hour Afternoon Peak Hour PM Peak Hour '
Component
In Out Total In Out' Total In Out Total
400 Student
Elementary 220 196 416 102 124 226 82 85 167
School
550 Student
Middle 257 238 -195 109 133 242 68 70 1?8
Schooll
Tota( 478 433 911 211 257 468 Z50 I55 305
900 Student
Elementary qg6 440 936 229 280 509 184 192 376
School (from
luly 2015 TIA)
Difference (18) (7) (25) (18) (23) (41) (34) (36) (71)
1. Based on data collected in November 2012 at Stcne Valley Elementary School as part of an evaluation for the
TRAFFIX school bus program. Only AM peak period data was collected. Aftemoon and PM peak hour trip
generation estimated based ratio of the ITE Max rate during the morning peak hour to the observed data.
AM Peak Hour.T=0.90(X);Enter= 52°ro;Er,it=48%
Afternoon Peak Hour T=0.48; Enter=45°0;Exit= 55°0
PM Peak Hour.T=0.25;Enter=49%;Exit= 51°b
Source:lrip Generation Manuaf(9"'Edition),ITE,2012;Fehr&Peers,July 2015.
lerry Haag
July 29, 201`>
Page 4 of 5
QUEUING ASSESSMENT
Cumulative traffic forecasts presented in the July 2015 TIA were updated to reflect the
changed school trip generation. A slightly different trip distribution pattern was used to
assign middle-school related trips to the roadway network, as the middle school enrollment
boundary is expected to be larger than the elementary school enrollment boundary, which
would result in more vehicle trips arriving to the site from the west as opposed to the north.
The morninq and afternoon peak hour and peak- bell period vehicle queues at intersections
that provide primary access to the school site was assessed based on the changed trip
distribution patterns, as presented in Table 2.
TABLE 2
CUMULATIVE CONDITION
VEHICLE QUEUE SUMMARY
Cumulative
Cumulative Cumulative with with Project
Intersecticn Movement Vehicle without Project Project Peak Bell
Storage Period
AM AFT AM A�T AM AFT
SB Left 235 210 190 250 250 260 225
Fallon Road/ NB Right 235 25 50 50 60 0 50
Central Parkway WB Left 225 250 150 240 150 225 150
WB Thru 1,000 75 70 150 110 130 110
WB Right 250 50 40 60 50 0 0
Sunset View NB -- -- -- > 330 170 > 680 170
Drive/Central EB left 200 75 65 100 125 100 125
Parkway EB TH/RT 1,000 130 60 120 200 525 300
WB Left 150 -- -- 100 60 125 75
Notes:
1. 95th percentile vehicle queue presented in feet as calculated by Synchro. Some queues may be greater than
shown due to software limitations.
Source:Fehr&I'eers,2015.
As shown in Table 2, vehicle queues are still expected to spi�iback for some movements.
Although th� southbound left-turn movement queue at the Fallon Road/Central Parkway
intersection is still expected to spillback beyond the avai�able storage, the expected extent of
the spillback is approximately 1-vehicle. This level of vehicle queue spillback can be
Je::ry I-'aua
July 29, 2015
Pace 5 of 5
managed 'hroagh =ignal timing adjustmen*s, and the recommendation to extend the
southbound ieft-t�n�n pocket at the Fai!cn RoadiCentral Parkway is no longer�varran*ed. The
recommendatiors for the Central Fark�va�,� at Sun�et View Drive intersec�ion de not change
based on this assessment.
C�fl�CLUSTC�hlS
The results of this assessment indicate that the changed school assumptions would not
change the overall results and conclusions of the intersection level of service analysis
presented in the July �015 TIA for the Eastern Dublin Specific Plan area. Ho�.vever, the extent
of vehide queues, especiaily at the Fallon Road at Central Parkway intersection are ehpected
to be less than previously estimated and an extension of the southbound left-turn pocket on
Fallon Road at Central Parkvvay is not warranted based on the changed project as vehide
queues can be managed threugh signal ti�7�ing adjustments.
This completes our review of the changed school condition within the Eastern Dublin
Specific Plan area. Please call Kathrin at 925-930-7100 with questions or comments.
CiEy of Dubiin
Jordan Ranch/Dublin Ranch Subarea 3/Wallis Ranch Project
Response Eo Environx�nental Camrnents
Introdu�tion
The City of Dublin issued a Mitig�ted Negative Declaration for this project on
August 7, 2015 to ensure California Environmental Quality Act compliance. The
proposed pro}ect includes requested approval of amendments to the General
Plan and Eastern Dubli�l Specific Plan and other associated land use approvals
that would result in changes to portioris of the development program for the
Jordan Ranch property, DuUlin Ranch Subarea 3 property and the Wallis Ranch
properfy. These changes include:
Jordc�n R�r7iclz: Redesignating a port�on of an existing "Park/Public
Recreation" Iand use designation on the south side of Central Parkway at
Sunset View Drive to a "Public J Seini-Public (school)" designation for
futzzre use as a school; changing an existing "Mixed Use" land use
designation on the northeast corner of Fallon Road and Ce�ltr�al Parkwav
to "Medium Density Residential." J
Sr.cbnrea 3: Redesignafing 10.4 acres of the site from "Rural
Residential/Agricultural" to"Park/Public Recrea�ian."
Wi���is Rcclzclz: Redesigna�ing a 1.9 grass acre site in the soutlz por�ion of
tl�is property from "Semi-Public" to a "Park/Public Recreation" Iand tise
designakiozl.
The tI-iree Subareas are aIl located in the Easfenl Dublin Specific Plan area, as
follows.
Jordni� Rni2cJt: East of FaIlon Road, north azzcl south of Central Parkway.
Sacbarect 3: Sout�1 of CentraI Parkway, norEh of Dublin Boulevard.
Wallis Raazch: West of Tassajara Road, south of City limit lule and east of
Camp Parks RFTA.
The City of Dublin circulated an Inifiial Shxdy a�1d Negative Declaration on
August 7, 2015 for a 30-day public review period that ended on Septezx�ber 8,
2015.
Exhibit C
Changes and Modifications to the Mitigated Negative Declaration
The following changes are made by reference into the Initial Study
docuznent dated August 2015.
1) Page 11, Table 1 is updafied to reflect 20121and use approvals for the
Jordan Ranch, z�ot an approval in 2014. The updated Table is shotvn as
Aftachment 2.
2) Page 51 item a, the size of the proposed combination Elementary and
Middle school is corrected to accommodate 950 students.
3) Page 99: The text of fhe Initial Sfudy is corrected as follows:
"Existing �vith Project conditions were evaluated using the same
methods described in Chapter 1 of the traffic analysis (see
Attachinent 1). The analysis results are presented in Table 8 of the
full traffic re�orf, based on the traffic valumes and Iane
configurations. Table S alsa includes the operations results for the
Existing without Project conditions for comparison purposes. "
4) Page 103, Mitigation Measure TRA-1 "a" is eliminated based on more
rec�nt traffic analysis. This mitigation rneasure would have required an
extension of a southbound left-turn pocket on Fallon Road at Central
Parkway with a length of approximately 200 feet. The City's consulting
traffic engineer has determined this improvement is no Ionger required.
5) Attachment 1 is hereby incorporated by reference into the Irutial Study.
Attachment 1 documents that subsequent land use applications, as noted
in the Attachment, for portions of the Jordan Ranch site are consist�nt
with the requested General Plan Amendment and Eastern Dublin Specific
Plan Amendment
Comrnents Received
The following comznent Ietters were received by the City.
Commenter Date
Federal A encies
none
SEate A encies
1.1 Office of Plannin and Research 9 8/15
1.2 California Depar�nent of 9/3/15
Trans ortation (Caltrans)
Local A encies
2.I Dublin Unified Sc ooI District 9 8 15
2
2.2 Alameda County Transporfation 9/8 15
Commission
2.3 DLtblin Unified School District* 9/14/15
2.4 Alameda County Transporfat�on 9 14/15
Commissian*
Interested Persons/�rQanizations
3.I Am Lee 9/3/15
3.2 Am Lee (Petition) 9/9/15
3.3 Elizabeth & Tin1 Sar eanf 9 3/15
3.4 Am Lee" 9/10/15
�` Note: Although these comments ti�ere received by the City aft�r he close
of the comment period, the City has chosen to provide responses.
Copies of these letters follo��v and responses are found following t�1e
cominent ietters. Each letter is aruzotated with individual connments and
each numbered comment has responses follo�ving the Ietters. Page
numbers of comment letters are not provided.
3
se.�oi tif O��EUF PGGy�y�ye
�.;�:`:::'....,, ,� ��s�
�: � STATE OF CALTFORNIA Y * �,
.. .
`�,.J. ': ° GOVERNOR'S OFFIC�of PIzANNING AND R�SEARCH m �
•S QFCAlLfO •
�""""�1� STATE CLEARINGHOUSE AND PLANNING UNIT �'JF "'�'
L'I�MiTDID G.BROVIN.l R. KaN ALex
Gov�taaon Dttt�CrOx
September 4,30t�
.�,�... .�. :_ � �
Michael Pato Letter 1.1 . �
City ofDublu� ��P Q� 2�1�
100 Civic Plaza
r�uh�s�,,cA��,s6s ���;..l� ��:�P�:�i��l���
Subject: I:astern Dubliii Properties Gen.Plai�&Specific Plan Amendment
SCH�: 201505201 U
Dear Michael Porto:
The State Cleariughouse submitted the above nanied Mitigated r'egative Dec3aration to selected state
agencies for review. On ttie enclosed Dociunent Details Report please note that tbe Cleari�igf�ouse lias
listed tl�e state agef�cics that reviewed your document. Tl�e review period closed on September 3,2015,
and the comments from il�e responding agency(ies)is(are)enctosed. If this comment packaae is not i�3
order,piease notify the 5tate Clcarin;house immediately. Please refer to the project's te��-digit State
Clearingliouse number in future correspondence so that we�nay respond promptly.
Please�}ote that Section 2]l04(c)of the California Pub(ic Resources Code staces tl�at:
"A responsible or other public agency shail only maEce siibstantive comcnents regardina those
activities involved in�project wliich are within an area of expertise of the agency or which are
required to be ca�Tied out or approved by the agency. Those comnients shall be supported by
specific documentation."
'['hese cvmments are forwarded for use tt�preparing yo«r final environ�nental document. Should yo�i need
more i�tforination or clarificacion of t1�e enclosed cominents,we recommend that you contact the
cammenting agency directly.
Tliis letteE•acknowledges tliai yoii have co�nplied wieh the State Clearinghouse re�ie���reqitiren�ei�ts for
draft enviro3�mental docume�its,pursuant to tl�e California�nvirontt�ental Quality Act. Please contact tlie
State Clearinghouse 1t(916)4�5-OG13 ifyou l�ave any c�uestions regarding the eoviroumenta!revietv
process.
Sincei•ely �J
/ /$'^' ,i/�,:,s;%f".v
` /l 1f�y �/ �
/ /Jf
� ! F
�%
Scnit Morgan
llirector,State Clearingl�ouse
Enclosures
ee: Resources A�ency
140010th Street P.O.Box 3044 Sacramento,California 95812•3044
(916)445-0623 FAX(916)323-3U18 �vww.opr.ca.gov
Document Details Report
State Clearinghouse Data 8ase
SCH# 2015082090
Project 7'itle Eastern Dub[in Properties Gen.Pian&Specific Pfan Amendment
Lead Agency Dublin, City of
Type MND tviiiigated Negative Deciaration
Description Consideration of a Genera!Plan Amendment,an amendmenf to the Easiem Dublin Specific Pfan,
Planned deveiopment rezoning and Stage 1 Pianned Developmeni amendments for pertions of tne
Jordan Ranch{re-designating an existing Communiiy Park site to a joint SchooUParlc site ar�d
changing an exisfing Mixed Use land use lo Medium Densily Residential); Subarea 3(re-designating
10.75 acres from Rural Residential/Agricultural to Park/Public Recreafion);and ihe Wallis Ranch
(re-designating a 1.9 acre site in lhe south portion of ihe property from Semi-Pubiic io Park land)
properties in the Eastern Dublin Pianning area.
Lead Agency Contact
Name Michael Porto
Agency City of Dublin
Phone 925 833 6610 Fax
email
Address 100 Civic Piaza
City Dublin Sfate CA Zip 94568
Project Location
County Aiameda
C1ty Dublin
Region
Lat/Long
Cross Streets East o(Parks RFTA&VJest of l'assajara R.;Fallon Rd at Ceniral Parkway
Parcel No. various
Township Range Section Base
Proximity to:
Highways I-580
Airnorts Livermore Municipal
Railways No
iNaterways Tassajara Creek
Schools Quarry Lane Private 5chool
Land Use The three Subareas comprising the project site are vacant and planned and zoned tor residential,
pubiiclsemi-public and open space.
Projectlssues AesthaticNisual;Agricufturai Land;Air Quality;Archaeologic-Nistoric;Siological Resources;
Drainage/Absorptioa;Fiood Plain/Flooding;Forest Land/Fire Hazard; Geologic/Seismic,f�iinerals;
Noise;PopulationMous�ng Balance;Public Services;Recreatian/Parks; Schools/U��iversities;Sewer
Capacity; Soii Erasion/CompactionlGrading;Solid Waste;Toxic/Hazardous;Traffic/Circulation;
Vegefation;Water Quafity;Water Suppiy;Wetland/Riparian;Wildlife;Growth lnducing; Landuse;
Curnulafive Effects
Reviewing Resources Agency; 6epartment of Fish and Wildlife,Region 3;Department of Parks and Recreaiio�i;
Agencies Deparfinent of Water r�esources;Ofiice of Emergency Services,California;Cat?rans,Division of
Aeronautics; California Highway Patrol;CaHrans, District 4;Air Resources 8oard;Regicnal Waier
Quality ConUol Boara,Regian 2; Departmer�t of Toxic Substances Control;Native American Heritaye
Commission
Date Recerved 08/65/2015 Sfart of Review 08l05l2015 End of Reviev� 09/03/2095
Note: Slanks in daia fiefds resuif from insufficient intormation provided by lead agency.
Sep 03 2015 3: c4�M HP LASERJET FRx p. i
Sy�TP OF cnitFaR.V1n-.r�q,1gJA�4'Lk'ta'rEaHSangxAT10N hG51v('Y ED;�f11�D Q BROVJN Jr_rzevm�r
DEPARTMENT��TRANSPORTA.T14h ;;n�, ��.
DISTR7CT 4
P.O.BOX 23b66 ,�
OAKLAAID,CA 94b23-066U ���
PHONE (]]0)Z86-5523 � SerloN.r D�ougnt
FR.X (5I0)286-5 559 Flelp sovr svAlerl
zrr �1 i
viww.dot.ce.gav Letter 1.2
September 3, 2015
���£������ ALa 580gF�116,7
�E�, � � ��i� scx�2olsos?aio
Mr.Michael Porto
�lanning Division STATE'CLERR(NG Fi0U5E
City ofDublin
10o Civic Plaza
Dublin,CA 94568
Lrastern Dublin I'roperties Generat Plun�Specific Plun Amendment—Mitigated Negative
Declaration
Dear Mr. Porto;
Thank you for including the Califomia Department of Tzansportation(Ceiltrans}in the
�nvironsnental review process for the project referenced above.Our cotnments se�k to promote
the State's smart mobility goals that suppart a vibrant economy and build active communitics
cather than sprawl.We have reviawed the Draft Mitigated Negative Declaration(MND)and have
the follo«ing comments to offer,
Prafeci Understandirrg
The proposed projecr will consider a General Plan amendment, an Eastern Dublin Specific Plan • 1.2.1
amandmant,Plazuied Deve]oPnnent rezoning, and S�age 1 Ptanned DeveIopment agzeements for
portions of the lordan Raneh, Subarea 3, and Wallis Ranch propertios within the Eastern bublin
Plaruiing area,T}ae pxoposed re-zoning will facilitate development of a cotnbination elementary
an�middle school and replace a mixed�use Iand designation to medium-deasity residential
within the Jordan IZanch property area.The project will also ehange existing laczd use
designa�ions within portions of the St�bsreo 3 and Wal�is Rar►ch properties ta better
uceommodate ParkJPublie Recreation�uses.Interstate 580 grovides direct regional access from.
rnmps at Tassajara Road and Fa]Ion Road, which are Ioceted south of the pzoject site.
M�ttgatlon Responslbtltry
As the lead agency,the City of Dublin(Ciry} i's responsible for all project rnitigation,inc}uding � 2 2
any needed improvements to State highways. The project's fair share contribution,financing,
scheduling,implementatian responsibilities and lead agency�onitoring shouid be fulty
discussed for a?1 proposed mitigation measures.
"/'�m�rd;a sqf,.rus�alna6b,in�egrared cnd n�t�enr lra»siwrluNon
ryrtem 10 uil�or�ce Ca!(lor»fa's econonsy anC UvabRlry"
Sep 03 �015 3: 24PM NP LASERJET FRX p, 2
Mr.Mic}�el Porto, City of Dublin
September 3, 2015
Page�
Ttan,sportatlar� Operattorrs
Given the praject's location u�thin d�e Eesiern Dublin Planning area,please provide the 1.2.3
intersection and queue analysis at Interstate 5$0lFa11on Roari tvestbound on-and of�-ramps under
2025 az�d 2040 Conditions for furf.her review oft�e project's impact to State facilities.
Please clarify the project's trip generation estima#es for the combination elernentary arrd rniddle 1.2.4
school,The trip generation estimales for the middle scf�ool proj�ct component was"based on
data collected in?`'ovember 2012 at Sione Valiey Elementary School as par[of an evaluation for
the TRAFFIX school.bus program(NIIVD, Attachment 1, Supplemental Memorand�,pg, 2},"
Text�vithin the Supplemental Merno also siates that trip generation surc�eys�ve�perfarmed at
various elementary and middle schools in the Tri-Vafley greas.The Table 1 middle school trip
�ener�tion companent and.its foatnote should make the conflicting sources of data collection
clear.
. Tra�rsp�rttatr`atr fnrpacl Fees
Please.identify the�'ransportation Impact Fees associated�vitl�this proposed project. We betieve 1.2.5
this project shouFd corre9pond with the midgetion measuns included in the Eastem Dublin
�nvizonmenta.l Irnpa�t Report and Supplemental CEQA Documents(1ti�+'D pgs. 95-97)_ We are
aware of the Eastern D�blin Traffic Impact Fee Program ancl enconrage a sufficient allocation of
fair share contributions toward multi-modal improvements and regional transpo�ta�iorz projects in
order to betier rnitia�te snd plan for the imgaat of futu.ra ausnulati��e �rowth on the regional
rranbportation system, Wc au�,ptirt prajocts ai�d mcasurts ta rcducc vehicic miles travcled (VM�)
and to increase�ustainable mode shares,
Vel1icle Trip,Rer�eectian �
The Metropolitan Tra��sportation Commiasio�(MTC)'s Regional Transportation
Plan/Susrninable Community Stratsgy identifies iransportation s3�stem perfannance tergets Z'2•6
includin�khe izicrease of zson�auto mode share b� 10 percentage points and a decreasa 4f VM`�'
per capita by 10 percent. Caltrnns'main concem is tbe reduction of VMT fram cars and light
dut}�tr�k trips on th� 9tate Highiva}'S}�stcm and miniznizing gro�vth per capita_
Considcr Trenspor[ation Demar�d Management(TDM)poIicie9 ta encourage usage of nearby
publie trttnsit tines and reduce veFiicle trips on fhe State Highway System.These policies could
include 1o�ver parking ratios, dedicated earpool or car•shsring parking, bieyele parkin;, and
providing transit passes fa residents,�mong others.tiVe encourage partic�pating in the S I l.org
5choolPool RideMatch service to pxornote wslking,biking and ce�pooling to schooI.For
irsfo►mation ahout parking ratios, see tho Caltrans fvnded MTC report,Rejorntin�Pr�rkt'ng
Pollcies ro,Supporr Smart Grotivth,or visit the MTC parking webpage ai the following�vebsites_
htt�:lhan�wmtc.c�,q�v/plaru�,},��/s�ftri erowtltl� r t ��'ne,/parkin� seminar/Toolbox-Handbook.pdf
htt�:/lvvww.mtc,ca.�o>>/t�lannin�/smart Rro�vthJparkinR
"Providr a.�qfa,atrs�elnablt,fr,lzgraizd nnd{�j4cG���r mmsportatton�
s}•sre��c lo e�Jxu�.:v C�J�omia:c aconomy tmd J15'nb!!!ty"
aep u� cui� d;��rn Kr LhbtKJtl rHx p. a
Mr.l�iichael Porto,City ofDublin
September 3,2015
Page 3
Should you�a�ve any questaons xegarding this Ietter or seek additional informatiQn;please contact
Sherie Geosge at(510)2B6-5535 or sherie.QeorQenaldot.ca.�av.
Sincerely,
���
' PATRICIA 3v1AURICE
District Branch Chief
Lo�al Devel�pment-Intergovet7unental Review
"P�ov1Ja a su�e,.rusminoble,Intagrolad ande(/fcrant lrm�soar4�non
syrlom!o e�ihnnce CaJYornta;r ecaimiry exd lt�nblJfry"
J��F�E9 scy�`
� � �:��
�o �y
Ce��r'��i��
��� _ � DUB �1IV U� IFIED SCHC)OL DISTR[CT
A!!Dubtrn Studenis lNil( Stephen 1�anke,Ed.D., Superintendenf•7471 Larkdale Ave., Dublin, CA 94568• 925-825-2551+
Become Lifelong Cearners w�y•dubfinusd.org
''-,-�: �: �Jr.�,
Y4, �.L, LJ!-.
September 8, 2015
. . ., t-', 1� , i ) F��,r..
Michael Porto �����T �.� ,
City of Dubfin-Cammunity Deveiopment Department
100 Civic P(aza
Dublin, California 94568
RE: Notice of Intent to Adopt a Mitigated Negative Declaration for a General Pian Amer�dment, Eastern
Dublin Specific Plan Amendrnen#and other actions for various properties in the Eastern Dublin Planning
Area
Dear Mr Porto:
Thank you for giving the Dublin Unified School District the opportunity to comment on the above
referenced action.
7he District made an aftempt to understand and to respond fhe nine plus sources used to study ths
proposed action. The large number of references and the twenty plus years over which this area has
been studied maice the review by agencies like ours wiih limited technicai understanding and background
difficult. !t would be very helpful if the action in each of these studies could be summarized as it related
to the current action. It does appear that the impacf af schoois was part of environmental assessments
at every step of the process, confirmation is requested.
Below are the District's comments/questions.
� Page 5, Paragraph 3. The June 2012 Addendum references a 500 student school. The planned 2.1.1
elementary capacity appears to reference original Eastem Dublin Specific Plan capacifies?
Beginning in 2007 elementary capaci#ies Mave been significantiy larger. It is unciear in this
paragraph if the alterna#e use of residential housing for the planned elementary site was studied.
Please clarify,
� Page 7, Applicant Information. Conditions and mitigations are required later in the document on 2.1.2
the District. Does clarifiying fanguage neeci to be included to impose these conditions on an non-
appiicant?
e Page 8, a). Is the acreage lis#ed gross or net acreage? 2.1.3
• Page 8 a}and b). The impaci studied appears fo be firom allowed housing units io proposed 2.1.4
housing units. Please clarify the impact related to converting from the planned school use to
housing?
• f'age 12, Water Quality Pro#ection. Please clarify specific requiremenfs under this section. Is fhe 2.1.5
Dislrict as an independent District and State Agency falf under City of Qublin jurisdiction?
• Exhibit 3. Subject areas are identified on this exhibit, should the original school site in Jordon 2•1•6
Ranch be shown?
e Page 35, 16.d. 5ubsequent rrtitigation appears to be tied #o this item having Less Than 2.1.7
Significant Impact with Mitigafion. Piease cfarify which hazards were identified due to design
features? Please identify"Source 6".
• Page 40, Bullef 6. The District would like to request a copy of the EDSP map of viewsheds. 2•1.$
• Page 41, a), second paragraph. Please clarify/define a �ublic gathering place. 2.1.9
• Page 50, B�Ilet 2. Supplemental Impact SM-AQ-9 indicated more stringent measures be 2,1.10
undertaken, please define/clarify.
• Page 51, a}second paragraph. The paragraph discusses the impact of a 900 student campus 2,1,11
but should discuss the change from 500 students to 950. A 500 student school was previously
sfudied.
• Page 53, d,e). The paragraph appears to study air pollutants related to school construction on 2,1,12
sensitive receptors. A more detailed construction schedule shoufd be reviewed as most of the
project may be constructed before students wilf be present.
� Page 55, Bullet 3. Please clarify preparation of individuaf wetland delineations. Does this 2.1.13
rnitigatior+ apply to the District?
@ Page 76, first paragraph. lndividual developers are required to pay regional cirainage fees. As 2.1.14
the District is not a developer does this mean the fees have been or will be paid by the
develaper?
• Page 98, frfth paragraph. The tra�c analysis is cornplex with limited expertise. Please con�rm 2.1.15
that 225 studenfs of 950 total equated to 911 a.m. peak frips?
o Page 99, third paragraph. The term "Error!" appears throughout this secti�n. Please clarify if the 2.1.16
missing referenced doeumenf is necessary to review fhe section?
• Page 102— 106. The mi#igation measures discussed appear to be based on the traffiic study 2 I 1�
analysis of 950 sfudents or an en#irely new campus, The study should be based on the change
from 500 to 950 students as the impact afi a 500 sfudent campus was previously studied and
mitigated.
• Page 103-106. MitEga#ion measures addressed by the developer should be included in the fina! 2,1,1g
design requiremenfs for the developer.
• Page 108, c). Planhing area drainage facilities appear to have been previously constructed by 2,7,19
the devaloper. Please confirm.
� Eastern Dubfirt Specific Plan Amendment Transportation Assessment. The document appears to 2.1.20
be based on the study of a new 950 student campus. The impacts of a 550 student campus were
studied under the previous Jordan Ranch environmental review. Should the basis of the
Assessment be on the deita between the originaf Jordon Ranch Project and the proposed one?
Even based on the higher level of studied impact the Assessment appears to conclude no new
impact, perhaps fess in some cases has been identified, please confirm.
• i'hroughout the documenf the ariginal school capacity and the currently planned capacity
numbers are inconsistent. Should consis#ent capacity numbers be used throughout the 2•7•21
document?
Thank you for the opporturtity to comment. Please c�ntacf ine if we can provide any additiona(
information or clarify any questions.
Sincerely,
�f�
' .�� , ' ,�,�� -��..,� �
/ ..�E�,"".' �S y G �,,.��
!_,•-"
Kim McNeely �
Directar of Facifities
Cc: Stephen Ffanke, Ed.D., Superintendent
Letter 2.2 ;
From: Daniel Wu [mailto:d�vuCa�alamedactc.ora]
Sent: Tuesday,September 08, 2015 3:18 PM
To: Luke Sims
Cc: Tess Lengyel
Subject: Mitigated Negative Declaration for East Dublin Specifc Pfan Amendment-Alameda C7C Comments
Hi Luke,
We received your notice of intent to adopt a Mitigated Negative Declaration for East Dublin Specific Plan
Amendment_ Que to vacafion scheduling, we have not been abie to prepare our comments to the Mitigafed
fVegative Declarafion by today. Could we pfease ask far an extension for our comment by the end of this week
{9/11}?
Thank you,
U�niel Wu,Assisionf T�qnspo�laiion P!a»nei
AlQmedo Counfy Trar��spoii�iioii Comn�ission
1 i I 1 l3ioadway.Suiic:800, O�k(and, CA 94G07
510.�0�.7453 fDi:eci)
��4 F��-�.0��
!z ;y�f._ � � LIN � HOaI� S
�m ��.
,�� � .��
� � � ti� DUBLIN UNIFIED SCHO�L DISTRICT
���_" � T471 Larkdale Avenue, Dublin, CA 94568-1599•925-828-2551•FAX 925-829-f532
� _. �.
All Dubtin Students�J!
8ecome Lifelong Leamers
September 14, 2015 r�
SUPERlNTENDENT Letter Z.J
Stephen Nanke,Ed.o. Mr. Chris Foss
�s25�sze-z55y Dublin City Manager
100 Civic Plaza
BOARD pF 7RUSTEES Dubiin, CA�456"0
AmyMiller Sent via email to: chris.foss@dublin.ca.qov
Presidenf
(925}577-5866
Dear Chris,
Dan Cunnrngham
Vice President
(925J b40-8330 The purpose ofi this letter is to clarify a question that was raised in DUSD's
Megan Rouse September 8, 2015 comment letter in response to the City's mitigated negative
�szsy�s�-�asz declaration. The letter asked whether clarifiying language needs to be included
Greg Tomlinson +n order for the City ta impose th� mitigation measur�s for the joint use school
(925)36�-5055 site on a non-app[icant. We understand that the MND may identify mitigation
measures to be performed by someone other than the appEicant, but that it
does not tfiereby comn�it that party to perform those mi#igation measures.
That said, as you knaw, the Districf has been in discussions with the applicant
and the City for many months concerning the impact of the relocation of the
school site on the District's ability to house students and concerning
appropriate mitigation measures. The District has been working with the City
and applicant, and is aware of the traffic impacts and proposed traffic mitigation
measures. The District has been working with the developer on an allocation
of those mitigation measures and has entered into an MOU with the developer
tha# addresses them.
1f you have questions or need further clarification please don't hesitate to
contact me at 828.2551 ext, 8002.
Sincerely,
� I
/
Stepl�en Hanke, Ed.D.
Superintendent
SHlsf
cc: Kim McNeely, Sr. Director of Facilities
Marilyn Cleveland, Dannis Woliver Kelley .
4�F p�ir//%
� ,
= �LAMED�
� Counly Trnns�orioticn
�;���c Ccrnmiss,on �a�} groadway,Suite 800.Oal;land,CA 94607 • 510.208J400 • www.Alarc�edaCTC.orfl
�m�
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September i4, 2oi�
Letter 2.4
Micl�ael Porto
Project Planner
Coniniunity Developznent Department
Cily of Dublin
ioo Civic Piaza
DubIin,CA 94568
SUBJECT: Response to the City of Dublin's Initial Study/Mitigated I�egative Declaration for Jordan
Ranch/Subarea 3/Wallis Ranch Geiieral Plan Amendmeilt and Specific Plan Amendment
Dear Mr. Parto,
Thai�lc}�ou foz•the opportunity to camment on the Initial Study and I1�Iitigated Negative Declaration for
Jordan Ranch/Subarea 3/Wallis Ranch GeneraI Plan Amendment and Specific Plan Arnendment. The
project includes proposed land use a�nendinents of three subareas:
� Jordan Ranch subarea—Two sites:
O 11.I acre site on the south side of Central ParkM�ay a# Sunset View Drive currently
designated as a community parl:. This project proposes a pariz/school designation tllat
would alIow developinent of a combination elementary and midc�le school for 95�
students. Assuming this project is approved, the existing eastern portion of Jordan
Ranch designated for a future school would be developed consistent with its underlying
General Plan land use of niedium density reside3itial(up to ii2 dwelling ui�its).
0 4.6 acre site located on the iiortheast corner of Cent��al Pai•lc�vay and Fallon Road
current]y designated as mi�:ed-use for up to z�5 i•esidential units and vp l0 5,00o square
feet of retail. Tliis ps•oject proposes a"medium densit��" residezitial laz�d use c�esignation
of up to q.5 d��ellin�s.
• Subarea 3; located south af Central Parkrvay, tivest of Fallon Rnad, and noi•th of Dublin
Boulevard. This project proposes clianging land use desigiiation fro�17 rural
residential/agriculture to parl;s/public recreation for io.�5 ac�•es in this subarea.
• tiNallis Ranch: located in nort��ern portion of Dnblin generally boundcd by Alarneda/Contra
Costa County liiie to the north, Parlts Reseive Forces Tc�aining Area to the r��est,Tassajara Road
to the east, and Tassajara Creek to the South. Tliis project proposes changing a r.g acre site in
Wallis Ranch from "Semi Public"to parI:s/public recreatian.
We l�ave reviewed ttie praject and determined tilat it is exempt from revie�hT ui�der the Congestion
�'Ianabement Program I.and Use Analysis Program as it ���li n�t generate ioo p.in. pealc l�our trips in
excess of t�•ip generation expected from the existing General Plan and Specific Plan land use
desig�iations.
Michael Poito
SeptemUer i4,2oi5
Page 2
Thank you for the opportunity to comment on this project. Please contact ine at (�io) 208-�q28 or
Daniel Wu of my staff at(510) 20&74�3 if you have any questions.
Sincerely,
°�7� -
Tess Lengyel
Deputy Director of Planning and Policy
cc: Daniel Wu,Assistant Transportation Planner
file: CMP/Environinental Revierv Opinions/2oi�
. R°: Updated envirorunent iza�pact report Page 1 of 4
From: Amy Lee<amylivesyoga@gmail.com> Lefter 3.1
To: Michael Porto<odhill@aol.c�m>
Subject: Re: Updated environment impacf report
Date: Thu, Sep 3, 2015 4:40 pm
Hi Michael,
Thanks for such a quick reply.
In page 93 , it mentioned about Eastern Dublin EIR mitigation Measures....lmplementation of aIi af the
mitigation measures identified in the Eastern Dublin EIF2 would result in a ratio of 6.7 acres of parkland per
1000 �opulation in Eastern Dublin.
Truth is that stage 1 Jordan Ranch community now has around 300 households( suppose there are 4 person
per household on average) , yet we now don't have a neighborhood park. (yes, fhe park was ptanned and we
were tofd that fhe construction would start this May, yet fhe reply we got from the ciry community and park dept.
is that no specific date of park construction can be expected. I don't want to bother you here with detaiis, but
truth is that we now over 1000 residents don't even have a neighborhood park to use. Think those moved here
since 2012.)
My doubt is about the recreation part of'discussion of checklist'. It said that the pro}ect would not increase fhe
use of existing neighborhood or regional parks. I wonder which neighborhood park fhe future residents can
use ,since there is NO exis#ing neighborhood park here.
To me, it does not make sense that you put on more buildings but cannot provide 3•�-1
basic public facilities for future residents. You might argue that there will be a plan
for it. But we need to see this pian can be implemented. Think about current JR
residents, we were told about the plan for our park here when we bought our
homes here but we don't have one so far, thus we miss ou� valuable
opportunities to know each other ,as we lack gathering place to meet neighbors
and kids have no nearby park to play. We current residents are already suffering
and this is meaningless to build more homes without providing people with
recreational areas.
In sum, f don`t think it is not acceptable to build more homes here and please do
consider our currenf situation: we paid high premium for #he view of apen space
and were told there would be a neighborhood park, but now we had no news of
the park but only informed that more homes wauld be here.
So, for us ,keeping this land as a sustainable open space ar public recreation
area is the right thing to do. You have done marvelous job in helping Dublin
become a green city and please continue with your efforts!
Thanks again far what you have done for Dublin residents.
Regards
Amy
l�ttps://mail.aol.con�lwebmail-std/en-us/PrintMessage 9/10/201�
Re: Updated environment impact report Page 2 of 4
On Thu, Sep 3, 2015 at 2:51 PM, Michaef Porto <odhill(c�aol.com>wrote:
The 1993 EI� is not on the web site. We have it on disk. We could burn a d'tsk
and leave it at the front counter for you to pick up. Pfease coordinate this with
Debra LeC(air at 925-833-6610.
If you look deeper into the document you wilf see that two Supplementa! EfR's
were done January 2002 and August 2005. In addition #o that, two subsequent
Addendums were also done as recent as 2012. There has been a considerabie
amount of more current follow up environmental work done regarding �he
Jordan Ranch.
Mike Porto
---Original Message-----
From: Amy Lee<amylivesvoqa(c�gmail.com>
To: Michael Porto <odhill{�aal.com>
Sent: Thu, Sep 3, 2015 2:35 pm
Subject: Re: Updated environment impact report
Thanks Michael!
The (ink you shared is of great help and now we have more details about what
our surroundings had gone through and what will possibfy happen here.
Yet we still have doubts on certain explanations about environmental factors
you offered.
We noticed that Most of the environmental impact has been assessed based on 3.1.2
the previous studies that were done many years ago. The earliest one was in
1993 and th� mosf recent addendum EIR was done in 2Q10 (see Page
37}.Twenty years ago, there weren't this many homes in this area. Now the
amount of open space has been considerably reduced which surfy have caused
further habitat foss.
•Page 55 - Under Biological Resources, you have listed a number of mitigation 3•Z.3
measures to reduce the impact to direct habitat loss to less than significant
level. It seerms that these mitigation measures are listed in the 1993 report (now
https://maiI.aol.com/webmai!-stdlen-us/PrintMessage 9/10/2015
Re: Updated environment impact report Yage 3 of 4
22 years old}. We couldn't access these docurnents to see what these mitigation
measures were. We tried searching for them on the City of Dublin website but
couldn't find it. Would you mind sharing these documents containing mitigation
measures?
Also in Page55, you mentioned some mitigation me�sures related to San 3.z.4
Joaquin kit fox. This specie is listed as Endangered by U.S Fish & Wildlife
{please see the link http://ecos.fws.c�ov/tess public/reports/species--by-current-
ranqe-county?fips=06001 }. Again, we don't know about what exactly these
mitigation measures were. Actually, some of my neighbors in our recent street
meeting mentioned that they saw fox here.
The last paragraph on Page 55, says the eastern Dublin EIR has addressed 3.1.5
potentiai impacts regarding bald eagle and many other species. we have not
-- , seen any of these species in this area now. It could be a�tributed to the housing
development in this area including ours.
The fact is that Just this week alone, we have seen many White-tailed Kites 3.1.6
hunt in this area as weil as frequently rest on the tree that is adjacent to the
mixed use area.With new development so c#ose, no doubt there will be severe
disturbance to these birds.
M��r q uestion is that since i� appears that the EIR are not from recent studies, we 3•1-•�
need to know whether #he mitigated measures mentioned in earlier studies hold
true today and whether there are any other newer species in this area that could
be impacted.
I am sorry that we cannot provide comments timely since this study contains so
much information for us to digest and . yet I think there will be more comments
before 9/8.
Regards
Amy
.
.
https://mail.aol.com/webmail-std/en-us/PrintMessage 9/10/2015
Re: Updated enviranment impact report Page 4 of 4
On Wed, Sep 2, 2015 at 8:31 AM, Michaef Porto <odhill(c�aol.com> wrote:
Good Morning:
A Mitigated Negative Declaration was prepared for the project. The closing
date for comments is Tuesday, September 8, 2015. The Mitigated Negative
Declaration was prepared by the City. The Planning Commission will review
the Mitigated Negative Declaration and make a recommendation ta the City
Councii. The City Council will act on the Mitigated Negative Declaration,
The following is the link to that document.
Initial Study/Mitiqated Neqative Declaration — Jordan Ranch, Subarea 3 &
Wallis Ranch
Mike Porto
-----Original Message-----
From: Amy Lee <am�livesyoqa(a�qmail.com>
To: Michael Porto <odhili�aol.com>
Sent: Wed, Sep 2, 2015 12:31 am
Subject: Updated environment impact report
Hi Michael„
I learned that t he project is currently undergoing an updated ElR wifh a
"negative declaration" of significant impacts. Could you please share us
whether we can have comments on EIR to city of Dublin( any comment period
for EER)?
We also like to know who provide/prepare the E1R and who will approve this
EIR?
Thanks for sharing and being always open-minded.
Regards
Amy
https://mail.aol.com/webmail-std/en-us/PrintMessage 9/10/2015
Petition•Ciry of Dublin,California.City Council Members of pubfin.Cit...H...:Stop buildings on open space in Jordan Ranch Slow...•Change.org 9(4(15 8:35 AM
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�- 4 Letter 3.2
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Ai1�ti> Lce
I�ublin. CA
95
Supporte►s
Request City of Dublin City Council, City of Dublin Planning Commission and City of Dublin Community
Deve]opment to keep the vacant la►id in .lordan RancI� as a sustainable ope�l space or public recreation area
for current residen[s.
We, Jordan Ranch residents,are tivritin� to you because ti��e z•eceived the notice froni City of Dublin tllat a
portion of the open space in front of Jordan Ranch Dr. is planned far residential use.The reasons all our
nei�hbors are strongly against tf�is plan are as folIo���s:
1.Tiiere is a [ot of wildlife in tfus open space and patting buildings on this vacant land ���iIl definitely 3.2.1
distucl� them. As nearby residents,�ve frequently sce various kinds of birds, rabbits, �vild goats and fox in
this land. Obviously, this open space is a wonderful habitat for these wifdlife.
T13e Easteri2 Dubl'rn EIR and later addendnin/ s�pplement have addressed potentia! impacts
regarding bald eagIe and ma��y otiier species. But as nearby residents, we have not seen any of these 3.2.2
species in tliis are� no�v,it could be attributed to the l�ousiaag developmeiit in tliis area ii3cluding ours.
https:/Jv✓ww.change.org/p/city-of-dublin-califomia-city-council-me...58cc5f&utm_source=target&utm_medium=email&utm_campaign=one_l�undred Page 2 of 4
Petition-City of Dublin,California.City Council Members oP Dublin.Cit...H...:Stop buildings an open space in Jordan Ranch Slow...•Change.org 9/9(25 8:35 AM
With so many ne4v homes constructed in East Dublin,the amount of open space has been considerably
�-educed,and we do not want to be guilty for causing further habitat toss and have nothing to explain when
our kids ask why they cannot see wildlife hei•e.
2.This open space is flie onIy green area that we liave in front of us. Although right now we can only 3.2.3
see brown grass, but there is hope green will corr►e in winter. We'd like to fight for this open space because
this is the only green area�ve can expect.
Ti�e Initial Study/Mitigateci negative Declaration mentioned about Eastern Dublin EIR mitigation 3.2.4
Measures.._.Implementation of all of the mitigation zneasures identi�ed in the Eastern Dublin EIR
�vould result in a ratio of 6.7 acres of parlcland per 1000 population in Eastern Dnblin.{P93 )
Truth is that stage 1 Jordan Ranclt co►nmaYiity no��v has around 300 honseholds( 1000 residents in
total, svppose there are 4 person per household on average), yet we now don't have a neighborhood
park.
3.It does not make sense to continue building new l�onnes if yoa don't have pubtic facilities for fhem. 3.2,5
Think about current 1R i•esidents, we�vere told about the plan for our park here when we bought our homes
here but �ve don't have one so far. Thus��e miss ovt valuaUle opportunities to kno�v each other,as we
lac[c gati�ering place to meet neeghbors and kids have no nearby park to play. We current residents
are already suffering as�d tl�is is meauingIess to build inore t2omes �i�ithout being able to provide
people with recreational areas.
As vice mayo�•Abe Gupta said in Save Dublin Open space (Doolan Canyon) Campaign last year' We're
al�vays expanding and eapanding. But tliere is litera[[y almost no open s�ace left," t�e said.��We
tl�ought, let's pause. We're in a dF•ought, we have transportation issues, we have a lot of young
fami[ies witIi [cids.Tliey need some breathiiag room,not just a few token parks."
Di�blin voters take ur•ba�l s��ra4v1 and open space seriously and a c•equest for revie�ving the curr•ent EIR is
made by all of us.
Letter to
City of Duhliii;C�lifo�•nia.City Council Members of Dublin. City P�an�3ing Commission Board Members.
City of Dublin, California and Mission Valley Propec•ty
City Council Member 1nd Mayor : David HaubeE•t
and 7 athers
City Cotincil Member and Vice Mayor:Abe Gupta
CiEy Council Membei- Doi�een Wehrenberg
City CounciE Member pon BiddIe
City Council Member Kevin Hart
City pla�zning e�mmission Chairman City Planning Commission Baard Member
City Community Development Department Director Luke Sims
City Community Development Department Pi•oject Planner Michael Porto
Stop buildir�gs on open space in Jordan Ranch
Siow uncontrolled urban spra4vl in East Dublin
https://www,change.org/p(city-of-dublin-california-city-council-me...58ec5f&utm_source=target&utm_medium=email&utm_campaign=one_hundred Page 3 of 4
Letter 3.3
-----Original Message-----
From: Efizabeth St.John <eliz.stjohn@icloud.cam>
To: odhill <odhill@aol.com>
Cc: timmy sargeant <t.d.sargeant@gmail.com>
Sent: Mon, Sep 7, 2015 821 am
Subject: Re: Jordan Ranch Dr. Development
Dear Mr. Michael Porto,
I am writing to let you know that my husband and I 3.3.1
are opposed to any development to be placed on the Fallon/Jordan Ranch 4 acre
piece. I understand that there is currently a request to devetop a 45 unit
housing development to be placed on that tand.
We are strongly opposed to
any further development on this land period. We have seen several foxes, deer, 3.3.2
birds and hares and we, also believe that we have seen whife taited kites in the
area (which I believe are an endangered species). This new development will run
right up along side of a pond and trees that are heavily used and populated that
are currently on the preserve. I am very concerned about their welt being as
there are very few ponds and water preserves in this area,
I would like to
suggest that there be a new environmental assessment of this area. The 3.3.3
assessment done in Z�12 was done prior to all of the additional environmental
pressures that have been apptied since with all of the new devetopments, pushing
ali of the wildlife into these already very small remaining open areas.
we
think that this land would be best maintained as a part of the preserve, left 3.3.4
untouched. Of course there are many other reasons to maintain its current status
including, additional pressure on water, schools, and increased traffic. . . all
of which are also environmental concerns. Our community is also concerned about
our housing values being depressed due to the presence of this higher density
housing.
I hope that our concerns and those that have been sent by our
neighbors warrant further investigation into the proper use and designation of
this tand.
Thank you for your time.
Sincerely,
Etizabeth and Tim
Sargeant
Letter 3.4
-----Original Message-----
From:Amy Lee <amylivesyoga@gmail.com>
70; Michael Porto <odhi[l@aol.com>
Sent: Thu, Sep 10, 2015 3:22 pm
Subjecf:Why Parcel H is the part o#the whole deal made between DUSDICITY and developer
Hi Michae(,
Hope this letter finds you well. f didn't get your reply since my last email. So I
wonder I can make an appointment with you to discuss more details about the
Initiaf Study you shared earlier.
Basically fihis paragraph perplexed me:
i�ac�� 5. A seco�d ��d�i��ui� �r�i�s ����roved ��y tf�� Ci��� oi D�a�lirz ;n Jur�e 2012
;ar c����in por-�ia�s �r �he Jordan �ro��ei��y...Fin�ll�� , pr�vio��s �.� �cr-� oper
�p�ce I���d usc� clESic�n�fiion �.la� ►���(acc-d vJi't� � �.�li;��d-Jse c�zsic��z��io�� �h�t
�.nd�cul� h�v� coniaine� up �0 S,OOC� squa�e feef o� rei�il �nd ....
1 suppose there must be a negofiiation between City and the developer and a
contE-act or something like must fiollow that negotiation during that time. Should
this negotiation and contract details be disclosed to public? Where can l find
the record?
1 (earned that you've been in Dubiin since 1990s , so 1 think you are the right
person who knew the whole deal very well and hope you are ready to share.
Thanks for always being open-minded and look forward to your early reply.
Regards
Amy
Responses to Comments
The following are responses to each of t�le coznment letters.
1.1) State of California Office of Pianning and Research, State
Clearinghouse
Comment : The Lead Agency has complied with State Clearinghouse public
review requirements.
Res�onse: This comment is �cknotivlec�ged and no additionai response is
required.
1.2) State of Californza Departmenf of Transportation
Comment 7..2.1: The comrzienfer notes that the project inciudes a General Plan
Amendment, an amendment to t�1e Eastern Dublin Specific Plan and a rezoning
for portion of the Jord�ul R1nch, jNallis Ranch and Subarea 3.
Res�oi�se: Tlus coinment is accurate and no furtller response is needed.
Comment 1.2.2 : The City of Dublin, as Lead Agency, is responsible£or aI1 project
mitigatzon including aizy needed impraveznents on State highways. The project's
fair share con�riUution, financing, scheduling and implementation should b�
fully discussed for all mitiga�ion measures.
Re�oi�se: As the Lead Agency, the City af Dublin identified appropriate
project mitigation measures in the MND and will adopt a Mifigation
Monitoring �nd ReportizZg Program v�rith any project approval in order to
enst�re implement�tion of the measures. Pages 95 through 97 of tl�e Initial
Study outline the wide range of tr�ffic and iransportztion z�litigat�on
ineasures previausly irrtposed on the affected properties and other properties
in the Eastern Dublin Planning Area. AIl previously adopted tr�ffic (and
o�1er) mitigation measures contirnte to apply to the currenf project, as
ap�ropriate. Therefore, the City of Dublin 11as fulfilled iks CEQA obligation to
rec�uire traffic and transportation mitigation nleasures to alI inc�ividuai
projects as requested by the commenter.
Comment 1.2.3 : The coznme�lter requests an intersecdon and queuing analysis at
the on- and off-raznps of the I-580/Falloil Road intersection under 2Q25 �uzd 2040
conditions aild further review of the project irr�pacts to State facilities.
Res�onse: The commenter is directed fio page 4 of the Initial Study. Page 4
inciudes a suinmary of�11e 2005 Fallon Village Supplementai EIR (SEIR}
prepared in 2Q05 and certified by the Dublin City Council in 20�5. The 2005
SEIR analyzed developmezzt of approximately 1132 acres af Iand in the
Eastern Dtiblin Plaruung Area that izlcluded the Jordan Ranch proje�t. This
5
SEIR has been incorporated by reference into the current IS/MND. The 20Q5
SEIR includes an extensive anaiysis of transportation innpacts on local,
regional and state highways, including the I-584/Fallon Road on-and off-
r.am�s.
Table 42.7 contained in the SEIR demonstrates khat fuhzre building out of the
Fallon Village praperties, including the Jordan Ranch, would not result in a
significant impact at the I-580/Fallan Road westbound ramps. In addition,
the 2005 SEIR analyzed developzxient of up to 1,064 dwellings on the Jordan
Ranch site whereas the current proposed project would result in development
of up to 899 dwellings—a significant decrease in the aznount of development
and also peak hour trips. Therefore, the analysis requested hy the applicant
h�s already been coznplefed and the project would not have a significant
impact on the I-580/Fallon Road westbound on- and off-ramps.
Comment 1.2.4 : Please clarify the project trip generation for the combination
eleznentary and middle school. The IS states that trip generation for the rruddle
school was blsed on data collected at the Stone Valley Eleznentary School in
November 2012 as part of an evaluation for TRAF�IX.The IS text also states thaf
trip generation surveys were preformed at various elementary and middle
schools in the Tri-Valley area. This potential discrepancy should be made clear.
Res�onse: As noted by the commenter and as documented in the
Supplernental Traffic memoranduzn, the transportation consultant did
review tri� generation from comparable elementary ��d middle schools in
the Tri-Valley area. However,based on analysis of the collected data, the
consultant and City chose trip rates included as �art of the school bus
program to be used as the most accurate representation of elementary and
middle school trip rates. The text and foohlote in the Supplemental
Memorandum were intended ko describe the various sources from which
data was collected for consideration by the City amd consultant. Therefore,
any incoi�sistency in the information was resolved t�lrot2gh the City and
consultant review.
Coinmei�t 1.2.5 : The commenter requests transportation impact fees associated
with the proposed project be identified. The commenter believes tllat the project
should comply with the mitigation measures included in fhe Easfern Dublin
Environmental Impact Report and Supplemental CEQA documents. Tl�e
comrnenter encourages a fair-share contribution fioward multi-modal
investrnents and regional transporfation projects to mitigate for cuzztulative
growth on the regional transportation system.
Res�onse: The commenter is directed to pages 95 thraugh 97 of the
Initial Study. These pages sumrnarize the wide range of traffic and
trans�ortation mitigation requirements to assist in improving the Iocal
and regional transpartation network. Ian sum, the project applicanfis far
this proposed project will be required to pay both Eastern Dublin
Transportation Impact Fees as well as Tri-Valley Transportation
Development improvement fees. In addition, the 2005 SEIR identified a
6
nt�mber of specific transportation system improvements to the regionai
trazlsportation system that the proposed project will assist in funding.
Therefore, the commenter's request has been fLrlfilled.
Comment 1.2.6 : The cominenter requests that t�ze City consider Transportation
Demand Management (TDM) policies to encourage public transit and rec�uce
vehicle trips on the State High��vay system.
Res�onse: The Cit�� of Dublin has historically and is currently
undertaking several measures to assist in z-educing vel�icle trips on
local and State road�va��s.
Eastern Dublin EIR Mitiga�ion Measures 3.3/15-15.3 and 16.0 and 16.1.
required coordinafzon with local transit prc�viders to extend transit
services into the Easteri�Dublin area and construct pedestrian and
bicycie facilities.
Supplemental Mifigation Measure SM-AD-1 contained in the 2005
SEIR rec�uires a number of ineasures ta reduce future vehicle krips,
including but not Iimited to coordinating Zvit�1 LAVTA for extension of
transit service into the Fallan Village area, providing bicycle lanes a�1d
patiZS connected to a cammunity wide trail systein and providing
sidewalks to transit stops, Iocal land uses and a community ti�ide
walking system.
Fizzally, t11e City of Dublin just developed and approved a
compreliensive update to the City-wide pedesfrian and bicycle Master
Pl�n that includ�s specific measures to design and implement specific
improvements to promote non-auto modes of travel in tl�e commuiuty.
Therefore, the commenter's request that TDM prograin elements be
addressed has been fulfilled.
2.1) Dublin Unified School District
Commenf 2.1.7: The commenter notes that previous 2012 Addendum prepared
for par�ions of the Jordan Ranch induded a 500-student elementary school.
Begi�uung in 2007, the District notes that schools were planned for larger
capacifiies. It is also unclear if the alternative use of the existing Elemezltary
School site for resideniial use v��as studied in the previous CEQA document.
Res�onse: This 2012 T��itial Study did analyze a maximum 500-student
Elemei�.tary Schoal on the eastern portion of the Jordan Randz, now known as
Neighborhood 7. It is not clear how the prior 500-student enroll�nent figure
ti�as derived. The City notes that the 950-student enrollment figure for the
�roposed com�ination Elementary and Middle School analyzed in the current
IS/MND was developed in cooperation with the District..
7
'The City did analyze dze potential deveIopment of up to I00 dwellings on the
present Elementary School site on the east Jordan Ranch as part of the 2010
Initial Study/Addendum and this approval is reflected on the current City of
Dublin Land Use Diagram.
Cornment 2,1.2: Conditions and mi�igation measures are required in this
document that may apply to the District. Does clarifying language need to be
included to impose these conditions and mitigations on a non-appiicant?
lZes,�onse: The District worked with the Applicant for many months on the
#.raffic mi�iga�ions related to the school, which improvements fihe Applicant
commitfed to install. In fact, the District and Applicant farmalized their
discussions when the District Baard adopted the project site plan on August
�5, 2015 and �dapted a relzted Memorandum of Undersfianding on
Se�tember 8, 2015.
Comment 2.1.3: The commenter asks if the acreages noted on Page 8 of the IS are
gross or net acres.
IZes�onse: The City confirms that acreages cited on Page 8 of the IS are gross
acres.
Comment 2.1.4: The commezlt is somewhat unclear, but appears to be asking
about the impact of converting the existing Elementary School site to residen�ial
dwellings in Neighborhood 7.
Response: The current Initial Study analyzed the project described on Pages 7
through 13 of the IS document.The IS did not re-analyze conversion of the
e�xisting Elemenfary SchooI site on the eastern portion of the site to future
residences since this action was previously studied in the 2012 IS/Addendum
and is reflected in the City's General Plan (see Resolution 92-7.2).
Comment 2.1.5: PIease clarify specific requiremenfs in the Water Quality sec�ion
of the IS. Does the Dublin Unified School District as an inde�endent District faIl
under the City of Dublin jurisdiction?
Res�onse: As a separate and independent gov�rnmental body, the
District is likely not under the jurisdiction of the City of Dublin except
Eor non-educational improvements. However, the Disfrict is Iikely
bound by state and federal water quality and clean water
requiremezlts. This is an opinion only and should be confirmed by
District staff.
Camment 2.1.6: The coznmenter asks if the original school site should be shown
on Exhibit 3 0�the Initial Study.
8
Response: Exhibit 3 shows�11e location of the proposed land use
changes. The original school site is not proposed for a GPA or SPA
land use change and dzus is not shown on Exhibit 3 .
Comment 2.1.7: On page 35, the commenter believes that subsequent mi�igation
for item 16 "d" of the checklist appears to be tied to having a Less-than-
Sigiuficant impact with nlitigation. Also, please clarify which hazards were
identified due to design, and please iden�ify "Source 6".
Response: The coznmenter is directed to page 103 of the Initial Study,
Transportation and Traffic, which discusses Item 16"cl" of the
environmental checklist. The discussion identifies a potentially
sig�uficant impact related to congestion af the school site primary
intersection accesses around bell �iine. Mitigation measures are
identified to reduce the iden�ified impact to less than sigruficant.
Source 6 is identified on Page 37 of the Initial Study as t11e traffic report
prepared for the project by Fehr & Peers Associates.
Commei�t 2.1.8: The commenter requests a copy of the ED5P map of viewsheds.
Res�onse: This inap is available at the City of Dublin Cornmunity
Developrne�lt Departrnent ciuring normal b�isiness hours.
Comment 2.1.9: The commenter requests clarification as to t�1e term "public
gathering place."
Respons�: The City of Dublin considers a public gathering place to be a
site o�Nazed by a public entity that can be used for visitations by
inembers of the public. This is typically a park, playground,
clesignateci scenic outlook or vista. In this instazZCe the proposed
combination Elementary School, Middle School and park is considered
a public gathering place.
Comment 2.1.10: P�ige 50, wllich summ�rized previous Mitigation Measure SM-
AQ-1 notes that more stringent air quality improvement measures be
undertaken. Please clarify and define what these are.
Respozise: Suppiemental Air Quaiity Mitigation Measure SM-AQ-1 is
contained in the certified 2005 Fallon Village Supplemental EIR that
included the Jordan Ranch property ainong others. The current Initial
Study summarized t�1is m�asure in d�e interest of space. The additioi�al
specific measures included in this supplemental mitigation measure
are as follo�vs, from�age 239 of the 2005 Draft SETR:
a) Require construction cantractors to water or cover stocicpiles of
debris, soil, sand or other materials �liat can be blo�vn by the
�tiTind.
9
b) Require construction contractors to sweep daily {preferably
with water sweepers} a11 paved access roads, parking areas, and
staging areas at construction sites.
c) Require construction contractors to install sandbags or other
erosion control measures to prevent silt runaff to public
roadways.
Cornment 2.1.11: Page 51, item "a" discusses the impact of a 900-student campus
but should discuss the change from 500 students to a 950-student campus.
Res�onse: The comment is noted. The reference to enrollment is a
description of the current assumptions for the proposed school site.
Please see the Corrections and Modi;Eications section of this document
to carrect the 900 figl.tre to 950.
Comment 2.1.12: Page 53, ifems "d" ancl "e" cliscusses the patential of air
poliutanfs related to schooi construction. A more detailed school construction
schedule should be reviewed as fhe project inay be constr-ucted before students
are present.
�Zes��nse: A school project construction schedule was not available to
i_he City prior to completion of the Initial Shzdy. Adherence to
Supplemental Mitigation Measure SM-AQ-1 during construcfion
would ensure tlus impact would be less-than-significant.
Comnnezlt 2.1.13: On Page 55, bullet 3 of the T�utial Study, please clarify t�ze need
to prepare a wetland delineation on individual properties. Wauld this
requirement apply to the Districf?
Res�onse: This requirement would lpply to the Distr�ict if wetlands
�vere identified on properfies owned and developed by the District.
Comment 2.T.14: �n Page 76, the commenter notes that the Initial Study
ic�entifies that individual developers will be required to pay regional drainage
fees. Does this also izlclude the District.
Res�ollse: Based on a recent investigation by the Dublin Public Works
Departmei�t, it appears t11af property owners have already paid City
local drainage fees for the Jordan Ranch, including the proposed
school site. Tn terms of regianal drainage fees, the District should
cozlsult with Zone 7 to determine if these fees are to be�aid to Zone 7.
Coznment 2.1.15: The commenter asks to clarify that 225 students equate to 911
AM peak hour tri�s from the proposed Elementary and Middle Schaol.
Res�onse: Please see Table 1 contained in the Attachmenfi to the project
traffic impact analysis. Tlus table is based on observed trips from
several similar sized schools. The table shows that a 400-student
elernentary school and 550-shtdent middle school would be expected
zo
to generate 911 AM peak ho�.ir trips. The 225 students referenced in
the comment appears to be the walk percenfiage assumed for the
analysis.
Comment 2.1.16: The note "error" appears on Page 99 of the Inifiial Study.
P�esponse: This is a typograpllical error in the Initial Study. This is
corrected in the Changes and Madification secf�on of �his document.
Comment 2.1.17: Mitigation Measures contained on Pages 103 fhrough 106 of the
Initial Study seem to be based on an analysis of a 950-student school on an
entirely new carnpus. The analysis should be based on the change from 500 to
950 students that�vas previously studied.
Res�onse: The City disagrees v�rith tlus statement. The development of
a 500-stzzdent school was previously analyzed on another portion of
the Jordan Rancl� site, which is no�n� proposed for residen�ial
development. The curr�nk traffic analysis correctly assumes thlt a nei�v
and larger school facility�vauld be constructed at a different location
in the Jordan Ranch. Unique impacts of school constr�rction on nearby
streets and roads were assessed and appropriate mitigation measures
to reduce �11ese iinpacts to a less-than-significai�t level identified.
Coininent 2.1.18: Mitigation measures addressed by the developer should be
inclt�ded in the final design requirements for the developer.
Response: This opiriion by the commenter is noted.
Coanment 2.1.19: P1zsuling area drainage facilifies appear to have been
canstructed by tlle developer. Please confirm this.
Res�onse: A1t11augh not a comment on the environmental 1s�ects of
tlus project, representatives of the City have confirme�i that various
drainage facili�ies have been constructed in accordance s-vith prior
project approvals for the Jordan Ranch.
Comment 2.1.20: The commenter notes that the traffic analysis contained in the
Iititial Shtdy appears to be Uased on a 950-shxdent campus. The im�acts of a 550-
student campus were previously studied under a previous Jordan Ranch
envirazZZnental review. The basis of the current analysis should tl�erefore be t�1e
change between the original project and the proposed project. Even under the
higher Ievel of studied impact the Assessment seems to conclude no new impact,
perhaps even less, please canfirm this.
Res�ozzse: The comnlenter is incorrect regarding the previous 2Q12
Jordan Ranch C�QA document. The 20�2 CEQA Addendum analyzed
a 500-student school caznpus—not 550 as noted by the commenter. In
response to the portion of the comment that the a�zaIysis should have
11
6een Iimited to the change between the 50Q-student schoal and the 95Q-
shrdent school,��ease refer to the response to Comment 2.1.17, above.
The City is unclear as to the comment that"the higher level of shzdied
impact the Assessment appears to conclude no new impact, perhaps
less in some instances." The Initial Study did find that many of the
potential impacts of developing the Jordan Ranch had been adequately
analyzed in the 1993 Eastern Dublin EIR, the 2002 EDPO SEIR, the 2005
Fallon Village SEIR and the 2010 and 2012 addenda for fihe Jordan
Ranch property. However, as nated in the Initial Study, new
potentially significant impacts were identified in the current Initiai
�hidy related to traffic safety and ap�ropriate mitigation measures
xdentified.
Cornment 2.1.21: The commenter notes that the origiilal school capacity and
proposed capacity are inconsistent.
Res�onse: T11e Initial Study �onsistently refers to the originally
assumed school capacity as 500 students. The currently planned
school capacity is 950, as noted in the trlffic and other analyses. The
page 51 reference to 900 students is corrected in the Correchons and
Modifications section of this Ini�ial Study.
2.2) Alameda County Transportation Commission
Comment 2.2.1: The commenter documents fhat the D.
Res�onse: In a subsequent phone c111 with City of Dublin staff, this
request has been withdrawn{L.Sims, 9/10/15). No additional
response is required.
2.3] Dublin Unified School District
Corrtment: The commenter documents that the District has been iiz discussio�Zs
with the project deveioper and the City concerning the relocation o€the
pro�osed school on the jorc�an Ranch property. The District confirms an
awareness of prtiposed iraffic mifigation rzteasures and has been working with
the developer on an allocation oE mitigatian measures. The District and project
developer has entered into a Memorandum of Uilderstanding to address
imp�ement�tion of mitigation measures.
Res�onse: This camment is noted and no further response is needed.
2.4) Alameda County Transportation Commission
Commenfi: The commenter notes that the proposed project is exempt from
furtller review by fille Alameda County Transportation Commission since it
would be expected to generate 140 PM peak hour firips or fewer.
12
Res�onse: This comment is noted and no furtl�er response is needed.
3.1.) Amy Lee (9/3/15)
Comment 3.1.1: The commenter states thaf it does not make sezZSe to put more
buildings but cannot provide basic facilities for future residents. The commenter
believes thaf residents of the Jordan Ranch were fold about a plan for a park
when they purchased homes,but no park has been constructed. Residents
therefore miss a�z opportunity to know neighbors, Iack a gathering place to meet
neighbors and kids have no place to play. In sum, the owners have paid a
premium for views of open space and a fufure neighborhood park,but are now
izlfornled that homes would be built. The comme�zfer urges that the site should
be kept as sustain�ble open space or public recreation area.
Res�onse: The commenter's concerns are noted. It is unclear�n�hich portion of
the Jordan Ranch the commenter is concerned about, however, as no
residences are proposed on designated park or open space sites. The current
proposal for t11e Jordan Rai-�ch includes Medium Density residences on Parcel
H, a 4.b acre site that is currently designated and approved for Mixed Use
wifh up to 115 units and cornmercial uses, and on Neighborhood 7 v��hich
already carries a General Plan Llnderlay designation for such development.
T'l�is underlay Iand use designatio�l has been approved by the City since 2012
and has never been deszgz��ted as a park.
A second portion of the�roject wo��ld repl�ce 3.7 acres of a designated
Community Parlc ozZ the soutll side of Central Parlcway with a 950-student
combination Element�ry and Middle School. The majority of the site would
remlin as a City park. Additionally, acreage on an adjacezit pro�erty�vould
be combined with tlus project to create a larger City park.
The Iiutial Study did not identify any sigilificant impacts with Iack of�ublic
facilities with the project.
Comn�ent 3.1.2 The commenter notes that most of the environmental iinpact has
been assessed basec� on previous studies done many years ago, including one
dazze in 1993 and tlle most recent in 2010. T�venty years ago there weren't many
homes in the area now the amount of open space has been considerably reduced
which has caused furtlzer habitat Ioss.
Res�onse: The commenter is correct that some of the environmental analysis
was done in 1993 to assess the impacts of approving and developing Eastern
Dublin; hov�Tever, the Eastern Dublin General Plan and Specific Plan were
approved to plan for future developinenf over a 20-30 year period, with
development assumed across most of the planning area. Sii�ce T993,
developmezlt has proceeded to fill u1 the plazuling area, as an�icipated in �11e
1993 planning approvals. Changes in the 1993 plai�u-iing has occurred within
tlle origizzally assuined planning boundaries and has been analyzed in many
13
supplemental enviroz�nental reviews, in accordance with CEQA. Major
updated analysis of a portion af the Eastern Dublin planzZing area was
completed in 2002 (EDPO SETR), 2005 (Fallon Village Supplemental EIR) and
again in 201Q, 2012 and 2015 for the Jordan Ranch property. Each succeeding
CEQA docc.iment has been prepared to determine if any new or more severe
sigiuficant impact has occurred with respect to any environmental resource
beyond those icientified in the priar documents. If found, new mitigations are
adopted to ensure such impact is reduced to a less-than-significant level.
With respect to loss of open space, a signifi�ant portion of the Eastern Dublin
Planrting area was undeveloped open space in 1993 �vhen the Eastern Dublin
Specific Plan was adopted. The Specific Plan envisions that much of the then-
open space v�=as to be converted to urban uses as the Specific Plan was built
out over 20-30 years. A number of community and neighborhood parks are
included in the SpeciFic Plan to provide open space. Much of the hillside
properky at lugher elevations on the periphery of fihe Planning Area have
been reserved for open spaces.
Comment 3.1.3: The commenter notes that [the IS] lists a�ZUmber of mitigafion
measures to reduce impacts to direct habitat loss to a less-fihan-significant level.
Many of these measures are Iisted in the 1993 EIR. The commenter could not
access these documents and request a copy.
{�es�onse: Copies of a11 previous EIRs for tI-�e Eastern Dublin area and related
�riateriai are available for review afi the City of Dublin Community
Development Department during normal business hours.
Cominent 3.1.4: The coinmenter identifies that the San Joaquin Kit Fox is
meritioned in existing znitigation measures. This species is identified as
endangered by the U.S. Fish &Wildlife Service. It is unclear what these
mitigations migllf be. Neighbors of the commenter report seeing faxes on their
stre�t.
Res�onse: The 1993 Eastern Dublin EIR did include potential impacts to Kit
Fox as a potentially sig�uficant impacf. To ensur�im�acts to this endangered
sp�cies is reduced to a Iess-than-sigiuficant level, the Eastern Dublin EIR
included an extensive protection program for the Kit Fox. No acfual San
Joac�tun Kit Pox has ever been reported sighted in the Eastern Dublin area by
professional biologists doing fieldwork in this area.
The commezlt about fox sightings is noted. As noted above, no sightings of
the endangered San Joaquin Kit Fox have been reported in the Eastern Dublzn
I'laruling area by pro€essional biologisfs.
Comment 3.1.5: Tl1e commenter states that bald eagles may be presei�t within the
Eastern Dublin plaiu�ing area. The commenter has not seen these in the area,
which could be attributed to housing development
14
Res�onse: The Eastern Dublin EIR did identify potential impacts to bald
eagles from planned development in Eastern Dublin, along���ith appropriate
mi�igafion. One bald eagle has been spotted in East�rn Dublin and the
mitigation measure implemented to protect this eagle and associated nest.
Commenf 3.1.6:Many ivhite-tailed kites have been spotted in Eastern Dublin.
With ne�v development so close, there is no doubt that there will be severe
disturbance to these birds.
Res�onse: Impacts to white-tailed kite �vas identified as an impact in
the 2005 Fallozi Village Supplemental EIR. Mitigation Measures 3.7/6.0
through 3.7/17.0 tNas adopted to reduce this impact to a less-than-
sigzzificant level.
Comment 3.1.7: The commenter asks if the EIR is not fram recent studies, are
mitig�tion measures mentioned in earIier studies s�ill valid and if there are ai7y
newer species in the area that would be impacted.
Rest�onse: All Mifigation Measures set forth in previous CEQA
documents remain valid and apply to the current project, as noted
many times in t11e Ixutial Study document. Through the supplemental
revie�v process provided in CEQA secfion 2116b, prior EIRs analyzing
develo�rnent on Jordan Ranch have been updated as development
changes have b�en proposed since �Ize I993 Eastern Dublin EIR. Far
many of the more recent CEQA documents affecting the Jordan Ranch
project, additional biological studies 11ave been completed to ensure
fhat impacts to any newly Iisted biologicai species are identified and
appropriate ixlitigation measures adopted. Significant new biological
surveys �vere completed on the Jordan Ranch in 2005 and 2010 for
protectec� and endangered species. In addi�ion, numerous plant and
�vildlife pr�co�zsf�-uction stu-veys have been coin�leted for the Jorcian
Ranch, �s reqiiired by these mitigation meastrres, prior to issuance of
gr�ding perinits.
3.2) Amy Lee & Others (petition)
Comment 3.2.1: The coinznenters state that fihere is a lot of�vildiife in tlus o�ei�
space area azld putting buildings on vacant Iand�vill defizutely disturb them.
This includes various kinds of birds, rabbits, foxes and wild goats. The open
s�ace is a wonderful haUitat for these species of�vildlife.
Res�onse: The comznenters' opinions oz� clisfurbance to wildlife on
current open space Iand is noted. It is unclear as to which open space
area is being cited by the commenters. Much of the jordan Ranch has
been gradEd under permits granted by the City to accoxnmodate
existing and future development azZd no Ionger provides suitable
wildlife habitat. The Eastern Dublin EIR, the 20Q2 EDPO SEIR, tl�e 2005
Fallon Village Suppleinental EIR and other CEQA documents have
15
evaluated potential development impacts to the Jorcian Ranch as
wildlife habitat and mifigation measures included to reduce any
impacts fio a less-than-significant level. As noted earlier, development
occunring on Jordan Ranch and in Eastern Dubli.n generally was
planned for implementa�ion over a 20-30 year period when the 1993
General Plan Amendment and Eastem Dublin Specific Plan was
approved.
Cornment 3.2.2: The cozxkmenters note that the Eastern Dublin EIR and other
CEQA documents addressed impacts to bald eagles and many ather species, yet
these species have not been seen by the commenters. This could be attributed to
hou.sing development, including houses of the commenters. The amount of open
spa�e has been consicierably reduced and they do not want fo feel guilty for
further habitat loss.
Res�oizse: The commezlters' opznions on loss of wiidlife habitat is
noted. Loss of habitat over the Eastern Dublin Plaruzing Area was
+�onsidered�vhen adopting the Eastern Dublin General Plan
.Amendment and Eastern Dublin Specific Plan in 1993.
In terms of bald eagle, a Golden eagle and associated nest were
i.dentified in Eastern Dublin approxixnately tezZ years aga. Mitigation
Measures contained in the Eastenl Dublin EIR were applied to protect
ihe eagle and �agle nest.
Cominent 3.2.3: The open space is �11e only green area they have in front of us.
They hope the brown vegetafion will hzrn green during winter rains
Response: This comment is noted and will be considered by the
I?lanning Commission and City Council durzng their deliberations on
the project.
Cor�lrnent 32.4: The coznmenters note that dze Eastern Dublin EIR idenhfied a
provision af 6.7 acres of parkland per 1,000 residents. The Jordan ranch project
currently has approxim�tely 300 homes and an estimated 1,040 resicients, yet
there is now no neighborhood park.
Res�onse: The commenter is directed to Table 1 contaizled in the Iiutial
Study. The table shows that, at buildout, the jordan Ranch would
contain a 5.8-acre Neighborhoad Park and a 2.7-acre Neighborhood
Square. In addition, a 6.4-acre portion of the 10.1-acre School site on
the south side of Central Parkway would be devoted to a park.
Residents of Jordan Ranch can also use the facilities of the Fallon
Sports Park, which has been developed on the west side of Fallon Road
across from Jordan Ranch. The General Plan establishes a�arks ratio of
5 acres parks�er 1000 population (General Plan Open Space Element,
Tmplementing Policy 2.4.2 B.l).The redesignations proposed for Wallis
Ranch and Dublin Ranch Subarea 3 wili assist in maintaining fhat
standard.
1b
Comment 3.2.5: The commenters stafe fhat it doesi�'t make sense to con�irnie
building homes if there aren't public facilities for them. The commenters �vere
promised a park�vhen they purchased homes, but there is not one so far. They
are missing out on kno�Ning their neighbors, a place to meet and a place for kids
to play
Res�onse: The commenters' opznions on Iack of park land is noted and
will be considered by fhe decision makers �vhen revietnTing this project.
The Iiutiai Study prepared far this project ciid not identify any
sigiuficant impacts with respect to lack of public facilities, includirtg
water, waste��ater, schools anci parks.
3.3) Elizabeth & Tim Sargeant
Comment 3.3.1: The commenters are opposed to azzy development being�laced
on dze 4-acre portion of the Jordan Rand�.
Respanse: The commenters' opinion is noted. The 4.6-acre site is Parcel
H, which has been previously a�proved for a mixed-use development
that could contain u� fo Z15 dwellings and up to 5,000 square feet of
non-residential development.
Commenf 3.3.2: The commenters state fihey have observed foxes, deer, birds,
hares and possibly �vhite-tailed kites. Kites are an endaYZgered sp�cies.
Res�onse: The commenters' opinion is noted. The 4.6-acre site, as well
as the remainder of the Jordan Ranch, have been surveyed for the
potential oE biologicai resources many times since 1993. Irnpacts to
s�ecial-stahts plalzt and wildlife species have b�en documented and
mitigation measures adopted to reduce any significant im�acts to a
less-than-significant Ievel. Mitigation Measures for whitetail kite are
included in tlZe Eastern Dublin fiIR to initig�fe impacts to this species
and other birds to a less-than-significant level. See the Response to
Comment 3.1.6.
CEQA and CEQA Guideli�les do not require an analysis of wildlife
species that are not Iisted as protected, endang�red or listed as special-
st�fus species. Tlus includes deer, hares and birds (except for�rotected
bird species).
Commenf 3.3.3: The commezlters request�IZat a new environmental assessmeiif
be performed tor this site. Th� 2012 assessn�ent was done prior to additional
developn�ent that has pushed tivildlife into these sm�ll remairung open space
areas.
Res�anse: The commenters' opiivan is noted. The jordan Ranch site
has been the subject to biological analyses in 1993, 20Q2, 2005 and 2010.
17
In addition, fhe 4.6-acre has been graded pursuant to previous land
use approvals granted by the City and no Ionger provides suitable
]habitat for wilcilife. The City does not believe that an additianal
�iological analysis at this time would result in any different findings
�han have been previously reported. No adciitional biological analysis
i.s therefore recommended.
Corrinnent 3.3.4: The commenters ask fhat the 4-acre site be included in an open
spar_e preserve and Ieft untouched. This could reduce the need for additional
services and facilities, such as water, schools and increased firaffic. There is also a
concern about the addition of more high-denszfy housing on local housing
values.
1Zes�onse: The commenters' opinion is noted. As identified above, the
4.6-acre site is already designated far future mixed-use development.
The request to iz�clude this 4.6-acre site info an open space preserve
wi11 be considered by the decision makers in their review of the
proj ecf.
3.4} Amy Lee (9/10/15)
Comment 3.4.1: The commenter requests a copy of any previous negotia�ion
befween the City and the Jordan Ranch developer.
Res�onse: This comment is acknowledged. Since this corrunent is not
r•ellted to the environmental aspects o#the proposed project, a separate
z•esponse to this inquiry wili be provided by City of Dublin sfiaff.
18
Attachment 1
CEQA Anal.ysis of Subsequent Land
Use Applications
19
Attachment 1
City of Dublin
Appendix to Mitigated Negative Declaration for
Jordan Ranch/Wallis Ranch/Dublin Ranch Subarea 3 ProJect
CEQA Analysis of Jordan Ranch
Subsequent Land Use Applications
Introduction
The Tnitial Study/Mitigated Negative Declaration analyzed the impacts of a
General Plan Amendment (GPA), an Amendment to the Eastern Dublin Specific
Plan (SPA�, a Planned Development rezoiung with a Stage 1 Development Plan
(1'D rezoning) and potential changes to an existing Development Agreement for
the three Subareas identified in the Iiutial Shidy;one of the Subareas is khe
Jordan Ranch.
Following the circulation of the Ini�ial Study/Mitigated Negative Declaration
{IS/MND, or MND) in early August 2015, fh�applicant for the Jordan Ranch,
Mission Valley Properties, filed a number of subsequent Iand use applications
�vith the City to allaiv future development on Parcel H and Neighborhood 7 of
the Jorcian Ranch. The applications for Parcel H are consistent with the proposed
General Plan and Eastern Dublin Specific Plan and PD rezoning amendments
addressed in the MND. The applicaiions for Neighborhood 7 are consistent wit�1
exzsting M�ciium Density Residential land use designations and PD zoiung for
the site.
The subsequ�nt ap�Iica�ions include:
• A Planned Development Rezoning with a Stage 1 and Stage 2
Development Pian for aIl three portions of t�ie J'ordan Ranch subarea, as
identified in the MND. A Plannec�Development Rezoning with a Stage 1
and Sfiage 2 Development Plan have also been requested for the Subare�3
and Wallis Ranch Subareas;
• A Site Development Review (SDR} application and a Vesting Tentafive
Subdivision Map for Parcel H and Neighborhood 7;
• Oa1 Parcel H (Iocated on the northeast corner of Fallon Road and Central
Parkway), the GPA/SPA and PD rezoning would remove the potential for
deveiopment of up to 115 dwellings and up to 5,000 sc�uare feet of non-
residential use and replace this with up to 45 Medium Density Residential
d�vellings as shown on the related PD rezoning Stage 1 Development Plan
site plan. The subsequent applica�ions far Parcel H would do the same,
and provide design details of the proposed dwellings and landscaping, as
well as development standards generally consistent with other existing
and approved medium density residential development in Jordan Ranch.
The site plan is �11e same as the site plan for the PD rezoning Stage 1
Development Plan (Vesting Tentative Subdivision Map 8267) and
• On Neighborhood 7 (Iocated on the eastern side of the Jordan Ranch
property), previously a�proved for 100 Medium Density d�vellings is no�v
proposed to accommodate up to 105 detached three-story townhouse
dweilings (Vesting Tentative Subdivision Map 8269). PD zoning and a
related Stage 1 Develapment Plan was adopted in 2012 along with the
Medium Dez�sity Residential Iand use desigzza�ions. Tl-iis potential
development was reviewed in a 2012 CEQA addendum to the prior EIRs
that included Jordan Ranch (Resolution 91-12). The 5 addi�ional uruts
proposed in the subsequent applications are also residential and generally
ivithin the same development area as the 2012 project. As further
discussed below, the increase fi-om 1Q0 tuzits to 105 units on the
I��eighborhood 7 sifie is not considered a substantial expansion or increase
in the use. Similar to Parcel H, the subseq�.ient applicatiozzs for
Neighbarhood 7 provide design details of the proposed dwelli�zgs and
Iandscapil-�g, as �vell as developinent standards generally consistenf�cn�ith
other existing and approved medium density residential development in
Jardan Ranch.
The purpose of this Appendix is to document that these subsequenC applications
for Parcel H propose development of the same use, density, development area
and location as propased in the GPA/SPA and Planned Developznent Stage 1
Development Plan addressed in the MND, and the subsequent applications for
Neighborhood 7 propose development substantially the same as analyzed in �11e
2012 addei�dum. The discussions below review each of fhe MND resourc�
to�ics and conclude that the subsec�uent applica�iozZS for Parcel H and
NeighUorhood 7 would not result in any new or more severe signific�nf
envirorunental impacts than identified in the August 2015 Ini�ial
Stuc�y/Mitigated Negative Declaration (MND) or the 2012
Addendu�n. As sucll, the subsequent applicafions do not constitute s�.tbstantial
revisions to the MND and do not require recirculafioz� of the MND Luider
stand�rds set forth in CEQA Guidelines section 15073.5 .
CEQA Anaiysis of Subsequent Land Use Applicatzons
Pollowing is a summary of any new or znore severe significant�lzat could occur
�vith the a�proval of the subsec�uent land use applications iden�ified above.
Aesthe�ics: The type, location and amount of development�roposed iii the
subsequent land use applications (45 ci�vellings on Parcel H and 105 dwellings in
N�ighborhood 7} is consistent with the znaximu�n number of dzvellings shown in
the Project Descriptian on Page 8 of the Ini�ial Shtdy. The type, Ioca�ion and
density af development would be the same betv��een that described in the MND
for Parcel H and the 2012 Addendum for Neighbarl�ood 7 and the subsequent
applications for those sites. The appearance of proposed dwellii�g u�lits iz1 fierms
of desigi� a��d architecture, use of materials, exterior colors, landscape design,
fences and any signs as reviewed through Site Development Review ensure that
fhe appearance are generally consistent with existing develo�nlent on the Jordan
Ranch and other nearby neighborhoods. The design details of the propQSed
A-2
dwellings would not result in any physical aesthetic impacts beyond the
discussion in the IS/MND for Parcel H or the 2012 Addendum for
Neighborhood 7.
No significant iinpacts fo aesthetic topics were found in the 2015 IS/MND
document with respect to the approval of the GPA/SPA and PD rezoning or in
the 2012 Addendum.
There woLYld be no new or more severe significant impacts with respect to
aesthetics than was analyzed in the 2015 IS/MND or 2012 Addendum;the
subsequent applications are not a substantial revision that would require
recirculation of fhe MND. Mitigation measures relating to aesthetics set forth in
previous F;astern Dublin CEQA documents will continue to apply to projects
included in the Subsequent applicafiions.
Agriculhtre & Forestrv Resources: The same area of Iand on fhe jordan Ranch
waLtld be disturbed under the proposed subsequent land use applications as
described and analyzed in the 2015 IS/MND and the 2012 Addendum No ne�v
impacts to this topic was identified in the Initial Study.
There would be no new or more severe significant impacts with respect to
agriculture and forestry resources than analyzed in the 2015 IS/MND for Parcel
H or in �11c 2012 Addendum for Neighborhood 7. Thus, the subsequent
applications are not a subsfiantial revisio�l fihat would require recirculation of the
MND . Agricultural impact mitigation measures contained in previous Easterzl
Dubliil CEQA documents will apply to the projects covered in the subsequent
a�plicatiorts.
Air uali : The subsequent Iand use applicatio�ls contain the same number of
d���ellings �and type of development as was analyzed 'zn the 2015 IS/MND for
Parcel H. No ne�v air quality impacts were identified in t�ze 2015 Tiutial Study
widz respect to the GPA and SPA and PD rezoning. The 105 townhome units is
not a subsfiantiai change from the 100 units assumed in the 20T2 Addencium as
they woulci not substantially increase trip generation. Therefore, no new ar more
severe sigiuficant impacts would result from the approval of the subsequent land
us� applications, the subsequent applications are not a substantial revision that
would require recirculation of the MND. Mitigation measures pertaining to air
quality coi-�tained in previous CEQA documents wzll apply to the subsequent
Iand use applications
Bioioa�,ical Resources: No significant impacts were identified in the 2Q15 IS/MND
or 2012 Addei�dum with respect to biological resources. The subsec�uezlf land use
applicakions include the same Iocation and residential type of�.tses, and would
disturb approximately the same amount of ground surface as tvas analyzed in
fhe IS/MND and 2Q12 Addendum. Therefore, there would be no new or more
severe significant impacts with respect to biological resources tktan was analyzed
in the 2015 IS/MND and 2012 Addendum. As such, the subsequent a�plications
are not a substantial revision that would require recirculatiozl of the MND.
A-3
BiologicaI r�source mitigation zn�asures contained in previous Eastern Dublin
CEQA documents cantinue to apply to those projects induded in the subseq�.ient
land use applications.
Cultural Resources: The sazne amount of ground disturbance would occur under
the subseqL�ent Iand use applicafions as was analyzed in the 2015 IS/MND and
2012 Addendum. No significant cultural resource impacts�vere identified in the
either do�ument. Therefore, there wauld be no new or more severe significant
impacts with respect to cultural resources t11an�vas addressed in the 2015
IS/MND and 2012 Addendurn. As such, the subsequent applications are not a
substantial revision that would rec�uire recirculation of the MND .
Geologv & Soils: No sig�uficant geology or soils impacts�nrere identified in t�ze
IS/MND with respect to the requested GPA and SPA and PD rezoning, or in the
2012 Addendum . The requested subsequent Iand use applications would
incILtde �IZe same loca�ian, amount and type of development included in the
GPA/SPA and PD rezoiung for Parcel H and in the 2012 project on the
Neighbarhood 7 site. Therefore, no new or more severe significant im�acts wikh
respect to geoiogy and soils �vould occt�r with the subsequent Iand use
applicants than ivas anaiyzed in the IS/MND and the 2012 Addendum. As suc11,
the subsequent applicatlons are not a substantial revision that would require
recirculation of the MND. Mitigation measures contained in previous Easterzl
Dublin CEQA documents will apply to subsequent land use applicafiions.
Greenhouse Gas Emission: No additional analysis of greenhouse gas emissions
was required for the 2015 IS/MND ar the 2012 Addendum. �or the reasons set
fortll in the IS/MND, no additional GHG analysis of the subsequent ap�lications
is required and the subsequent applicat�ozzs are not a substantial revision that
would rec�uire recircula�ion of fhe MND.
H�zards ar�d Hazardous Materials: No impacts to hazards ar 1lazardous
materials were iden�ified in the 2015 IS/MND that analyzed the impacfs of
approving �Ze rec�uested GPA/SPA and PD rezoning for Parcel H or in Ehe 2012
Adde�ldum for the Neighborhood 7 site. TIze proposed subsequenf land use
approvals would include �lze same Iand use type and density as was studied in
the MND and 2Q12 Addenduin. Therefore, there �vould be no new or more
severe significant impa�f�cvith respect to hazards and haz�rdous znaterials than
�vas analyzed ii1 the MND and 2012 Addendum. As such, the subsequent
ap�licaf�ons are not a substantial revision that��7ould require recirculation of the
MND.
Hvdrologv c� Water puality_: Hydrology and water quality issues were analyzed
n tlle 2Q15 IS/MND �zat examined izn�acts related to the approval of the
reqtlested GPA/SPA azZC� PD rezoning oi-�Parcel H and in the 2Q12 Addendum
for the Neighborhood 7 site .No impacts were ic�en�ified in either document.
Hydrology and water quality impacts associated with the subsequent land use
ap�Iications would be tlZe same as deternlined for the GPA/SPA and PD
rezoiung actions on Parcel H and in t11e 2012 Addendum for Neighborhood 7
since the same density, residential Iand uses, and area of dis�urbaYlce are
A-4
proposed:in the subsequent applications. Therefore no new or more severe
significan#�hydrology and water quality impacts would occur than were
previously addressed in the 2015 IS/MND and 2012 Addendum, and the
subsequer�t applica�ions are not a substanfial revision that rvould require
recirculati�n of the MND.
Hydrologv and water quality mitigation measures contained in previous Eastern
Dublin C�QA docuznents will confiinue to apply to subsequent Iand use
applications.
Land Use &Plaruu�: The subsequent land use applications contain fhe sarrie
type, loca�ion and density of land uses as included in the GPA/SPA and PD
rezoning that was analyzed in fihe 2015 IS/MND for Parcel H and as included in
the 2012 Addendum£or Neighborhood 7. Based on the s�ne land uses, there
would be no new or more severe significant 1a11d use and planning impacts than
analyzed i:n the 2015 IS/MND and 2012 Addendum, and the subsequent
applications are not a substantial revision that would require recirculation of the
MND. Mitigation measures pertainz�lg to land use and planning contained in
previaus Eastern Dublin CEQA documents �cvill apply to subsec�uent Iand use
appiicafiions.
Mineral Rc�sources: No imp�tcts to inineral resources were idenfiified in the 2015
TS/MND ar the 2012 Addendum and none are anticipated with respect to the
subsec�uent land use applications.
Noise: No sigiuficant noise implcts were identified in the 2015 IS/MND that
studied the proposed GPA/SPA and PD rezoning on Parcel H, or in the 2012
Addendurn for the Neighborhood 7 site. Since the subsequent land use
applicatiorts would be located in the same locatio�l as assLFined in the MND and
2012 Addendum and would have substantially the same dezZSity,no new or more
severe sigrtificant noise impacts are expected than studied in the 2015 IS/MND
and 2012 Addendum. The increase of S lots on I�Teighborhood 7 would not
suUstantiaily iz�crease potential traffic noise or potential construction noise. As
such, the subsequent appiicafions are not a substantial revision that wouId
require recirculation of the MND. All �revious noise mitigation measures
contained ii�previous Eastern Dublin CEQA documents would apply to the
strbsequent applications.
Po�ulation.and Housin�: There would be no new or more severe sigiuficant
impacts related to popu �1 tion azzd housing since the GPA/SPA and PD rezoi�ing
in t�1e MND for Parcel H and in the 2012 Addendum for the Neighborhood 7 site
include thE same location, type of land use and density as the subsequent land
use applications.
Public Services: No significant publzc service impacts�nrere identified in the 2015
IS/MND t�iat analyzed a GPA/SPA and PD rezoning for Parcel H or in the 2012
Addendurrt for the Neighborhood 7 site. Land uses would be subsfantially the
same in terms of type, amount and Iocation of development area, and density in
the s«bsequent land use ap�lications as are included in the MND for the
A-5
GPA/SPA and PD rezoning for Parcel H and in the 2012 Addendum for the
Neighborhood 7 site. No new or more severe significant impacts �n�ould therefore
occur in terins of public services with t�1e subsequent applicatians, and the
subsequent applications are not a substantial revision that would require
recirculation of the MND. Mifiigation measures contained in previous Eastern
Dublin CEQA docun�ents relating to public services continue to apply to
subsequent land use applications.
Recreatian: Since land use fypes and densities in the subsequent appiica�ions are
substanfially the same for the GPA/SPA and PD rezoning project sfiudied in the
2015 IS/MND and in the 2012 Addendum for the Neighborhood 7 site, there
cnrould be no new �r more severe significant impacts with the approval and
construction of Iand uses incltrtded in the subsequent applicat�ons. The increase
of 5 u�lits in I�Teighborhood 7 is not a subsfiantial increase; also, the developer
�vould be required to pay Public FaciIities Impact fees for parks based on fhe
increased number of tuuts. Far the above reasons, the subsequent applications
are i�ot a s�.ibstantial revision that would require recirculation of the MND. All
Eastern DuUlizl znitigation measures contaii�ed in previous Eastern Dublin CEQA
documents relating to recrea�ion continue to apply to the subsequent
lpplications.
Transportatian & Circulation: Potentially significant impacts to this topic �vere
identified in the 2015 IS/MND. Hotvever, the IS/MND only found poten�i�Ily
significant impacts �vith respect to traffic s�fety «�ith the construction of the
�ro�osed Elementary and Middle Schools. No significant iinpacts were found
�vith respect to �he proposed park or resid�ntial developinent por�ions of the
project.
The nuYnber, Iocation and type of residences praposed in the subsequent Iand
use ap�Iications are substantially the same as analyzed in the 2015 IS/MND and
2012 Addenduin. Therefore, no new or more severe sigiuficant impacts are
antici�ated beyond t�iose analyzed in �11e 2015 IS/MND and 2012 Addendum.
As such, the subsequent applications are not a substantill revision f�zat would
require recirculation of the MND. AlI previous Eastern Dublin traffic and
trazzsportation mitigat�on measures cozzfinue to apply to residential development
included izi the subsequezzt applica�ions.
Utilikies &Service S, sty eins: The nu�nUer, type, Iocation of residences included in
the subsequent Iand use applica�ions are substazz�ially the same as analyzed in
the 2015 IS/M�TD for the GPA/SPA and PD rezoning on Parcel H and in t��e
2012 Addendum for the Neighborhood 7 site. Therefore no ne���or more severe
sigiuficant impacts with respect to utili�ies or services systezns are an�icipated
beyond that previously analyzed in �l�e 2015 IS/MND and 20I2 Addendum, and
the subsequent applications are not a substantial revision that would require
recirculation of the MND. Eastern Dublin utility and service system nlitiga�ion
ineasures contained in previous CEQA documents continue to apply to
dwellings proposed as part of the subsequent land use applications.
A-6
Summary
Based on the above analysis, approval of the subsequent applications for
development of residences on Parcel H and in Neighborhood 7 woulcl not rest�lt
i�t any new or more severe significant impa�ts than were studied in the 2015
MND and 2012 Addendum. This because the MND analyzed a GPA/5PA azZd
PD rezoning for Parcel H that assumed the same 45 medium density attached
and detached units as proposed in the subsequent applications. Similarly, the
2012 Addendum for the Neighborhood 7 site assumed substantially the same
residential development as in the subsequent applications. The increase from
100 to 105 uiuts is not a substantial increase with respect ta the resource topics.
Therefore, the subsequent applications are not a substantial revision that would
require rec�irculation of the MND under the standards of CEQA Guidelines
section 15C)73.5. -
A-7
Aftachment 2
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II I� H � � "� U I' � � U
EXHIBIT E
STATEMENT OF OVERRIDING CONSIDERATIONS
1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City
of Dublin adopted a Statement of Overriding Considerations for those impacts identified
in the Eastern Dublin EIR as significant and unavoidable (Resolution 53-93, May 10,
1993). The City Council carefully considered each impact in its decision to approve
urbanization of Eastern Dublin through approval of the Eastern Dublin General Plan
Amendment and Specific Plan project. The City Council is currently considering
General Plan/Eastern Dublin Specific Plan amendments, PD rezoning amendments and
development applications for portions of Dublin Ranch Subarea 3, Wallis Ranch, and
Jordan Ranch. The Jordan Ranch portion also includes a Development Agreement
amendment. More specifically, the current project proposes the following:
Dublin Ranch Subarea 3. Change the land use designation for 10.4 acres from
RR/A to Parks/Public Recreation and approve a Planned Development rezoning with
related Stage 1 Development Plan.
Wallis Ranch. Change the land use designation for 1 .9 acres from Semi-Public to
Parks/Public Recreation and approve a Planned Development rezoning with related
Stage 1 Development Plan.
Jordan Ranch. Parcel H: Change the land use designation for 4.6 acres from
Mixed Use to Medium Density Residential; approve Planned Development rezoning with
related Stage 1 and 2 Development Plan, Site Development Review, and Vesting
Tentative Map. Neighborhood 7: Approve Planned Development rezoning with related
Stage 1 and 2 Development Plan, Site Development Review, and Vesting Tentative
Map. School site: Change the land use designation for 3.7 acres from Parks/Public
Recreation to Public/Semi-Public and approve Planned Development rezoning with
related Stage 1 Development Plan for future development of a school site. The Jordan
Ranch proposal also requests approval of a Development Agreement amendment.
All three of the areas described above are in Eastern Dublin and were addressed in the
certified Eastern Dublin EIR. All three of the areas have received subsequent
development approvals that were analyzed in subsequent CEQA documents, including
3 supplemental EIRs. Pursuant to CEQA section 21166, the City prepared a Mitigated
Negative Declaration (MND) for the current project described above. The MND
identified no additional significant unavoidable impacts for the current project; however,
the Eastern Dublin EIR and all three supplemental EIRs identified significant
unavoidable impacts, for which statements of overriding considerations were adopted
for the related project approvals. Pursuant to a 2002 court decision, the City Council
must again adopt overriding considerations for the previously identified unavoidable
impacts that apply to the current Project.'
1 "public officials must still go on the record and explain specifically why they are approving the later project
despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v.
2524514.1 Page l oC
- Exhibit E
The City Council believes that many of the unavoidable environmental effects identified
in the Eastern Dublin EIR and the Supplemental EIRs will be substantially lessened by
mitigation measures adopted with the previous approvals and by the environmental
protection measures included in the current project design or adopted through the
project approvals, to be implemented with the development of the project on the sites
described above. Even with mitigation, the City Council recognizes that the
implementation of the current project on the above described sites carries with it
unavoidable adverse environmental effects as identified in the Eastern Dublin EIR and
the Supplemental EIRs. The City Council specifically finds that to the extent that the
identified adverse or potentially adverse impacts for the project have not been mitigated
to acceptable levels, there are specific economic, social, environmental, land use, or
other considerations that support approval of the current project.
2. Unavoidable Significant Adverse Impacts from the Eastern Dublin EIR. The
following unavoidable significant environmental impacts identified in the Eastern Dublin
EIR for future development of Eastern Dublin apply to the current project.
Land Use Impact 3.1F. Cumulative Loss of Agricultural and Open Space Lands;
Visual Impacts 3.8/B; and, Alteration of Rural/Open Space Character
Traffic and Circulation Impacts 3.3/8, 3.3/E. I-580 Freeway, Cumulative Freeway
Impacts
Traffic and Circulation Impacts 3.3/l, 3.3/M. Santa Rita Road/I-580 Ramps, Cumulative
Dublin Boulevard Impacts.
Community Services and Facilities /mpact 3.4/S. Consumption of Non-Renewable
Natural Resources and Sewer Water and Storm Drainage Impact 3.5/F, H, U.
Increases in Energy Usage Through Increased Water Treatment, Disposal, and
Operation of Water Distribution System.
Soils, Geology, and Seismicity Impact 3.6/8. Earthquake Ground Shaking, Primary
Effects.
Air Quality Impacts 3.11/A, 8, C, and E. Future development of the Project will
contribute to cumulative dust deposition, construction equipment emissions, mobile and
stationary source emissions.
3. Unavoidable Siqnificant Adverse Impacts from the EDPO Supplemental EIR.
The following unavoidable supplemental environmental impacts were identified in the
EDPO Supplemental EIR and could apply to the current project.
Supplemental Impact Traffic 6: Year 2025 cumulative buildout with project scenario,
Dougherty Road/Dublin Boulevard intersection.
California Resources Agency 103 Cal. App. 4`h 98. (2002)
2524514.l Page 2 of
Supplemental Impact Traffic 7: Year 2025 cumulative buildout with project scenario,
Hacienda Drive/Dublin Boulevard intersection.
Supplemental Impact Traffic 8: Year 2025 cumulative buildout with project scenario,
Fallon Road/Dublin Boulevard intersection.
Supplemental /mpact Traffic 11: Year 2025 cumulative buildout with project scenario,
freeway segments on I-580 and I-680 in the EDPO project area.
4. Unavoidable Siqnificant Adverse Impacts from the Fallon Village Supplemental
EIR. The following unavoidable significant environmental impacts were identified in the
Fallon Village Supplemental EIR and could apply to the current project.
Supplemental Impact TRA-1: Project contribution to impact the Dublin/Dougherty
intersection (DSEIR p. 64).
Supplemental Impact TRA-4: Cumulative impacts to local freeways (DSEIR p. 69).
Supplemental Impact TRA-5: Consistency with Alameda County Congestion
Management Plan (DSEIR p. 73).
Supplemental Impact CUL-2: Demolition of the Fallon Ranch House (DSEIR p. 218.)
Supplemental Impacts AQ-2, AQ-3: Increase in regional emissions (DSEIR pp. 239-
240.).
5. Unavoidable Siqnificant Adverse Impacts from the Dublin Ranch West (Wallis
Ranch) Supplemental EIR. The following unavoidable significant environmental
impacts identified in the 2005 Supplemental EIR and could apply to the current project.
Supplemental Impacts AQ-2, AQ-3. Project emission increase that would exceed the
BAAQMD significance thresholds for ozone precursors on project and cumulative levels.
Even with implementation of the previously adopted mitigation measures and the
additional mitigation measures in the Supplemental EIR, project and cumulative
precursor emissions will exceed BAAQMD thresholds.
Supplemental Impact TRA-2. Impacts to study intersections under Buildout conditions
(Dublin Boulevard/Dougherty Road). Even with implementation of the previously
adopted mitigation measures, including contribution to intersection improvements
through the TIF program, the project will contribute to significant and unavoidable
impacts at this intersection under buildout conditions.
6. Overriding Considerations. The City Council previously balanced the benefits of
the Eastern Dublin project approvals against the significant and potentially significant
adverse impacts identified in the Eastern Dublin EIR and the Supplemental EIRs. The
City Council now balances those unavoidable impacts that apply to future development
on the current project sites against its benefits, and hereby determines that such
unavoidable impacts are outweighed by the benefits of the current project as further set
2524514.1 Page 3 of
forth below. The City declares that each one of the benefits included below,
independent of any other benefits, would be sufficient to justify approval of the current
project and override the current project's significant and unavoidable impacts. The
substantial evidence demonstrating the benefits of the current project are found in these
findings, and in the record as a whole for the current project.
The current project will further the urbanization of Eastern Dublin as planned through
the comprehensive framework established in the original Eastern Dublin approvals. The
current project will maintain and expand open space through the proposed parkland
designations. The current project provides a much-needed school site for future
construction by the Dublin Unified School District. The current project will create
residential development that is compatible with residential development in the vicinity,
provides housing to help satisfy the City's housing production RHNA goals, and will help
implement policies contained in the Housing Element of the General Plan. The
development portions of the current project will provide local roadway improvements
contributing to an efficient public roadway system. The project will provide streetscape
improvements such as curb, gutter, sidewalk, and landscaping that will be an amenity to
the larger community and provide safer pedestrian and bicycle access between existing
neighborhoods. The project will create new revenue for the City, County, and State
through the transfer and reassessment of property due to the improvement of the
property and the corresponding increase in value. The project will contribute funds to
construct schools, parks, and other community facilities that are a benefit City-wide.
Development of the project site will provide construction employment opportunities for
Dublin residents.
2524514.1 Page 4 of�
September 22, 2015
OF D(//3 U��f�
1 —0 82
w
SB 343
Senate Bill 343 mandates supplemental materials that have been
received by the Community Development Department that relate to
an agenda item after the agenda packets have been distributed to the
Planning Commission be available to the public. This document is
also available in the Community Development Department, the Dublin
Library, and the City's Website.
The attached document was received in the Community Development
Department after distribution of the September 22, 2015 Planning
Commission meeting agenda packet.
9/22/15 Item #8.2
Debra LeClair
From: Danielle Diaz
Sent: Monday, September 21, 2015 3:26 PM
To: Debra LeClair
Subject: FW: Time Sensitive Message for the Planning Commissioners
Attachments: jr_student_generation_table_9.8.15_-_demographic_study_2014-15_backup from Sept 22
meeting.pdf
141 Danielle Diaz
Office Assistant II -Community Development Department
City of Dublin
DUBLIN 100 Civic Plaza, Dublin, CA 94568
C A l OR N i, (925)833-6656 1 (925) 833-6651 FAX
THE NEW Danielle.diaza,dublin.ca.gov 1 www.dublin.ca.gov
AMERICAN
BACKYARD Mission Statement:The City of Dublin promotes and supports a high quality of life, ensures a safe and secure
environment, and fosters new opportunities.
From: Amy Miller [mailto:amymillertrustee@gmail.com]
Sent: Monday, September 21, 2015 3:20 PM
To: Danielle Diaz
Subject: Time Sensitive Message for the Planning Commissioners
Dear Ms. Bhuthimethee, Ms. Do, Mr. Goel, Mr. Kohli, and Mr. Mittan,
I am writing to you today to express my concern about an item you will be discussing at your meeting tomorrow
night. Unfortunately I am unable to attend as the school board has a regular board meeting at the same time.
As you are all aware, Kevin Fryer's request to have the 150 additional homes he would like to have vested as a
part of his project, will be coming to you Tuesday night. I would like to give you some perspective about why
its important for this project (unlike the last 3-Trumark, Jerry Hunt (aka the Green) and the Promenade) to be
approved.
We at the DUSD have been working very hard with the city and the developer to come to an agreement so that
we are able to build a K8 school in this development. We have spent countless hours meeting, consulting with
our lawyers and planning so that this school can get built. I'm sure you're sick of hearing about how the state has
failed us, but it is the reason we are in this situation. We never thought for a second we'd be having to pay for an
entire new school until recently. The Governor's decision to stop funding school construction is only a couple
years old. We unfortunately never new this could or would happen. Thankfully there will most likely be a ballot
measure in 2016. But until then, we are working hard at finding solutions for our community.
We cannot purchase the land set aside for us by Mission Valley, which by no means is their fault. We have
come to an agreement with the developer and city to acquire the land on Central Pkwy for this school and have
also found the means to build it. Most of Kevin Fryer's project is in fact already vested. The difference these
150 homes will make is insignificant due to the trade off of getting the school site, collecting another $1 on top
of the developer's level 2 fees and the agreement of the developer to make all of the street improvements needed
on the new school site.
1
I am asking you to consider voting to give the council a chance to discuss the project's merits and the hard work
and many hours that have been devoted to finding an agreement that works for everyone. I know more homes is
not what the residents want. But do they also want to face the alternative? We will be forced to look at boundary
changes, diverting students (hundreds from East to West) and possibly placing portables on Nielsen to house the
kids that are coming due to all the vested properties that will be built regardless.
Here is some info for you to digest:
If these units get vested he is still building 65 less homes than what is in the original plan. He originally planned
for 964, of those 749 are already vested and he is asking for 150 more (unvested), which totals 899. That is 65
less units than originally planned. And while we all know that the medium density may bring a few more kids
than high density, the difference is somewhat insignificant in this case since we will have a school. Although I
understand the interest in stopping all unvested properties, this is not a good idea on this particular project.
MOST of his units are vested and he will build them no matter what. So,the 749 units will come and we will
have NO school because the city cannot give us the land if those units are not approved. I do know that a large
contingency of residents concerned about the development on Parcel H, would like to see their view preserved
(by not allowing two-story or higher homes built-something I recently learned).
Please, I urge you to at least agree to allow the city council to take the matter up. We will be there (my board
and Dr. Hanke), to speak about the process we've been through regarding this particular project and why we
support it.
Thank your for taking the time to read this long email. I have attached some documents I think you might find
interesting. Please don't hesitate to contact me anytime with questions or comments.
Sincerely,
Amy Miller
Amy Miller
President,Dublin Unified School District Board of Education
Vice Chair,Alameda County Commission on the Status of Women
925-577-5866
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Dublin Unified School District Preliminary
Demographic Study,2014-15
Elementary School No.5
Unit Planned To Build ' K-5 Buildout K-5 Remaining
Development Project Density Units Units Medium High Medium High
Fallon Village(Croak) Low 469 469 218 251 218 251
Fallon Village(Croak) Medium 130 130 49 56 49 56
Fallon Villages(Anderson Property) Medium-High 108 108 20 23 20 23
Fallon Villages(Branuaugh) Medium 67 67 25 29 25 29
Fallon Villages(Chen) Medium-High 100 100 19 22 19 22
Fallon Villages(Jordan Ranch 2)MU Medium 115 115 43 50 43 50
Fallon Villages(Jordan Ranch 2)N5 Medium 56 56 21 24 21 24
Fallon Villages(Jordan Ranch 2)N6 Medium-High 109 109 21 24 21 24
Fallon Villages(Jordan Ranch 2),Ardmore N2 Medium 111 111 42 48 42 48
Fallon Villages(Jordan Ranch 2),Capri N3 Medium 94 94 35 40 35 40
Fallon Villages(Jordan Ranch 2),Trio N4 Medium-High 126 126 24 27 24 27
Fallon Villages(Jordan Ranch),Mariposa Low 85 0 40 46 0 0
Fallon Villages(Jordan Ranch),Windwood Low 168 55 78 90 26 29
Fallon Villages(Righetti Property) Medium 81 81 30 35 30 35
Original E5 School Site Medium 105 105 39 45 39 45
Jordon Ranch Parcel H Medium 45 45 17 19 17 19
Total,Elementary School No.5 1,969 1,771 721 829 629 723
El
Capacity Analysis TK-5 6-8 Buildout 6-8 Remaining
TK-5 Enrollment(2014-15) 0 Medium High Medium High
mi
TK-5 Capacity(2014-15) 950 E5 323 371 I 282 324
Surplus!(Deficit) 950
K-8 Buildout K-8 Remaining
Medium High Medium Hi h
K-8 1,044 1,200 910 1,046
Notes:
E5 attenance boundary is preliminary the area East of Fallon Road and South of La Vina Street.
Preliminary Elementary School No.5 As of 8/21/2015
Dublin Unified School District
Demographic Study,2014-15
Student Generation Rates for New Housing
Housing Housing 14.15 K-12 , Current K.
Development Project Density Units Students 12 SGR SGR New Housing
Low Density Housing
Dublin Ranch(Area Al) Low 110 85 0.773 High 1.000
Dublin Ranch(Area A2-A5)(Signal Hill Area) Low 265 240 0.906 Medium 0.870
Dublin Ranch(Area A6-A7)(Bent Tree Area) Low 187 188 1.005 Low 0.739
Dublin Ranch(Phasel) Low 847 902 1.065
Dublin Ranch F2 Verona(Pulte) Low 121 104 0.860
Positano(Biella,Cortona and Livomo) Low 238 184 0.773
Positano(Fallon Ridge) Low 56 31 0.554
Positano(Fiorano) Low 43 40 0.930
Positano(Salerno) Low 120 64 0.533
Schaefer Ranch(Ridgeline Drive) Low 105 34 0.324
Medium Density Housing
Dublin Ranch Area F South(Sorrento 1 Milano) Medium 75 50 0.667 High 0.804
Dublin Ranch Fl Sonata Medium 119 106 0.891 . Medium 0.700
Tassajara Meadows Medium 206 142 0.689 Low 0.595
Medium-High Density Housing
Dublin Ranch Area F South(Sorrento 2 Trevi) Medium-High 117 30 0.256 High 0.368
Dublin Ranch Area F South(Sorrento 3 Firenza) Medium-High 66 29 D.439 Medium 0.320
Dublin Ranch Area F South(Sorrento 4 Siena) Medium-High 64 27 0.422 Low 0.271
Dublin Ranch Area F South(Sorrento 5 Amalfi) Medium-High 96 10 0.104
Dublin Ranch Villages(The Cottages) Medium-High 200 116 0.580.
Dublin Ranch Villages(The Courtyards) Medium-High 281 77 0.274,.
Dublin Ranch Villages(The Terraces) Medium-High 626 121 0.193
Dublin Ranch Villages(The Villas) Medium-High 289 89 0.308
High Density Housing
Archstone Emerald Park High 324 149 0.460 High 0.172
Amador Lakes Apartments High 555 55 0.099 , Medium 0.150
Avalon at Dublin Station 2 Apartments High 253 18 0.071 Low 0.128
Avalon at Dublin Station Apartments High 305 32 0.105
Avalon Dublin Station Apartments High 205 51 0.249
Cottonwood Apartments High 248 48 0.194
Elan at Dublin Station Apartments High 257 42 0.163
Emerald Park Apartments High 368 86 0.234 -
Ironhorse Trail Apartments High 177 31 0.175
Park Sierra at Ironhorse Trail Apartments High 283 60 - 0.212
Park Wood Apartments High 224 48 0.214
Springs Apartments High 174 44 0.253
Waterford Place Apartments High 390 36 0.092
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Jeff Baker
From: Marlene Massetti <daveandpb @sbcglobal.net>
Sent: Tuesday, September 22, 2015 4:19 PM
To: Planning Commission
Subject: Fw: Deny the Jordan Ranch Project
Commissioners Goel, Bhuthimethee, Do, Kohli and Mittan:
I understand Jordan Ranch is on the Planning Commission Agenda this evening.
Unfortunately, I'm not able to attend. However, I hope there is something you can do
in support of the community in your position as Planning Commissioner.
As you know the community does not support any more residential housing until we have
the infrastructure to support them, including schools. There are 8787 units planned for Dublin
and over 5,000 of these units are vested and under developer agreement. Therefore, we
are unable to make any changes, effect any change, except for those units that are non-vested,
including Jordan Ranch.
As a Planner you understand the number of car trips per day that will be generated by each of
the residential projects planned. Thousands of trips daily will further increase the traffic congestion
in Dublin; on Dublin Blvd. At build-out our population is projected to increase by 25,000 more
residents bringing our total population to 75,000 with some projecting 80,000! Our city can not
continue down this path, as it has, with no regard to the consequences. The residential projects
proposed offer nothing in return to the community. Most fail to provide parks for children to play,
have insufficient parking to support units and lack trees and open space. In short, they contribute
to urban sprawl with nothing but concrete structures as far as the eye can see.
We are quickly losing the quality of our lives in Dublin and hope as a Planning Commissioner
you can, within the scope of your position, do something to change this course.
Please deny the Jordan Ranch project before the Commission tonight!.
Sincerely,
Marlene Massetti
Dublin San Ramon 7051 Dublin Boulevard phone(925)828-0515
Services District Dublin,CA 94568-3018 Fax(92.5)829-1180
Water,wastewater,recycled water www.dsrsd.com
September 15,2015
Mike Porto, Planning Consultant
City of Dublin
Community Development Department
100 Civic Plaza
Dublin,CA 94568
Subject: Comments on Initial Study/Mitigated Negative Declaration for
General Plan Amendment/Eastern Dublin Specific Plan Amendment
For Jordan Ranch,Sub Area 3 and Wallis Ranch
Dear Mr. Porto:
Thank you for providing Dublin San Ramon Services District(DSRSD, District)the opportunity to review and comment
on the Initial Study/Mitigated Negative Declaration for the General Plan Amendment/Eastern Dublin Specific Plan
Amendment for Jordan Ranch,Sub Area 3 and Wallis Ranch. This study analyzes the impact of anticipated small
changes to the land uses planned for the projects known as Jordan Ranch,Sub Area 3 and Wallis Ranch,all in eastern
Dublin. DSRSD has a significant role in the area to be developed by the Project. Our agency took note of the list of
environmental issues covered by the Initial Study/Mitigated Negative Declaration. We have included our comments
below on the environmental topics that bear on our agency's responsibilities in the area of the Project.
Land Use and Planning
Generally,DSRSD serves as the potable water,recycled water,wastewater collection and wastewater treatment
utility for the area of the Project and surrounding areas. As the provider for these utilities,DSRSD is responsible
for the planning and development of the infrastructure necessary for those services. Our intent is to ensure the
infrastructure is adequately planned to meet the interim as well as the ultimate build-out needs of the area.
Specifically,the study analyzes relatively minor changes to the planned land uses for these three developments.
The sum of the changes affecting residential land uses is the planned addition of up to 40 dwelling units. This is a
relatively minor change from the land uses analyzed in previous CEQA documents including the 2005 Supplemental
Environmental Impact Review. DSRSD agrees with the conclusion on page 87 of this study that there would be no
new or substantially more severe significant impacts than have been analyzed in previous CEQA documents.
DSRSD is the utility provider for the currently developed sections of Dublin surrounding the Project. The
development of services for the Project must be done in a way that does not disrupt or eliminate the services for
the active portions of the City of Dublin near the Project. Those services are to remain ongoing throughout the
construction and completion of the Project.
Potable Water Supply and Service
Generally,the wholesale provider for the District is Zone 7 Water Agency. Zone 7 provides potable water to
retailers in the Tri-Valley area including DSRSD,City of Pleasanton,City of Livermore and California Water Company
(also in Livermore). Zone 7 provides wholesale water to the Tri-Valley area and regulates the withdrawal and
recharge of the underlying groundwater. Zone 7 prepares a Sustainable Water Supply Report annually. The most
recent Sustainable Water Supply Report should be used as part of the basis for determination of available water
supply for future water demand.
Specifically, DSRSD will provide potable water to the three Sub Areas of the Project. DSRSD agrees with the
Dublin San Ramon 7051 Dublin Boulevard phone(925)828-0515
- Services District Dublin,CA 94568-3018 fax(925)829-1180
Water,wastewater,recycled rote vmrsv.dsrsd.com
Mike Porto
September 15,2015
Page 2 of 2
conclusions of the study on page 108 that state future development allowed on the three Sub Areas would
incrementally increase the need for potable water in eastern Dublin,and the supply of water could be limited to all
users in the future during periods of water shortages.
Recycled Water Supply and Service
Generally, DSRSD provides recycled water service to sections of the City of Dublin around the Project. DSRSD owns
and operates a facility for recovering recycled water at its wastewater treatment plant at 7399 Johnson Drive in
Pleasanton. This is a potable water conservation element. An increase in the use of recycled water in the Tri-
Valley area has an impact on reducing the total potable water demand on Zone 7's water supply.
Specifically,as a condition of potable water service, DSRSD will require the Project to plan for and build a recycled
water distribution network for landscape irrigation in the Project area. DSRSD will be able to provide the recycled
water supply for the three Sub Areas of the project.
Wastewater Treatment and Disposal
Generally, DSRSD provides wastewater collection,treatment and disposal for the area of the Project. DSRSD
believes that current capacity at the wastewater treatment plant is adequate to serve the proposed Project. The
Project would increase the amount of treated wastewater leaving the Tri-Valley area. Disposal of treated effluent
from DSRSD's wastewater treatment plant is the responsibility of the Livermore Amador Valley Water
Management Agency(LAVWMA). LAVWMA currently exports secondary treated wastewater to the East Bay
Dischargers Authority(EBDA)interceptor pipeline for ultimate discharge to the San Francisco Bay via a deepwater
outfall. Water treated at DSRSD's treatment plant that is not converted to recycled water for landscape irrigation
is disposed of through the LAVWMA system.
Specifically,DSRSD agrees with the conclusions of the study on page 108 that state the demands of the Project will
not exceed the existing wastewater treatment capacity of DSRSD,and that no new wastewater treatment and
disposal facilities are required by the impact of the Project.
Thank you for notifying DSRSD of the upcoming Draft Supplemental EIR. Please contact me at(925)875-2253 or
Rhodora Biagtan at(925)875-2255 should you have any questions.
Sincerely,
/14‘)
STAN KOLODZIE
Associate Enginee
S K/ST
cc: Rhodora Biagtan, Principal Engineer
Ryan Pendergraft,Junior Engineer
File:Dublin CEQA/Chron
H:\ENGDEPT\CEQA\DSRSD Response to CEQA Documents\City of Dublin\2015\Comments Initial Study and MND-GPA and East Dublin SP Jordan Rch
SubArea3 Wallis Rch 9-15-15.docx
26