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HomeMy WebLinkAbout6.3 PinBrSlvriaRchPA02-024 CITY CLE'RK File # 450-30 AGENDA STATEMENT CITY COUNCIL MEETING DATE: October 21, 2003 SUBJECT: PUBLIC HEARING: PA 02-024 Pinn Brothers Fine Homes/Silveria Ranch - Planned Development Rezoning and Stage 2 Development Plan (Report Prepared by Janet Harbin, Senior Planner) ~ ATTACHMENTS: 1. Resolution Making Findings Related to the Planned Development Rezoning and Stage 2 Development Plan, approving an EIR Addendum, and adopting a Statement of Overriding Considerations with attached Exhibits: Exhibit A: Addendum/Initial Study Exhibit B: Statement of Overriding Considerations 2. Ordinance approving the Planned Development Rezoning and Stage 2 Development Plan with attached Exhibits: Exhibit A-1: Rezoning Exhibit Exhibit A-2: Development Plan 3. Colored Elevations (with color samples), Streetscapes & Landscape Plan 4. Applicant's Project Description 5. Planning Commission Resolution Approving Vesting Tentative Tract Map and Site Development Review 6. Planning Commission Staff report and minutes from September 23, 2003 7. Tiger Salamander Habitat Survey dated September 2, 2003 prepared by Jeff Olberding & Associates 8. Diagram of Access to Nielsen Property RECOMMENDATON: 1. 3. 3. 4. 5. Hear Staff presentation. Open public hearing. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close public hearing and deliberate. Adopt Resolution Making Findings Related to the Planned Development Rezoning and Stage 2 Development Plan, approving an EIR Addendum, and adopting a Statement of Overriding Considerations (Attachment 1) COPIES TO: Applicant Property Owners' PA file ITEM NO. _~ o Waive the Reading and Introduce the Ordinance (Attachment 2) approving the Planned Development Rezoning and Stage 2 Development Plan Deny Applicant's request to revise Resolution related to payment of Inclusionary Housing in-lieu fees. BACKGROUND: On September 17, 2002, the City Council held a public hearing on the request for annexation, in conjunction with a Planned Development Prezoning and Stage 1 Development Plan, for the Silveria, Haight and Nielsen properties comprising approximately 103 acres located on Tassajara Road in the eastern portion of the City. The CitY Council approved the annexation, Prezoning and Stage 1 Development Plan on that datel The Local Agency Formation Commission of Alameda County (LAFCO) held a public hearing on the annexation on January 9, 2003, and approved the annexation of the property on that date. Final annexation of the Silveria Ranch and Nielsen properties to the City of Dublin occurred on May 5, 2003 with the filing of the annexation map and payment of State taxes and fees. The Silveria Ranch properties are currently used for cattle grazing. There are an existing rural residence and associated farm structures on the property, which will be removed as part of the development. The surrounding land Owners and uses include the Lin property to the east which is used primarily as grazing land and is under City review for a proposed development; the Dublin Ranch property which is being developed for residential use; and the Nielson property with a rural residential home and agricultural use to the south. The Mission Peak Homes property to the north is currently being used for cattle grazing, and may be considered for development in the future. The western property boundary is defined by Tassajara Road, which serves as a connection between Alameda County and Contra Costa County. The future extension of Fallon Road divides the Silveria Ranch properties into two portions and is to be extended to Tassajara Road with the development. , Pinn Brothers Fine Homes has submitted a project application consisting of a Planned Development Rezoning and Stage 2 Development Plan, Vesting Tentative Tract Map and Site Development Review for 254 multi-family and single-family homes on approximately 93.4 acres of annexed properties located southeast and northeast of the intersection of Tassajara Road and the furore extension of Fallon Road. The 93.4 acres to be developed include the Silveria and Haight properties, now known as the Silveria Ranch. The remaining 10 acres of the original annexation area are owned by Robert Nielsen Jr., and are not included in the proposed development. If the property owner of the parcel proposes to develop the site in the future for a use other than agriculture, approval of a Planned Development Rezoning and Stage 2 Development Plan will be required prior to development. The homes would be clustered and constructed on approximately 36 acres of the 93.4-acre project site in four phases, with 49.1 acres designated as permanent private open space under a conservation easement, or other similar instrument, agreed to by the Applicant/Developer. The remaining 8 acres lies south of Fallon Road adjacent to the rear yard areas of the single-family and medium-density homes, and would remain as open space. The only permitted development in the open space area will be a private trail and related facilities as shown on the project plans (see Attachment 2, Exhibit A-2 for Development Plan), maintenance road and utility easements as shown on the Site Plan and the Open Space Plan for the project in the Development Plan. The Applicant/Developer intends to construct 102 multi-family dwelling units or condominiums (The Villas), 73 single-family cluster homes (The Manors), and 79 single-family homes (The Estates) on the site. 2 Planning Commission Action: On September 23, 2003, the Planning Commission adopted a Resolution recommending that the City Council adopt the Ordinance approving the Planned Development Rezoning and Stage 2 Development Plan and EIR addendum for the Pinn Brothers Silveria Ranch project, PA 02- 024 (see Attachments 5 and 6 for Planning Commission resolutions and agenda report). Additionally, the Planning Commi'ssion adopted a Resolution approving Vesting Tentative Tract Map 7441, and Site Development Review for PA 02-024 at that time. This approval is not effective until the Planned Development Rezoning and Stage 2 Development and EIR Addendum is approved by the City Council. ANALYSIS: The Dublin Zoning Ordinance establishes the intent and requirements of a Planned Development Zoning District. The intent of the Planned Development Zoning District is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be possible under a single zoning district or combination of zoning districts. This district requires that a Stage 1 and Stage 2 Development Plan be adopted to establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District. As the Stage 1 Development Plan was previously approved by the City Council, the Stage 2 Development Plan is being considered to further implement the project and to ensure project consistency with the Stage 1 plan. The proposed Stage 2 Development Plan is illustrated on Sheets 3 and 4 of the project plans in Attachment 2, Exhibit A-2. The Stage 2 Development Plan depicts the precise location of land usesp unit count, and densities for the project. East Dublin Specific Plan The project is consistent with the East Dublin Specific Plan development, ridgeline and open space goals and policies. The project site lies within two subareas of the East Dublin Specific Plan: the Tassajara Village Center Subarea and the Foothill Residential Subarea, Approval of the Stage 2 Development Plan would allow for a mix of residential densities consistent with the Specific Plan subarea designations: single family residential, medium density residential, and medium high density residential. Fallon Road divides the proposed project into two distinct neighborhoods: The Tassajara Village neighborhood to the south of Fallon Road, and the Foothill Residential neighborhood to the north of Fallon Road. Each neighborhood has its own design character due to its topographic conditions. The design objective of the Tassajara Village neighborhood is to combine a range of residential densities in a compact space to create a "village-like" character. This residential neighborhood is organized by a system of streets that are generally radial to the Tassaj ara Road/Fallon Road intersection. This radial pattern generally follows the curve of the hillside to the south. Additionally, the density of development decreases with distance from the intersection. The different dwelling types are integrated to form a cohesive whole. Condominium units (The Villas) are located at the Tassajara Road/Fallon Road intersection. The Villas are flanked on each side by Manor homes at a medium residential density along the major streets. The lower density single-family Estate homes are located within the interior or the development area, backing on the hillside to the south. The Foothill Residential neighborhood is located in the hillside area to the north of the extension of Fallon Road. The design objective of the Specific Plan for this area was to create a neighborhood that serves as a transition between the more intensely developed Tassajara Village area to the southwest, and the open space to the east. To achieve this objective, the proposed development area is confined to a contiguous area in order to reduce grading and preserve approximately 50 acres of open space for continuity. The proposed street serving this area is aligned to follow the natural topography. Slopesare graded to form a gentle transition between the graded area and undisturbed topography. Much of the grading proposed for 3 site development is for landslide repair. As shown on the Stage 2 Development Plan, a total of 44 single- family estate homes are proposed with a minimum lot size of 4,000 S.F. Stage 2 Development Plan. The Applicant/Developer's proposal consists of two single-family residential detached products and a multi-family residential product. The single-family products shown in the Stage 2 Development Plan are small lot (minimum 2,720 square foot lots) cluster homes, identified as The Manors on 7.6 acres; and, larger executive homes (minimum 4,000 square foot lots), identified as The Estates on 14.6 acres. The remainder of the residential units in the proposed development would be multi- family homes or condominiums on 7.2 acres, identified as The Villas (see Attachment 2, Exhibit A-2 for Development Plan/Project Plans). Further details on the Applicant/Developer's development concept are contained in Attachment 4, the Applicant's Project Description and Statement. Additionally, the remaining 56.2 acres would be designated as private open space, with 49.1 acres to be under a conservation easement, or similar preservation easement or instrument, agreed upon by the Applicant/Developer and the City or another entity. The only permitted development in the open space area will be a private trail, landscaping, and related facilities as shown on the project plans (see Attachment 2, Exhibit A-2 for Development Plan), and necessary maintenance road and utility easements as shown on the Site Plan and Open Space Plan in the Stage 2 Development Plan. The purpose of preserving this open space area is to provide a buffer between the dwelling units and other portions of the site or other adjacent properties which may be developed in the future, and to provide an area for mitigation of potential effects of development on certain wildlife species consistent with previously adopted mitigation measures in the Eastern Dublin EIR, and to conserve open space and ridgelands consistent with the Stage 1 Development Plan (see Environmental Review discussion below for further information). Statement of Proposed Uses: The project is proposed for development in four phases (see Attachment 2, Exhibit Ar2, Sheet 16, for Phasing Plan). All phases of the project consist of the develoPment of residential dwelling units at various densities and the establishment of open space areas (see Attachment 2, Exhibit A-2, Sheet 17, for Open Space Plan). Conditional and accessory uses would be permitted in accordance with those allowed by the Zoning Ordinance. The proposed residential land uses for the property are as follows: mo PD - Medium Density Residential Permitted Uses: Phases 1 and 2 - Single Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-1 Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance Bo PD - Medium High Density Residential Permitted Use: Phase 3 - Multi-Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-M Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance Co PD - Single Family Residential Permitted Use: Phase 4 - Single Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-1 Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance D. PD-Open Space 4 No land uses are permitted in the Open Space parcels designated on the Stage 2 Development Plan, Site Plan, Vesting Tentative Tract Map, and Open Space Plan other than a public trail and related facilities, maintenance road, and utility easements as shown on the Site Plan and Open Space Plan. This area preserves visual resources as well as potential aestivation habitat for the California Tiger Salamander, as discussed in the section on Environmental Review, below. Stage 2 Site Plan. The Stage 2 Site Plan is shown in the Stage 2 Development Plan (project plans) for Silveria Ranch in Attachment 2, Exhibit A-2, on Sheets 3 and 4, provided by Pinn Brothers Homes. The Stage 2 Site Plan depicts the location of the proposed land uses, circulation system, parking areas, topography and limits of grading on the site. Site Area, Proposed Densities, And Phasing Plan. Approximately 36 acres of the site would be utilized for the construction of the clustered subdivision, and a substantial amount of the property would be preserved as open space. The 36 acres of the property proposed for development of the residential subdivision will be developed in four phases, with 49.1 acres north of Fallon Road set aside as permanent open space under an easement. The remaining 8 acres will remain as open space adjacent to the rear yard areas of the homes south of Fallon Road. Except as specifically modified by the provisions of this PD District/Stage 2 Development Plan, the use, development, improvement and maintenance of property within this PD District shall be subject to the provisions of the City of Dublin Zoning Ordinance. The first phase of the project includes 35 single-family Estate homes designated Single Family Density Residential, and 28 single-family cluster homes designated Medium Density Residential, and is located south of Fallon Road. An 8-acre portion of the private open space will be included in this phase. Street "A" and Street "B" as shown on the Development Plan will be constructed in Phase 1, along with the access way to the Nielsen property as agreed to by the Pinn Brothers during the annexation process (See Development Plan, Sheet 11 for location and diagram of access way and Attachment 8, Diagram of Access to Nielsen Property). A temporary E.V.A, will be constructed from the east end of"A" Street to Tassajara Road. Additionally, a portion of the south frontage of Tassajara Road will be constructed in this phase. The applicant also proposes to complete rough grading and slide repair for all four phases of development as part of Phase 1. The development of Phase 1 is to begin in 2004, with Phase 2 through 4 following thereafter. The second phase of development consists of the remaining 45 single-family cluster homes south of Fallon Road. Road improvements in Phase 2 include the construction of"D" Street and a public access road along the western Fallon Road R.O.W. from Tassajara Road southward to Lot 57. Phase 3 consists of 102 multi-family condominium dwelling units designated Medium-High Density Residential, and located south of Fallon Road. Road improvements in Phase 3 include additional improvements to the south frontage along Tassajara Road. The fourth phase includes the remainder of the single-family Estate homes located north of Fallon Road. Phase 4 proposes up to 44 units on 8.8 acres. Road improvements in Phase 4 include Street "E," full improvement of Fallon Road, and construction of the remaining portions of the interim Tassajara Road alignment. A phasing summary is provided below indicating the proposed land use, number of units, and net acreage for each phase. PHASING PLAN Lots/ Max. Net* Phase No. Land Use Parcel # Units Acres i Medium Density'R~i~e~'tiai 1~28 28 4.4 Single Family Residential ~ 29-63 35 5.8 Rural Residential/Agriculture A, G, H, I, J,'K, L 0 8.3 2 Medium Density Residential 64-108 45 4.3 3 MediUm High Density R%idential B 102 7.2 4 Single Family Residential 109-152 44 8.8 Rural Residential/Open Space C, D, F 0 49.0 Total 254 87.8 *Net Acreage excludes the private roads and local streets Compatibility with Stage 1 Development Plan. The Stage 2 Development Plan proposed at this time is generally consistent with the Stage 1 Development Plan approved in 2002 as the table below illustrates: Silveria Ranch Properties Proposed Stage 2 Development Plan Stage 1 Development Plan Acres± Units Acres± Units Fhe Villas (Medium High 7.2 102 6.4 96 Density Residential) Manor Homes 7.6 73 16.7 112 Medium Density Residential) Estate Homes 14.6 79 12.8 50 ISingle Family Residential) Rural Residential/Open Space 57.4 0 59.8 1 rassajara Road/Fallon Road - 6.6 ...... tOTAL 93.4 254 103.7 259 As illustrated in the preceding table, more units have been allocated for the Single Family Residential category (79 cOmpared to 50) than previously proposed, and less units (73 compared to a range of 112) have been allocated to the Medium Density Residential category. Flexibility in proposed density ranges is allowed by the General Plan and the East Dublin Specific Plan for a development, which contain policies promoting innovative approaches to site design and encouraging clustering as a method of reducing or avoiding impact to constrained portions of the planning area (General Plan Chapter 3: Land Use and Circulation, Parks and Open Space Element, Implementing Policy 3.1.D; and, East Dublin Specific Plan Land Use Chapter 4.4.1, Policy 4-5). In development of the Stage 2 plan, the location of the dwelling units was refined based on the topography of the land and the findings of the final Geotechnical report, adjustments in the alignment of Tassajara Road during the review process, and to provide a greater amount of open space area around the development. As steep slopes and valleys characterize the land, the clustering of the units slightly changed. The total number of 254 residential units to be developed on the site is close to the total number of units stated in the Stage 1 Development Plan (254 versus 259), and is consistent with the land use densities of the East Dublin Specific Plan and the Dublin General Plan, as discussed below. Architectural Standards. The architectural standards for the Stage 2 Development plan are established by the architectural drawings prepared by the Dahlin Group in the project plans (see Sheets Al.01 through A4.02 of the Project Plans in Exhibit A-2). Additionally, the Applicant has provided supplemental information in Attachment 3, Colored Elevations, Streetscapes and Landscape Plan, which includes the color samples for the various home styles and designs. Development Standards. To accomplish the land plan envisioned, specific development standards are established in the Development Plan to guide the Stage 2 development of the property. Pursuant to Chapter 8.32 of the Dublin Zoning Ordinance, the proposed Development Plan and development standards for the PD zoning district are attached as Exhibit A-1 and Exhibit A-2, Project Plans, stamped by the City, "received September 12, 2003." The Stage 2 Development Plan sets the standards for the development of the site. Where the conditions of approval or the zoning are silent, the development of the site will rely upon the Zoning Ordinance that is currently in effect at the time of the development or any future modifications to the site. Refer to the City ~'of Dublin zoning Ordinance for any regulatiOns nOt specified below. ' · :' Preliminary Landscape Plan. The Preliminary Landscape Plan is shown on Sheets L-1 through L-6 of the project plans, Attachment 2. A condition of the Site Development Review requires the submittal of a Final Landscaping and Irrigation Plan that must conform to the Preliminary Landscape Plan and the requirements of the Zoning Ordinance. Inclusionary Zoning Regulations. The Applicant/Developer will comply with the Inclusionary Zoning Ordinance and any City Council Resolution relating to that ordinance. The regulations recently adopted by the City require new residential projects to provide 12.5% of the total number of dwelling units with the development as affordable units. Fees in-lieu of construction may be paid for 40% of the required units. The Applicant/Developer's total obligation for Inclusionary-units is 32 dwelling units. The Applicant/Developer proposes to construct 19 affordable units within the Medium and Medium High Density (multi-family) residential areas, which equals 7.5% of the total number for units within the project site. Eleven of the Inclusionary units will be constructed within the Medium High Density Residential (The Villas) area, and 8 units within the Manor homes. The applicant proposes to meet the remaining percentage of the affordable housing requirement through the payment of in-lieu fees. The Applicant/Developer is proposing to provide the built affordable units in the Medium and Medium High Density portion of the project, as they believe it would be difficult to develop an affordable housing product type for the Single-Family Residential areas that would be compatible with the character of other single-family areas in eastern Dublin. Staff is preparing an agreement between the City and the Developer to document the Developer's compliance with the Inclusionary Zoning Regulations, as required by Condition #98 of the Resolution in Attachment 5, Planning Commission Resolution Approving Vesting Tentative Tract Map and Site Development Review. Applicant's Request to Pay In-Lieu Fees for Each Phase Prior to Development: The resolution setting the in-lieu fee amount requires that the developer pay the associated in-lieu fees for all phases of the project when the first building permit is issued. The Inclusionary Zoning RegulatiOns also allow the City Council, at its discretion, to waive, wholly or partially, the requirements of the ordinance if the City Council finds that the purposes of the ordinance are still met (Inclusionary Zoning Regulations, Zoning Ordinance, Chapter 8.68, Section 8.68.040.E.). Under this provision, the Applicant has requested that the City Council consider an alternative payment schedule for the fees coinciding with each phase of the project. For example, if the first phase of the project consists of 63 units, and therefore requires a total of 8 Inclusionary units, fees could be paid for a total of 3 of those units; under the proposal by the Developer, in-lieu fees for those three units would be due upon issuance of the initial building permit in that phase, and the in-lieu fees for other phases would be calculated in the same manner and paid at the time of the issuance of the first building permit in that phase. In order to approve the Applicant's request, the City Council would need to revise the in-lieu fee resolution to allow payment of the in-lieu fees at the first building permit in each phase, rather than for the entire project. When the City Council originally considered the issue of the timing of the payment of in- lieu fees prior to adoption of the Resolution, it was determined by the Council that all of the in-lieu fees should be paid at the issuance of the first building permit for a project to assist in providing funding for provision of the City's affordable housing program obligations and affordable housing projects planned or underway. The City has several affordable housing projects underway or planned in the near future to meet its affordable housing needs. If in-lieu fees are paid separately for each phase of a project, there may not be enough funding available to actually complete a project planned or currently in Process. Because of this, Staff recommends the City Council deny the Applicant's request to amend the Resolution. Consistency with General Plan. The proposed development is consistent with the Dublin General Plan and the Eastern Dublin Specific Plan. The project proposes 254 dwelling units, which is within the overall range of 226 to 515 dwelling units allowed by the plan designations on the property. The portion of the property designated Rural Residential/Open Space is consistent with the General Plan as it will be placed under an open space easement be maintained as permanent open space. The following table summarizes the General Plan land use designations and permitted density ranges, the range in number of units allowed by the East Dublin Specific Plan, and the number of multi-family and single-family dwelling units being proposed for each plan designation by the proposed project: GENERAL PLAN LAND USE PROPOSED PROPOSED PROPOSED DESIGNATION DENSITY (Average ACREAGE ± NUMBER OF UNITS dwelling units per (Not including acre) Tassaj ara Rd. or Fallon Rd.) Rural Residential/Agriculture (1 du/100 0 57,4 0 acre) 8 GENERAL PLAN LAND USE PROPOSED PROPOSED PROPOSED DESIGNATION DENSITY (Average ACREAGE + NUMBER OF UNITS dwelling units per (Not including acre) Tassajara Rd. or Fallon Rd.) Single Family Residential 5.4 14.6 79 (0.9-6 du/acre) Medium Density Residential 9.6 8.7 73 (6.1-14 du/acre) Medium High Density 14.2 7.2 102 Residential (14.1-25 du/acre) Tassajara Road/Fallon Road R.O.W 0 6.6 N/A TOTAL NEW UNITS 87.3 254 Based on the proposed densities for the various land use designations, the project can be found to be consistent with the designations and land use map of the Dublin General Plan and Eastern Dublin Specific Plan. Pre-Annexation Provisions Pinn Brothers Homes entered into a Pre-Annexation Agreement with the City on September 17, 2002. As part of that agreement, the Applicant/Developer agreed to fulfill certain obligations related to roadway improvements, payment of fees, and contributions toward municipal facilities. These obligations will be incorporated into the conditions of the Development Agreement, which is discussed further in following section, Payment of monies to the ~City toward the Tassajara and Fallon Roads interchange improvements, and for reimbursement of a portiOn of the cost of the construction of the Eastern Dublin Fire Station, are among the various obligations agreed to by Pinn Brothers in the Pre-Annexation Agreement. Development Agreement As required by the Eastern Dublin Specific Plan, all applicants proposing development within the planning area boundaries must enter into a Development Agreement with the City. Items in the Development Agreement include, but are not limited to, the financing and timing of infrastructure; payment of traffic, noise and public facilities impact fees; and the oversizing, construction and general maintenance responsibilities for roads and infrastructure; and, other general provisions. The Development Agreement for the Pinn Brothers project is currently being prepared by the City Attorney's Office, and will be considered by the City Council at a later date following the approval of the Stage 2 Development Plan. Topography and Site Development The site is located within a section of the Coast Ranges, identified as the Tassajara Hills. The project site has slopes, which range from 5% in the area between Tassajara Road and the proposed Fallon Road to more than 40% in the area north of the proposed Fallon Road. The majority of the proposed development is located on the more level portion of the site between Tassajara Road and the future Fallon Road. The grading proposed for the project takes into consideration the hilly terrain, and wherever possible, is contoured to the hillsides in order to avoid excessive cuts and fills. In conformance with the Specific Plan, the steeper portions of the site have been designated for detached single-family housing, and the more level topography is reserved for the medium density and medium high density residential uses. The steeper slopes and ridgelands are designated as rural residential uses. Architectural Concepts & Themes The architectural concept for the community is to create a character with strong roots in California, such as Craftsman, Spanish, Italian and Monterey style architecture. These architectural styles are articulated on the homes with detailed features such as wood, board and batten, wrought iron, brick and stone. Three different housing types with selected architectural styles have been developed by Pinn Brothers Homes to achieve the architectural concept for the subdivision and provide some innovative residential designs: The Villas: These are condominiums consisting of three to four floor plans in a cluster of six or eight houses. Unit sizes range between 1,017 to 1,845 square feet. The garages are tucked under the living space and entered off an auto court, creating a pedestrian friendly street front. Each unit has a large front balcony and the largest plan includes additional exterior yard space. Two units have three bedrooms and two units have 2 bedrooms. All units include dining areas, powder rooms and in two instance either family rooms or bonus room spaces. In addition, two of the floor plans are designated as affordable units, and eleven of the Villas units will be designated as affordable units. While not a typical California architectural theme, the Northern European styled elevations lends an alternative and interesting flair to the often seen Craftsman or Spanish themed multi-family residences. The applicant has proposed 4 different color schemes for the fourteen buildings and the recreation building. The Manors: Single-family homes consisting of three floor plans sited along small carriage lanes. The unit sizes range between 1,775 to 2,079 square feet. Courtyard entrances to each home are located off the common carriage lane. While this type of residence would usually be entered along a paseo or walkway on the opposite side of the home from the auto entrance, this approach allows for back yards at every lot - a feature that is expected from a single-family home in a less urban setting. Individual courtyard settings have been included to enhance the entrance to each home. All units include either 3 or 4 bedrooms, family rooms or dens. All units have 2 ½ baths. Spanish and Italian elevations are grouped together along each side of the carriage lane to unify these smaller homes and give them a presence along the street. Eight of the proposed Manor homes will be designated as affordable units. The applicant is proposing 3 different color schemes for each of the two different architectural styles. The Estates: Designed for the largest lots in the community, these single-family homes are sited to maximize the views of the surrounding hillsides. Three varied floor plans incorporate features such as garages pushed to the rear to enhance the streetscape} front porches and second floor balconies to enjoy the views, and two story volume spaces. Sizes range between 2,479 to 2,858 square feet and incorporate 4 to 5 bedrooms, family rooms, nooks, bonus spaces and up to 3 ½ baths. The elevation themes are typically Californian, styled after Craftsman, Monterey, Italian and Spanish homes and enhanced with brick and stone detailing. Eight varied color schemes are offered for the 4 different elevations. The Dahlin Group has provided supplemental information in Attachment 3, Colored Elevations and Streetscapes, with the color samples for the various home styles and designs for reference. Additionally, large renderings of the streetscapes and the architectural styles will be available at the meeting for review. Lot Coverage In the context of this Planned Development, the Applicant is requesting that the maximum lot coverage standard in the Zoning Ordinance of 40 % for two-story residences be increased to 45% for the single- l0 family density residences and 50% for the medium density residences. All units proposed in the development contain two stories. The Planned Developments in the eastern Dublin planning area generally contain smaller lots than those of the traditional residential subdivisions in Dublin. These newer developments also exhibit higher lot coverage ratios, often due to the clustering of units away from sensitive resources, unstable ground, or hillside areas. As the proposed Silveria Ranch area contains such restraints, the lots in the development tend to be smaller in size than traditional lots. Lot coverage in the development would also increase as the standard square footage of the homes is similar to that in recent developments and the lots are smaller in size. The minimum lot size in the Manors style homes in the proposed development is 2,720 square feet, with the average size 3,401 square feet. The minimum lot size in the Estates style homes in the proposed development is 4,000 square feet, with the average size 5,459 square feet. Landscape Design Theme The Preliminary Landscaping Plan is presented in Sheets L-1 through L-6 of the project plans, and colored renderings of the plan are included in Attachment 3, Colored Elevations and Streetscapes. As Silveria Ranch consists of three distinct product types, single family Estate homes, Manor homes and The Villas, the landscape elements have been designed by Rose Associates, Landscape Architects, to blend with and enhance the architectural theme. The landscape elements have also been designed to tie the project to the surrounding open space areas, and integrate all into a cohesive community. A street tree program and streetscape with pedestrian walkways and open space areas unify the project and provide a hierarchy of color, texture and size. The various entries to the development are characterized by monumentation, textured concrete paving and boxed specimen canopy trees (see Sheets L-1 through L-4 and L-6 of the project plans for monuments and paving features). Rows of deciduous trees surround the project for shade and seasonal color. Evergreen trees are planned to be provided in open space areas in proximity to the residential units to provide year round foliage. Landscaped sidewalks and trails are ~i~ designed for pedestrians to travel throUghout the Site and into the open space with tree lined pathways and trellises for visual relief. The developed area and open space areas have been designed to provide views into the Dublin Valley from the hillside subdivision. According to the applicant, the landscape has been designed to enhance the residents' experience and provide the City with a quality development. Irrigation for this development will be an automatic and efficient System designed to reduce overspray and excessive runoff, utilize low precipitation heads and conserve water. Irrigation valves will be separated based on orientation, exposure to the sun, shade and wind and will be designed to be sensitive to the water requirements of the plant material selected. The irrigation design in the Final Landscape and Irrigation Plan will be required to meet the City's water efficient landscape regulations. Traffic and Circulation Tassajara Road is currently a two-lane road extending fromDublin Ranch northward to Contra Costa County. The General Plan and East Dublin Specific Plan anticipates that Tassajara Road will eventually be expanded to six lanes. As shown in the General Plan and East Dublin Specific Plan, Fallon Road is proposed as a through street and will eventually "T-intersect" into Tassajara Road. The intersection of the two roads will "T" on property previously known as the Haight property, but now owned by Silveria Ranch, LLC. The proposed extension of Fallon Road will divide the Silveria Ranch properties into two development areas within the project boundaries. Fallon Road, south of the project site is currently under construction within the Dublin Ranch development. The City of Dublin is required by Mitigation Measure 3.3/14.0 of the Eastern Dublin General Plan Amendment/Specific Plan Mitigation Measures/Action Programs/Implementation Measures to reserve sufficient right-of-way along Tassajara Road to accommodate cumulative development of projects along this roadway corridor. To accomplish this, the City is currently developing a Precise Alignment and preparing an Initial Study for the future improvement of Tassajara Road to widen the existing two-lane County road to a six-lane divided arterial. Because the right-of-way lines associated with this future widening have not yet been established pursuant to Municipal Code Chapter 7.68, the Applicant/Developer will be required to refrain from recording any Final Maps that rely on the right-of- way line establishment until the Precise Alignment is formally considered and adopted by the City Council tentatively scheduled for December 16, 2003. In addition, the Applicant/Developer will be required to adjust the subdivision configuration and any proposed subdivision improvements to accommodate the adopted Precise Alignment if the adopted alignment differs from the assumed location of the right-of-way for Tassajara Road on the Development Plan and tentative map. The Applicant will be required to construct Fallon Road from Tassajara Road southward to intersect with the other portion of Fallon Road at the Silveria/Lin property line, subject to credit and reimbursement arrangements as determined in the conditions of approval in the Resolution in Attachment 2 for the proposed project and the Development Agreement to be considered by the City Council at a later date. Vehicular and pedestrian access to the Tassajara Village neighborhood is available from both Tassajara Road and Fallon Road. PropoSed Street "A" provides an internal connection between the two streets. Street "A" is 36' curb-to-curb to provide for parking on both sides of the street. Sidewalks are also proposed for both sides for the street to facilitate pedestrian circulation. For a portion of its length, Street "A" has homes on only one side to allow visual access to the hillside open space to the south. The Tassajara Road/Street "A" intersection and Tassajara Road/Fallon Road intersection will be signalized. Th~ street in the residential area on the north side of Fallon Road conforms to the hillside street design standard specified in the East Dublin Specific Plan. Curb-to-curb width varies between 32' and 36' depending on whether homes are located on one side or both sides of the street. The wider street width allows for parking on both sides where homes front both sideS. Additional landscaping has also been incorporated into the plan to enhance the area between the roadway and the pedestrian walkway, and to provide a better visual experience for pedestrians and drivers. Emergency vehicle access roads are provided in both the northern portion and the southern portions of the project, as shown on the project plan, to allow for secondary fire and police access to the neighborhood. The northern portion of the project area above Fallon Road contains two EVA's that connect to different segments of Fallon Road for emergency access, and the southern portion of the project area contains an additional EVA adjacent to the proposed open space and trail, along with roadway access to both Tassajara Road and Fallon Road. Other traffic improvements proposed by the Applicant, which are reflected in the Conditions of Approval for the tentative map and site development review, include contributing a pro-rata share toward funding the following improvements: Adding a shared right/left-tm lane on the 1-580 Eastbound Off-ramp at Hacienda Drive as identified in the East Dublin Properties SEIR. Improvements for the intersection of Dublin Boulevard/Dougherty Road as evaluated in the traffic study under Buildout conditions. The Applicant will be required to advance to the City applicable monies for acquisition of right-of-way and construction of the improvements assumed in the traffic study for the project. The amount of money advanced to the City will be based on the Applicant's fair share of the deficit (spread over those projects which are required to make up the deficit) 12 between funds available to the City from Category 2 Eastern Dublin Traffic Impact Fee funds and the estimated cost of acquiring the right-of-way and constructing the improvements. The City will provide credit for the Category 2 Eastern Dublin Traffic ImIgact Fee to the Applicant for any advance of monies made for the_improvements planned for the Dublin Boulevard/Dougherty Road intersection in accordance with the City's TIF Guidelines (Council Resolution No. 225-99). Additionally, off-site right-of-way must be acquired from neighboring property owners for dedication to the City and Alameda County for the Tassajara Road improvements. Specifically, the following right-of- way must be dedicated by the Applicant, if not dedicated by another property owner or developer: 1. Right-of-way for a northbound to eastbound right-mm lane at Street "A" must be acquired from Nielsen (APN 985-002-09) for dedication to the City (required with Phase 1). 2. Right-of-way for the northern segment of Tassajara Road, north of the Fallon Road intersection must be acquired from Mission Peak Homes, Inc. (APN 985-002-01) for dedication to the City (required with Phase 4). 3. Additional right-of-way may be necessary to construct a pedestrian bridge across the Tassajara Creek tributary that extends through the Kobold and surrounding properties (APN 985-002-05-1) for dedication to the City (required with Phase 1). Access Easement for Nielsen Property: Based on the City Council's direction during the hearing process for the Pre-Annexation Agreement with Pinn Brothers and the property owners of the Silveria and Haight properties, the development of the Pinn Brothers Homes project must provide adequate and safe alternative access for Robert Nielsen, Jr. to his property from Tassajara Road. The present access to the Nielsen property is a driveway off Tassajara Road, approximately 110' from the proposed entrance to the Pinn Brothers' subdivision. With the improvements proposed for Tassajara Road in the ultimate alignment and width planned for the furore, trucks or cars maneuvering a sharp right-hand turn on to the · ;Nielsen property at the present location would create a safety hazard and could result in auto accidents. To provide safe, alternate access to the Nielsen property, a condition has been included in the Conditions of Approval for the Vesting Tentative Tract Map that an access easement across a portion of Parcel A of the subdivision will be granted to Robert Nielsen, Jr. by the Applicant/Developer. The easement is shown on the Development Plan, Sheet 11, and also in Attachment 7. The configuration and the approach from Street "A" has been designed to allow tractor-trailer trucks safe, convenient, and unobstructed access to the Nielsen property from Street "A". Staff has met with Mr. Nielsen on three occasions to discuss his concerns regarding the accessway to be provided by Pinn Brothers. Pinn Brothers' engineer has revised the Development Plan from the original Stage 1 Development Plan to ensure that an open space buffer is provided between the residential development and Mr. Nielsen's property to reduce the chance of any potential conflict between the two uses. In a meeting with Staff, Mr. Nielsen expressed additional concerns that a fully improved accessway of 20' (typical standard width of a private accessway) would not be adequate for two trucks or a track and a fire track to pass each other, and that only one accessway to his property at the proposed location would not suit his needs. The existing drive aisle on the Nielsen property is approximately 10' wide and unimproved off of Tassajara Road. As a result of these meetings with Mr. Nielsen, the Applicant/Developer has agreed to and will be required in the development agreement to widen the accessway to the size of a standard public roadway, 36' from curb-to-curb, fully improved, and consistent with the width of Street "A" and "B" within the project and dedicate it as a public street. As the Conditions of Approval for the Vesting Tentative Tract 13 Map approved by the Planning Commission cannot be modified, this change will be reflected in the Development Agreement for the Pinn Project. The Applicant/Developer will also be required to modify grading and road surfacing on the Nielsen propertyas needed to provide a suitable connection to the existing Nielsen drive aisle. Additionally, the Applicant/Developer must also provide provisions for closure of the existing Nielsen property driveway if directed by the City. Regarding Mr. Nielsen's request that two accessways be provided, it is reasonable for an accessway to his property to be provided through the Pinn Brothers' project site as the future widening of Tassajara Road would eliminate the present access to his site in the future, thereby closing the right-hand turn directly to the Nielsen property from Tassajara Road. The City Council directed Staff to ensure that Pinn Brothers provided a..~n adequate and safe accessway to his property, but not multiple accessways. Without knowing Mr. Nielsen's future plans for development of the site, and there being only one accessway to the site presently, there is no nexus to require that the Applicant provide an additional accessway. With the new accessway proposed by Pinn Brothers, Mr. Nielsen can create other roads connecting to the proposed accessway on his property to fit the needs of his agricultural bUsiness Mr. Nielsen also expressed another concern at meetings with Staff regarding water quality effects of the vegetated drainage swale in the buffer area of the subdivision property on an existing well located on his property. A drainage swale is not a retention basin, it is a landscaped depression in which drainage water runs through on the way to a catch basin. Water quality best management practices encourage this type of vegetated swale and Staff is encouraging the use of these swales on all new projects. Mr. Nielsen's well is located south of the Pinn Brothers' property near the Quarry Lane School and the present alignment of Tassajara Road to the east. As the well is located a substantial distance from the drainage area, and wells are usually located at a depth great enough to tap into a deep aquifer,.it is unlikely that the water quality would be affected by the small amount of water percolating through the soil of the drainage swale. Because of the nature of the well and the location of the drainage swale quite a distance to the north, Staff believes it is unlikely that the proposed project will affect the water quality in Mr. Nielsen's well. Water Supply The project will be served by two DSRSD water pressure zones, Zone 2 and Zone 3. Zone 2 will provide water service up to an elevation of 580 feet. Zone 3 will provide water service up to an elevation of 770 feet. The highest point in the development is at an elevation of 704 feet. Development in Phases 1, 2,.and 3, located in pressure Zone 2, will be served by a northerly extension of the existing Zone 2 water line in Tassajara Road that now terminates at Dublin Ranch. This water line will be extended to the Tassajara Road/Street "A" intersection and then loop through Street "A" to Fallon Road, extending southeasterly along Fallon Road to the southerly property line of the Silveria Property. Development in Phase 4 located within pressure Zone 3, will be served by a Zone 3 water line to be extended southerly along Fallon Road connecting to the Zone 3 water line in Dublin Ranch. The Dublin Ranch developers will extend the water line to the Dublin Ranch/Silveria Ranch boundary. Sanitary Sewer Sanitary sewer service for the proposed project will be provided by extending the existing 12" sanitary sewer line in Tassajara Road, which currently ends at the northerly boundary of Dublin Ranch. This 12" 14 line will be extended northerly to the first entry road (Street "A") to the Silveria property. The sewer line will then follow Street "A" to Fallon Road. All sanitary sewer lines will gravity flow. Storm Drainage Project storm drainage will be conveyed by proposed storm drain lines in Tassajara Road and Fallon Road that will gravity flow to a temporary connection to the existing 54"x62" elliptical culvert under Tassajara Road located adjacent to the Kobold property. Storm water will enter the culvert by a proposed temporary manhole to be located in the street above the cul,ert. Ultimately, the existing culvert will be removed and replaced With a bridge. The bridge is not part of this development. Scenic Corridor Tassajara Road and Fallon Road are currently identified as Scenic Corridors by the City of Dublin. Both of these roads traverse the project site. To guide development that may be visible from these designated scenic corridors, the City of Dublin has adopted the "Eastern Dublin Scenic Corridor-Policies & Standards". This document sets forth requirements and provisions for preserving views of scenic ridgelines and knolls from the scenic corridor. Within the project area, which is located in the Tassajara Village area, the document calls for preservation of the prominent knolls located to the north and south of the Fallon Road extension. The Stage 2 site plan conforms to the scenic corridor Policies and Standards including preserving the backdrop views of the knolls from Fallon Road and Tassajara Road, much of which is included in the open space area proposed to be preserved. Additionally, any grading on the lower 'portions of the knolls will be offset by contouring of slopes, berming, and landscaping consistent with the surroundings. Open Space In the Development Plan for the project, a large portion of the project site, approximately 57.4 acres, has been preserved as permanent open space. The Specific Plan indicates that this area is to be permanently preServed as a visUal and natural resource area with little, or rio development allowed. The deSignation provides an open space corridor and potential wildlife migratory and habitat area as well as maintaining the ridgelands on the site as a visual resource (see Environmental Review section below for further details). These ridgelands are indicated in the East Dublin Specific Plan as "Visually Sensitive Ridgelands." Walls and Fences A combination of a 6-foot tall wrought iron view fencing, wood fencing and low retaining walls will be constructed along the property boundary of the residential lots along Tassajara Road and the future extension of Fallon Road in Phases 1, 2, and 3 of the project (see locations of fencing on Sheets L-1 through 3, and details of fencing on Sheet L-5 of Development Plan. Wood fencing (6-foot) and retaining walls will be used in Phase 4. A 6-foot solid wood property line fence will be constructed between the single-family residential lots for privacy. Maintenance of Landscaping/Streets/Open Space The City generally is responsible for maintenance of landscaping within the rights-of-way of streets that are accepted for dedication. The landscape improvements for street right-of-way and open spaces parcels will be installed by the Developer concurrently with.the development of the adjacent residential parcel unless otherwise specified by the Development Agreement. Private streets and landscaping on lands jointly owned by the cluster home homeowners Will be maintained by the Homeowners Association of the clustered homes. Tassajara Road and the public streets in the project will be publicly maintained. The open space areas were part of the Stage 1 Development Plan, and have been further refined with the Stage 2 plan. The 49.1 acre permanent open space area will be under the authority of an agreed upon entity related to the easement, but maintained by the Homeowners Association made up of all property owners within the entire development. The 8 acre open space area will be owned and maintained by the Homeowners Associations with authority over the adjacent developed subdivided lots as shown on the Open Space Ownership and Maintenance Responsibilities Exhibit on Sheet 7 of the Development Plan (Exhibit A-2 of Attachment 1). VESTING TENTATIVE TRACT MAP & SITE DEVELOPMENT REVIEW The Planning Commission approved the Vesting Tentative Tract Map 7441 and the Site Development Review for the four phases of the project on September 23, 2003. The approval of these applications is only effective if the City Council approves the Planned Development Rezoning and Stage 2 Development Plan and EIR Addendum for the project. The map proposes to subdivide the two existing parcels comprising the Silveria Ranch and consisting of 93.4 acres into 254 lots and 10 permanent open space parcels. The first 63 residential lots would constitute Phase 1 of the development. Subsequent lots would be developed according to the phasing plan in the Development Plan and as shown above in the Phasing Plan table. The primary access to the project will be from Tassajara Road, via a public street (Street "A"), and the secondary access will be via the future extension of the public Fallon Road which will intersect with Tassajara Road as shown on the Development Plan, Sheets 3 through 8. Other streets for circulation within the development are proposed to be constructed as needed for each project. Improvements provided by the Vesting Tentative Tract Map, along with the Conditions of Approval in Attachment 5, address flood control, street improvements, utilities, schools, phasing, noise mitigation, landscaping, and the deed restrictions related to open space areas. The Site Development Review includes Conditions of Approval (see Attachment 5), whiCh address site planning, architectural design and other .... ~,~ ;4related standards for the development. The Development Agreement for the project will also include. ~ information and requirements of the Applicant related to improvements. Street improvements and right- of-way dedications are shown in detail on the Vesting Tentative Tract Map and Site Plans contained in the Stage 2 Development Plan (Exhibit A-2 of Attachment 2). Requirements of the affected utilities and special districts have been incorporated into the Conditions of Approval as part of the required obligations of the Applicant/Developer. ENVIRONMENTAL ANALYSIS: This project is within the Dublin General Plan's Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report, certified by the City of Dublin in 1993 including revisions to Part I of the Responses to Comments relating to the Kit Fox, and Addendum to the DEIR dated May 4, 1993 and a DKS Associates Traffic Study dated December 15, 1992 (SCH#91103064) ("Eastern Dublin EIR"). The Eastem Dublin EIR is a program EIR, which anticipated several subsequent actiOns related to future development in Eastern Dublin. The EIR did identify some impacts from implementation of the General Plan/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts. Pursuant to the recent Citizens for a Better Environment case, the City Council is required to adopt a new Statement of Overriding Considerations for significant unavoidable impacts identified by the Eastern Dublin EIR as applicable to the proposed project (see Attachment 1 .) The City also adopted a mitigation- monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area, and the City proposes to approve an addendum to the Eastern Dublin EIR for the project (see Attachment 1). The City prepared an Initial Study, dated September 17, 2003, for the project, to determine whether there will be supplemental environmental impacts occurring as a result of this project beyond or different from those already addressed in the Program EIR (see Initial Study and Addendum, Attachment 1). Biological and Wildlife Resources Surveys Zander Associates conducted reconnaissance-level surveys of the subject properties in March 1999, February 2000 and February 200t. Those studies determined that no habitat areas exist on the site for the red-legged frog, San Joaquin kit fox, California tiger salamander or the golden eagle. Additionally, a follow-up survey prepared by Olberding Environmental, Inc., wetland biologists, to determine the likelihood of red-legged frog dispersion habitat on the properties was completed in June 2002, and found that such habitat does not exist on the Silveria Ranch properties. In AuguSt 2003, a survey was conducted and a report prepared by Olberding Environmental, Inc. to determine the likelihood of California tiger salamander, a Species of Special Concern as identified by the California Department of Fish and Game (CDFG), potential habitat occurring on the project site (see Attachment 8, California Tiger Salamander Assessment for the Silveria-Haight Property, for additional details). In surveying the adjacent site owned by the Mission Peak Development Company, the biologist found a pond approximately 172 feet from the Silveria property boundary containing two California tiger salamanders. Although the species usually occurs in wetland areas such as Tassajara Creek and ponds, and the Silveria Ranch property does not contain any wetland areas, it is known to travel within a range of one mile from breeding habitat for aestivation in abandoned burrows created by other small animals and rodents. A Species of Special Concern has no legal status; however the California Department of Fish and Game recommends considering it when analyzing project impacts to protect declining populations. Although ~,. :the species was not found on the Silveria Ranch property, the biologist report recommended that a buffer' of approximately 750 feet be maintained from the pond during grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) for potential aestivation and breeding habitat. The closest limit of grading from the pond to the Silveria Ranch property is approximately 275 feet (see Figure 6 in Attachment 8, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The Eastern Dublin EIR suggests at least a 100-foot buffer between biological resources and development. The Applicant has incorporated this recommendation and other recommendations of the biological survey report in the project Development Plan, and these recommendations were also included in the Conditions of Approval in the Resolution for the Vesting Tentative Tract Map and Site Development Review in Attachment 5. Additionally, as part of the project, the Applicant has designated approximately 49.1 acres of the 56 acres of project open space to be retained as permanent open space, preserving visual resources and potential habitat value. This area allows a large amount of land to remain essentially undeveloped as an open space corridor connecting to surrounding open space areas on adjacent properties, and contiguous with the buffer area for the subject project, thereby providing potential aestivation habitat for the tiger salamander. An addendum to the Eastern Dublin EIR has been prepared Summarizing the issues related to the California tiger salamander (see Attachment 1, Initial Study and Addendum dated September 17, 2003). This constitutes a minor change in the project and environmental review under CEQA guidelines Section 15164(a), and the project will have no significant impact on the species that was not addressed in the previous EIR. All other environmental impacts of this project were fully addressed in the Eastern Dublin EIR, and no new significant information has arisen for this project during the preparation Of the initial study and addendum that would require further environmental review. CONCLUSION: This application has been reviewed by the applicable City Departments and agencies, and their comments have been incorporated into the Stage 2 Development Plan (see Resolution, Attachment 2) and the conditions of approval for the Vesting Tentative Tract Map and Site Development Review (see Resolution, Attachment 5) approved by the Planning Commission on September 23, 2003. The proposed project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and Stage 1 Development Plan previously approved, and represents an appropriate and well-planned project for the site. RECOMMENDATION: Staff recommends the City Council: 1) Open the public hearing and hear Staff presentation; 2) take testimony from the Applicant and the public; 3) question Staff, Applicant and the public; 4) close the public hearing and deliberate; 5) adopt Resolution Making Findings Related to the Plarmed Development Rezoning and Stage 2 Development Plan, approving the EIR Addendum, and adopting a Statement of Overriding Considerations (Attachment 1) with attached Exhibits; and, 6) waive the Reading and Introduce the Ordinance (Attachment 2) approving the Planned Development Rezoning and Stage 2 Development Plan with attached Exhibits; and, 7) Deny Applicant's request to revise Resolution related to payment of Inclusionary Housing in-lieu fees. g:\pa02024\CC-srStage2.doc RESOLUTION NO. XX-03 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN A RESOLUTION MAKING FINDINGS RELATED TO THE PLANNED DEVELOPMENT (PD) REZONING AND STAGE 2 DEVELOPMENT PLAN, APPROVING AN EIR ADDENDUM, AND ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PINN BROTHERS FINE HOMES/SILVERIA RANCH PROJECT ON 93.4 ACRES EAST OF TASSAJARA ROAD AT THE INTERSECTION OF FALLON ROAD PA 02-024 WHEREAS, Allan R. Pinn of Pinn Brothers Fine Homes has requested approval of a Planned Development Rezoning and related Stage 2 Development Plan for PA 02-024, the Silveria Ranch project on approximately 93.4 acres generally located east of Tassajara Road and at the intersection of Fallon Road to the north and south, encompassing 2 properties and the contiguOus right-of-way known as Tassajara Road, APN. 985-0002-008-02 and APN. 985-0002-007-02, for development of a 254 dwelling unit residential development, in the Eastern Dublin Specific Plan area; and WHEREAS, the City Council previously approved an annexation and PD-Planned Development prezoning/Stage 1 Development Plan for an approximately 103 acre area, including the 93.4 acre Project site, which area was annexed as of May 5, 2003 with the filing of the annexation map and payment of State taxes and fees; and WHEREAS, Applicant/Developer has submitted a complete application for a Stage 2 Planned Development Rezoning and Development Plan dated June 14, 2002, as required by Section 8.32 of the Zoning Ordinance, which is available and on file in the Community Development Department, Planning Division; and WHEREAS, this project is within the Dublin General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which a Program EIR was certified pursuant to the California Environmental Quality Act (CEQA) (SCH No. 91-103064). The Eastern Dublin EIR identified significant unavoidable impacts from development of the Eastern Dublin area, some of which could apply to the Project. Pursuant to the Communities for a Better Environment case, approval of the proposed Project must be supported by a new Statement of Overriding Considerations; and WHEREAS, to determine if there were any supplemental impacts that would require the preparation of a supplemental EIR, the City prepared an Initial Study for the project on September 17, 2003. (See Exhibit A, attached and incorporated by reference.) As part 'of.the Initial Study, the City reviewed wildlife surveys performed in spring and August 2003 by Jeff Olberding, Inc. for the applicant, which found two tiger salamanders in a pond on the adjacent Mission Peak property, approximately 172 feet from the Project property boundary. The results of the survey are set forth in a report titled California Tiger Salamander Assessment for the Silveria-Haight Property, Olberding Environmental, Inc., September 2, 2003. The report recommended four strategies that could be implemented during project construction to assure that the project would not affect tiger salamander that could potentially be present. The strategies included a construction buffer of approximately 750 feet to be maintained during grading ATTACHMENT '1 and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) to protect potential aestivation habitat. The closest limit of grading from the pond to the Silveria Ranch property is approximately 275 feet (see Figure 6 in Attachment 6 to the project report, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The Eastern Dublin EIR calls for at least a 100-foot buffer around salamander breeding sites. The Applicant has incorporated the 750 foot construction buffer and other recommendations of the biological survey report in the project Development Plan, which are also reflected in the Conditions of Approval for the Vesting Tentative Tract Map and Site Development Review; and WHEREAS, the applicant has incorporated all four recommendations in the Project, and also designated 49.1 acres of open space consistent with the previously approved Stage 1 DP to remain permanently undeveloped to preserve visual resources and potential aestivation habitat areas; and WHEREAS, based on the Initial Study, an addendum to the Eastern Dublin EIR has been prepared to update the Eastern Dublin EIR analysis with respect to the California tiger salamander survey for the Project. The updated survey and protective measures incorporated into the Project constitute a minor change in the project and environmental review under CEQA guidelines Section 15 t 64(a). As analyzed in the Addendum, the project will have no significant impact on the species that was not addressed in the previous EIR. As further analyzed in the Addendum and Initial Study, all other environmental impacts of this project were fully addressed in the Eastern Dublin EIR, and no new significant information has arisen for this project during the preparation of the initial study and addendum that would require further environmental review under CEQA Guidelines § § 15162, 15163; and WHEREAS, the Planning Commission held a public hearing on said application on September 23, 2002; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Planning Commission approved the Vesting Tentative Tract Map and Site Development Review for PA 02-024, and recommended approval of the Stage 2 Planned Development Rezoning and Development Plan and EIR Addendum for PA 02-024 to the City Council; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the Stage 2 Planned Development Rezoning and Development Plan and EIR Addendum for PA 02-024; and WHEREAS, the City Council considered the EIR Addendum with the previously certified Eastern Dublin EIR before making a decision on the Project; and WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth prior to taking action on the proposed Planned Development Rezoning and Stage 2 Development Plan. NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are tree and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby make the following findings and determinations regarding approval of the said proposed Planned Development Rezoning and Stage 2 Development Plan for PA 02-024: The proposed Planned Development Rezoning and Stage 2 Development Plan meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance because it provides a Stage 2 Devel.opment Plan for the Pinn Brothers Fine Homes, Inc., Silveria Ranch project (PA 02-024) that will create a desirable use of land and an environment that will be harmonious and compatible with existing and potential development in surrounding areas and because the site plan has been designed to be compatible with other proposed and approved plans in the vicinity. 2. The project site is physically suitable for the type, density and intensity of this residential project in that it is intended to conform with the City policies related to hillside development and to be designed to minimally affect the existing topography and terrain of the site; has adequate access; and, is of a sufficient size to provide housing.as well as open space for the future residents of the project. 3. The proposed Planned Development Rdzoning and Stage 2 Development Plan for the project will not adversely affect the health or safetY lof persons residing or working in the vicinity, or be detrimental to the public health, safety'(~r Welfare because the Development Plan for the project has been designed in accordance with tlte CitY of Dublin General Plan, Eastern Dublin Specific Plan and Program EIR and Addenda. ~ ~dditi°nally, project specific analysis has determined that the project's design is sensitive to biolo The proposed Planned Development Re consistent with all elements and policie Specific Plan because the 254 unit sing] consistent with, the total number of uni Medium Density Residential and Medi~ of Dublin General Plan Land Use Elem because it conforms to the elements ant space and wildlife habitat protection ret Conservation Elements, roadways cons facilities as required by the Schools, Pu Housing Element, and safe design as re, The Planned Development Rezoning ar 8.32 of the City's Zoning Ordinance bei establishes permitted uses which will el proposed residential and public uses in gical features onsite and to surrounding land uses. zoning and Stage 2 DeVelopment Plan for the project is ~ of the DUblin General Plan and the Eastern Dublin e family and multi-family project is within, and is :s allowed within the density range of the Single Family, crnaHigh Density Residential designations of both the City .,nt and Eastern Dublin Specific Plan (as amended), and . policies of those plans through the provision of open luired by the Land Use, Parks and Open Space and ;tent with the Circulation Element, adequate public lic Lands and Utilities Element, Housing as desired by the uired by the Seismic Safety and Safety Element. d Stage 2 Development Plan is consistent with Chapter muse the Stage 2 Development Plan for the project isUre that the project is compatible with existing and abe immediate vicinity. The Planned Development Rezoning ar d Stage 2 Development Plan will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes the preservation of significant open areas and natural and topographic landscape features with minimum alteration of natural landforms. The Planned Development Rezoning and Stage 2 Development Plan will be compatible with and enhance the general development of the area by creating an attractive, efficient and safe environment, and by integrating affordable housing within the medium and medium-high density residential units. The Planned Development Rezoning and Stage 2 Development Plan will not overburden public services as all agencies have committed to the availability of public services prior to the annexation of the property to the City of Dublin, and will reconfirm their commitment prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures. The adopted Eastern Dublin General Plan Amendment and Specific Plan Mitigation Monitoring Program serves as the reporting and monitoring program required by Public Resources Code Section 21081.6 for the Planned Development Rezoning and Stage 2 Development Plan in conjunction with the Conditions of Approval of the Vesting Tentative Tract Map and the Site Development Review, approved by the Dublin Planning Commission. BE IT FURTHER RESOLVED THAT the Dublin City Council approves the Addendum and Initial Study attached as Exhibit A and incorporated herein by reference. BE IT FURTHER RESOLVED THAT the Dublin City Council adopts the Statement of Overriding Considerations for the Project attached as Exhibit B and incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 21th day of October 2003. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor' City Clerk G:\02024\CC-ResoPD2findings.doc '4 ADDENDUM TO THE EASTERN DUBLIN EIR FOR THE PI NE BROTHERS/SlLVER!A RANCH PROJECT PA 02-024 September 17, 2003 On May 10, 1993, the Dublin City Council adopted Resolution 5t-93 certifying an Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("Eastern Dublin EIR" SCH # 91103064). The certified EIR consisted of Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993 assessing a reduced development area project alternative. The City Council adopted Resolution 53-93 approving a General Plan Amendment and Specific Plan for the reduced area alternative on May 10, 1993 On August 22, 1994, the Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR evaluated the potential environmental effects of development over a 20 to 30 year period. This Addendum to the Eastern Dublin EIR has been prepared pursuant to CEQA Guidelines section 15164 for the Pinn Brothers project. Project Description and Prior Approvals Ttie Pinn Brothers project ("Project;') consists of 254 multi-family and single family homes on an approximately 93 acre site located on the east side of Tassajara Road, at the planned intersection with Fallon Road. Consistent with the adopted General Plan and Eastern Dublin Specific Plan land uses and densities, the site was prezoned to PD- Planned Development, including approval of a Stage 1 Development Plan on October 1,2002. In a related action on September 17, 2002, the City Council initiated an annexation application to LAFCO. and the site has since been annexed to the City. The developer is now requesting project-level approvals including a PD rezoning and Stage 2 Development Plan, Vesting Tentative Map and Site Development Review on approximately 93 acres. The project wOUld construct 254 new homes on approximately 36 acres of the project' site; approximately 56 acres is proposed for permanent open space. As required under Chapter 8.32 of the City zoning ordinance, the current applications are consistent with the Stage 1 DevelOpment Plan approved in 2002. Prior CEQ. A Analyses and Determinations The Project is within the Eastern Dublin General Plan Amendment and Specific Plan ("GPA/SP") planning area which was the subject of the Eastern Dublin EIR, certified in 1993. The EIR analyzed the potential effects of future urban development planned for a largely undeveloped area east of the then-existing City. Numerous environmental impacts were identified and numerous mitigation measures adopted upon approval of the Eastern Dublin GPA/SP~ For identified impacts that could not be mitigated to insignificance, the City Council adopted a Statement of Overriding Considerations. All previously adopted mitigation measures continue to apply to any future development as applicable, including the Pinn Brothers project. In 2002, the City determined that the annexation and prezoning applications for the proposed development were exempt from further environmental review under the Government Code section 65457 exemption for residential projects that are consistent with a specific plan for which an EIR had been certified. ConsiStent with the exemption and with CEQA Guidelines section 15162, the City prepared an Initial Study to determine if any supplemental environmental review would be required. The Initial Study concluded that no significant impacts would occur beyond those dentified in the Eastern Dublin EIR, A primary focus of the Initial Study was potential biological resources. The Eastern Dublin EIR had noted the potential presence of several sensitive species and habitats throughout Eastern Dublin, and had prescribed mitigation measures calling for further site-specific review of individual project sites. In aCCordance with the mitigation measures, the applicants conducted reconnaissance level surveys of the Project site from 1999 to 2001 for the presence of red-legged frog, tiger salamander, San Joaquin kit fox, and golden eagle. Follow-up studies examined the site for dispersal habitat for red-legged frog. The studies determined that EXHIBIT species were not present on the site and that the site was not habitat for these species. Based on these survey findings, the annexation and prezoning project was found exempt from further CEQA review. Current CEQA Analysis and Determination that an Addendum is Appropriate for the Project Updated Initial Study. The City has determined that an Addendum to the Eastern Dublin EIR is the appropriate CEQA review for the Project. Prior to making this determination, the City reviewed the Eastern Dublin EIR and previous Initia! Study to determine if any further environmental review was required for the current PD- rezoning, tentative map and site development review applications. The C!ty also revieWed the results of an August 2003 survey for California tiger salamander breeding and aestivation habitat. (California Tiger Salamander Assessment for the Si/veria-Haight Property, Olberding EnVironmental, Inc., September 2, 2003.) The updated survey found two tiger salamander in a pond on the adjacent Mission Peak property, approximately 172 feet from the Project property boundary. With these results, the Olberding report noted that presence of tiger salamander on the Project site would likely be assumed "due to the close proximity of a breeding pond." (p. 6.) The report also noted abundant ground squirrel burrows on the Project site, "which represent appropriate CTS aestivation habitat." (p. 7.) The report recommended four strategies that could be implemented during project construction to assure that the project would not affect tiger salamander that could potentially be present. The applicant has included all four recommendations in the Project. The City prepared an updated Initial Study dated September 9, 2003 and incorporated herein by reference., reflecting the' Olberding survey and report, and the inclusion of the report's recommendations into the Project. The Initial Study also noted that the Project includes a substantial open space component, with approximately 49 acres of the Project site shown as permanent open space, and 8 acres as open space in the Project's Development Plan. Most of the open space area is north and east of Fallon Road on the Mission Peak side of the road, While most of the development area lies to the south and west, across Fallon Road from the Mission Peak pond area. NO Subsequent Review is Required per Guidelines section 15162. CEQA Guidelines section 15162 identifies the conditions requiring subsequent environmental review. After review of. these conditions, the City has determined that no subsequent EIR or negative declaration is required for the Project. a) Are there substantial changes to the project involving new or more severe significant impacts. There are no substantial changes from the project analyzed in the Eastern Dublin EIR. The Project is consistent with the residential uses and densities in the General Plan and the Eastern Dublin EIR. The Project is also consistent with the prezoning and Stage 1 Development Plan approved in 2002. The Project proposes minor density shifts between the single family and medium density residential areas but no increase in the development area and a slight decrease in the number of proposed units, from 259 to 254. None of these changes involves new or more severe significant impacts beyond those previously identified in the Eastern Dublin EIR. b) Are there substantial changes in the conditions in which the project is undertaken involving new or more severe significant impacts. There are no substantial changes in the conditions assumed in the Eastern Dublin EIR. As noted in the updated Initial Study, the California Tiger Salamander was proposed for listing earlier this year. This is not a substantial change under CEQA because the tiger salamander has long been a Species of Special' Concern and impacts to this species from development under the General Plan were addressed in the Eastern Dublin EIR and identified as potentially significant. (Impact 3.7/G.) Related Mitigation Measures 3.7/20.0 to 22.0 are being implemented through the Project. For example, the Project boundary is approximately 172 feet from the Mission Peak pond, while the nearest construction pad is even further (approximately 275 feet). In addition, the Project includes a 750 foot construction buffer to be maintatined, Where grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November- June) is prohibited, as recommended in the Olberding report. These buffers are consistent with the adopted EIR mitigations calling for a minimum 100 foot buffer 2 from California tiger salamander breeding sites. (MM 3.7/22.0.) The Project also includes substantial open space which will also provide suitable aestivation habitat for the species. The potential for mpacts to tiger salamander from development were addressed and mitigated through the Eastern Dublin EIR and no new or more severe significant impacts are anticipated. c) Is there new information of substantial importance, which was not known and coUld not have been known at the time of the previous EIR shows the project will have a significant effect not addressed in the previous EIR; or previous effects are more severe; or, previously infeasible mitigations are now feasible but the applicant decline to adopt them; or, mitigations considerably different from those in the previous EIR would substantially reduce significant effects but the applicant declines to adopt them. There is no new information showing a new or more severe significant effect. The Olberding report is consistent with the Eastern Dublin EIR analysis of the potential for tiger salamander to be present on future development sites. The adopted mitigation measures call for buffers around breeding sites, open space planning for habitat and surveys to determine species presence. All of these mitigations have been complied with by the applicant and measures included in the Project as appropriate. d) If no subsequent EIR-level review is required, should a subsequent negative declaration be prepared? No subsequent negative declaration or mitigated negative declaration is required because there are no impacts, significant or otherwise, of the Project beyond those identified in the Eastern Dublin EIR. As discussed above, the proposed listing of the California tiger salamander is not a new impact because the potential for impacts to this species was identified as potentially significant in the prior EIR. . Conclusion. This Addendum to the Eastern Dublin EIR is adopted pursuant to CEQA Guidelines section 15164. The Addendum updates the biological analysis for the Project with respect to the potential presence of California tiger salamander; however, as discussed above, the update does not require further environmental review. The City prepared an Initial Study in connection with the determination to adopt an Addendum. As Provided in section 15164, the Addendum need not be circulated for public review, but shall be conSidered with the prior EIR before making a decision on the Project. The Initial Study (including the Olberding report) and the Eastern Dublin EIR are available for review in the Community Development Department, Dublin City Hall, 100 Civic Plaza, Dublin, California. g:\pa\2002\02-024\addendum.draft 091703 CiTY OF DUBLIN 100 Civic Plaza, Dublin, California 94568 CITY OF DUBLIN INITIAL STUDY June 28, 2002 Revised September 17, 2003 Website: http://www.ci.dublin.ca.us Pinn Brothers Construction, Inc. (Pinn Brothers Fine Homes) - Silveria/Haight/Nielsen Properties Stage 1 Planned Development Prezoning/Development Plan and Annexation Agreement Stage 2 Planned Development RezoningfDevelopment Plan, Vesting Tentative Tract Map & Site Development Review 6615 & 6833 Tassajara Road Planning AppliCation # 02-024 INTRODUCTION This Initial Study has been prepared by the City of Dublin to assess whether the potential site-specific ~nvironmental effects of the proposed Pinn Brothers Construction, Inc. - Silveria/Haight/Nielsen Properties otage i Planned DeVeloPment prezoning/Development Plan and Annexation request, and Stage 2 Planned Development Rezoning/Development Plan, Vesting Tentative Tract Map & Site Development Review, are within those examined in the Program EIR for the East Dublin General Plan Amendment and the Specific Plan, and whether any other circumstances require preparation of a supplemental or subsequent Environmental Impact Report (EIR) under Govt. Code Section 65457 or Pub. Res. Code Section 21166. The analysis is intended to satisfy the requirements of the California Environmental Quality Act (CEQA), and provide the City with adequate information for project review. The analysis is conducted in checklist form, as suggested by the Program EIR. ' This Initial Study includes a Project Description, EnVironmental Checklist Form, an Evaluation and Discussion of issues identified in the checklist, and a Determination. PROJECT DESCRIPTION The earlier project consisted of a Stage 1 PD Prezoning and Development Plan and proposal for Annexation to the City oi~ Dublin for approximately 260 homes on 105.7 acres located on the Silveria, Haight and Nielsen properties located south and east of the intersection of TaSsajara Road and Fallon Road. The proposed project is located entirely within the East Dublin Specific Plan Area as adopted in October 1996 by the City of Dublin City Council. The applicant requested annexation to the City of Dublin through LAFCO as.the property lies outside but contiguous with the incorporated City boundary. LAFCO granted the annexation request in January 2003, and final annexation occurred in May 2003. Pinn BroS./&,i~W.~i~!gCg_4~ir~.~$agCk!:/L&,..~ .¢.-~.~aJ~ Cpl~(nt g[an_~ s Community Services 833-8645 ' Police 833~8870 PA 02-024 Planning/Code Enforcement 833-6610 ~ Building Inspection 833-6620 - Fire Prevention Bureau 833-6608 Printed on Recycled Paper Pinn Brothers Fine Homes has recently submitted a new project apPlication consisting of a Planned Development Rezoning and Stage 2 Development Plan, Vesting Tentative Tract Map and Site Development Review for 254 multi-family and single-family homes on approximately 93.4 acres of annexed properties located southeast and northeast of the intersection of Tassajara Road and the future extension of Fallon Road. The 93.4 acres to be developed include the Silveria and Haight properties, now known as the Silveria Ranch. The remaining 10 acres of the original annexation area are owned by Robert Nielsen Jr., and are not included in the proposed development. If the property owner of the parcel proposes to develop the site in the future for a use other than agriculture, approval of a Planned Development Rezoning and Stage 2 Development Plan will be required prior to development. Government Code section 65457 provides that any residential project that is consistent with a specific plan for which an EIR has been certified is exempt from CEQA, unless a supplemental EIR is required. The City prepared this Initial Study, dated June 28, 2002 and revised September 17, 2003, for the project, to determine whether there will be supplemental environmental impacts occurring as a result of this project beyond or different from those already addressed in the Program EIR SUMMARY This Initial Study has resulted in the conclusion that the proposed project would not have any significant effects on the environment beyond those examined in the Program EiR for the East Dublin General Plan Amendment. and Specific Plan. A Negative Declaration will not be prepared because the environmental impacts of this project were addressed by the Final EIR for the Eastern Dublin General Plan amendment and Specific Plan (SCH# 91-103064) and addenda. The EIR did identify some impacts from implementation of the General Plan/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts. Pursuant to the recent comments in the Citizens for a Better Environment case, the City Council will be required to adopt a new Statement of Overriding Considerations for significant and adverse impacts identified by the Eastern Dublin EIR applicable to the project. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area, and the City proposes to adopt an addendum to the Eastern Dublin EIR for the project (See Attachment to this document). No significant new information has arisen for this project during the preparation of this Initial Study that would require further environmental review. Environmental Checklist Form Initial Study Project title: PA 02-024, Pirm Brothers Construction, Inc. (Pinn Brothers Fine Homes) - Silveria/Haight/Nielsen Properties Stage 1 PD Prezoning/Development Plan and Annexation Agreement Request, and Silveria Ranch Properties Stage 2 PD Rezoning/Development Plan, Vesting Tentative Tract Map and Site Development Review Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin, California, 94568 3. Contact person and phone number: Janet Harbin, Senior Planner, (925) 833-6610 4. Project location: Silveria, Haight and Nielsen properties located south and east of the intersection of Tassajara Road and Fallon Road, within the East Dublin Specific Plan area (6615 & 6833 Tassajara Road). Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Assessors Parcel Number(s): 985-2-7-1,985-2-8-2, 985-2-9 Project sponsor's name and address: Pinn Brothers Constmgtion, Inc. 1475 S. Saratoga Ave., Suite 250 San Jose, CA 95129 Attn: Dale Garren General Plan designation: Single Family Residential (0.9 - 6.0 du/ac), Medium Density Residential (6.1 - 14.0 du/ac), Medium-High Density Residential (14.1 -25.0 du/ac), and Rural Residential (1.0 du/100 acres). 8. Zoning: PD Planned Development 0 Description of project: Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) The proposed Project consists of a Stage I PD Prezoning and Development Plan, in conjunction with a request to enter into an Annexation Agreement with the City to develop approximately 260 homes on 105.7 acres located on the Silveria, Haight and Nielsen properties located south and east of the intersection of Tassajara Road and Fallon Road. ~0. Surrounding land uses and setting: Briefly describe the project's surroundings: The project site area is located north of Dublin ranch and the Quarry Lane private school on undeveloped land. The lands to the west, north and east are undeveloped at the present time. Property to the west across Tassajara Road is currently under review for a General Plan Amendment, Specific Plan Amendment, and Prezoning for residential land use designation and annexation. Nearby properties in Dublin Ranch, immediately to the south, are being developed for residential purposes at this time. 11. Other public'agencies whose approval is required: Annexation request requires approval by LAFCO to be finalized. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project and were not examined in the Program EIR, involving at least one impact that is a "Potentially Significant ImpaCt'' as indicated by the checklist on the following pages. ~-~. Aesthetics ~ Agriculture Resources ~-~ Air Quality ~-~ Biological Resources r-1 Cultural Resources ~ GeolOgy/Soils Dublin Community Development Department Pirm Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 ~ Hazards & Hazardous Materials ~-~ Hydrology / Water Quality ~-~ Land Use / Planning ~ Mineral Resources ~ Noise ~-~ Population / Housing ~--~ Public Services ~-~ Recreation ~-~ Transportation/Traffic ~ Utilities / Service Systems ~-~ Mandatory Findings of Significance DETERMINATION: (To be Completed by the Lead Agency) On the basis of this initial evaluation: ~ I find that the propoSed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ~7~ I find that the proposed project COULD NOT have a significant effect on the environment and that a NEGATIVE DECLARATION will NOT BE REQUIRED because, pursuant to Section 65457 (a) of the Government Code, this residential development is undertaken to implement and is consistent with the Eastern Dublin Specific Plan for which an environmental impact report has been certified after January 1, 1980 and is exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code. No event as specified in Section 21166 of the Public Resources Code has occurred. The impacts of this Project were adequately addressed by the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan (and addenda) that was certified on May-10, 1993 (Resolution 51-93) pursuant to CEQA Guidelines section 15168 (SCH: 91103064), and by the field analysis performed by Leslie Zander of Zander Associates with an update (August 2003) prepared by Olberding Environmental, Inc. for the California Tiger Salamander. All recommendations of the biologist have been incorporated in the project. ~ 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 revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ~-] I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ~ I find that the propoSed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Dublin Community Development Department 4 Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that ~'arlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. ~'~ Janet Harbin, Senior Planner Printed name September 17, 2003 Date City of Dublin For EVALUATION OF ENVIRONMENTAL IMPACTS: A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project fails outside a fault rupture zone). A "No Impact" answer should be explained where it is 'based on project'specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumUlative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "PotentiallySignificant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 6) 7) 8) 9) and state whether such effects were addressed by mitigation measures based on the earlier analySis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures that were incorPorated or refined from the earlier~ document and the extent to which they address site-specific conditions for the project. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a referenCe to the page or pages where the statement is substantiated. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to project's environmental effects in whatever format is selected. The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Environmental Impacts. The source of determination is listed in parenthesis. See listing of sources used to determine each potential impact at the end of the checklist. A full discussion of each item is ~mnd following the checklist I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? (Source: 2, 9) b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Source: 2, 9) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Source: 2, 9) Creme a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Source: 2, 9) II. AGRICULTURE RESOURCES -- In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (Source: 2, 3, 9) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Source: 2, 3, 9) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation . Incorporation X X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 c) Involve other changes in the existing environment that, due to their location or nature, could result in conversion o Farmland, to non-agricultural use? (Source: 2, 9) Ill. AIR QUALITY -- Where available, the significance Criteria established by the .applicable air quality Management or air pollution control district may be Relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan?(Source: 3, 9) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (Source: 3, 9) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Source: 3, 9) d) Expose sensitive receptors to substantial pollutant concentrations? (Source: 2, 3, 9) e) Create objectionable odors affecting a substantial number ofpeople?(Source: 2, 3, 9) IV. BIOLOGICAL RESOURCES --Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department ofFish and Game or U.S. Fish and Wildlife Service? (Source: 2, 3, 9,10) Potentially Less Than Less Than No Significant Significant Significanl Impact Impact with Impact Mitigation Incorporation X X X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 277 Potentially Less Than Less Than No Significant Significant SignificantImpact Impact with Impact Mitigation Incorporation X X X X X X ' X X b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department ofFish and Game or US Fish and Wildlife Service? (Source: 2, 3,9,10) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Source: 2, 3, 9,10) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source: 2, 3, 9,10) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional, or state habitat conservation plan? (Source: 2, 3, 9,10) V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.57 (Source: 2,3, 9) b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? (Source: 2,3, 9) ~-) Conflict with any local policies or ordinances protecting hological resources, such as a tree preservation policy or ordinance? (Source: 2, 3, 9,10) c) Directly or indirectly destroy a unique paleontological ,~,..~source or site or unique geologic feature? (Source: 2,3, Dublin Community DeVelopment Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 d) Disturb any human remains, including those interred outside of formal cemeteries? (Source: 2,3, 9) VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial ' adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known.earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source: 1, 2, 3, 9) ii) Strong seismic ground shaking? (Source: 1, 2, 3, 9) iii) Seismic-related ground failure, including liquefaction? (Source: 1, 2, 3, 9) iv) Landslides? (Source: 1, 2, 3, 9) b) Result in substantial soil erosion or the loss of topsoil? (Source: 1, 2, 3, 9) c) Be located on a geologic unit or soil that is Unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? ,~ (Source: 1, 2, 3, 9) Potentially Less Than Less Than No Significant Significant Significanl Impact Impact with Impact Mitigation Incorporation X X X X X X X X d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Source: 1, 2, 3, 9) e) Have soils incapable'of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? (Source: 1, 2, 3, 9) Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 l0 VII, HAZARDS AND HAZARDOUS MATERIALS -- Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Source: 2, 3, 9) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Source: 2, 3, 9) c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? (Source: !, 3, 9) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, ~.~?7ould !t create a significant hazard to the public or the ~laviromnent? (Source: 2, 3, 9) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (Source: 1, 3, 9) f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? (Source: 1, 3, 9) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Source: 2, 3, 9) h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source: 2, 9) '~'~)ublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Potentially Less Than Less Than No Significant Significant Significanl Impact Impact with Impact Mitigation Incorporation X X X X X X X X VIII. HYDROLOGY AND WATER QUALITY- Would the project: a) Violate any water quality standards or waste discharge requirements? (Source: 2, 3, 9) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume, or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (Source: 2,3,9) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? (Source: 2, 3, 9) d) Substantially alter the existing drainage pattern Of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which w0~d result in flooding 'on- or off-site? (Source: 2, 3, 9) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?. (Source: 2, 3, 9) f) Otherwise substantially degrade water quality? (Source: 2, 3, 9) g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Source: 2, 3, 9) h) Place within a 100-year flood hazard area structures that would impede or redirect flood flows? (Source: 2, 3, 9 Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X X X X X X X 12 i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (Source: 2, 3, 9) j) Inundation by seiche, tsunami, or mudflow? (Source: 1, 9) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X IX. LAND USE AND PLANNING - Would the project a) Physically divide an established community? (Source: 1, 2, 3, 4, 5, 9) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1, 2, 3, 4, 5, 9) ) Conflict with any applicable habitat Conservation plan or natural community conservation plan? (Source: 1,2,3,4,5,! X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source: 2, 3, 9) b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source: 2, 3, 9) XI. NOISE - Would the project result in: X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Source: 2, 4, 9) b) Exposure of persons to or generation of excessive groundbome vibration or groundbome noise levels? (Source: 2, 4, 9) c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 2, 4,9) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 2, 4, 9) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 9) f) For a project within the vicinity of a private airstrip, would the proj6ct expose people residing or working in the project area to excessive noise levels? (Source: 1, 9) XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (Source: 2, 3, 9) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Source: 1, 2, 9) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (SourCe: 1, 2, 3, 9) XIII. PUBLIC SERVICES X X X X X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan · PA 02-024 a) Would the project result in substantial adverSe X X X X X X X X X physical impacts associated with the provision of new or physically altered governmental facilities, need for new ~r physically altered governmental facilities, the construction of which could caUse significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? (Source: 2, 3, 9) Police Protection? (Source: 2, 3, 9) Schools? (Source: 2, 3, 9) Parks? (Source: 2, 3,9) Other Public Facilities? (Source: 2, 3, 9) XIV. RECREATION- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of ~'~he facility would occur or be accelerated? (Source: 2, 3, 9) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source: 2, 3, 9) XV. TRANSPORTATION/TRAFFIC- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (Source: 2, 3, 9) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Source: 2, 3, 9) Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 3.5 c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Source: 1, 9) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Source: 2, 3, 9) e) Result in inadequate emergency access? (Source: 2, 3, 9 f) Result in inadequate parking capacity? (Source: 2, 3, 9) g) COnflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source: 2, 3, 9) XVI. UTILITIES AND SERVICE SYSTEMS -- Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (Source: 2, 3, 9) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, th~ construction of which could cause significant environmental effects? (Source: 2, 3, 9) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Source: 2, 3, 9) d) Have sufficient water supplies available to se .rve the project from existing entitlements and resources, or are new or expanded entitlements needed? (Source: 2, 3, 9) e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Source: 2, 3, 9) X X X X X I X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste ~isposal needs? (Source: 2, 3, 9) g) Comply with federal, state, and local statutes and regulations related to solid waste? (Source: 2, 3, 9) XVII. MANDATORY FINDINGS OF a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (Source: 2, 3, 9,10) b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? ~5ource: 2, 3, 9,10) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? (Source: 2,3,9) Sources used to determine potential environmental impacts: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Determination based on location of project. Site Visit Determination based on Staff project revieTM. Determination based on the City of Dublin General Plan. Determination based on the City of Dublin Zoning Ordinance. Geotechnical Investigation Report prepared by Twining Laboratories, Inc. (July 29, 1999). Traffic analysis prepared by Omni Means (January, 2000). Communication with appropriate City or Agency personnel. Program EIR for East Dublin General. Plan Amendment and Specific Plan (SCH# 91-103064) and addenda. Biological Resources Assessment prepared by Zander Associates dated March 27, 2001, and updated assessment for Potential Dispersal Corridors for Red-Legged Frog prepared by Olberding Environmental, Inc dated June 18, 2002. Biological Resources Assessment for the California Tiger Salamander prepared by Olberding Environmental dated September 2, 2003. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 3_7 ENVIRONMENTAL CHECKLIST RESPONSES AND ANALYSIS The following discussion includes explanations of answers to the above questions regarding potential environmental impacts, as indicated on the preceding checklist. Each subsection is annotated with the number corresponding to the checklist form. EXISTING SETTING: The project site area is located within the East Dublin Specific Plan area on a 105.7 acre parcel (later revised to 93.4 acres). The site surrounded by open space and single-family residential uses. The site is bounded on the west by Tassajara Road, on the north by the undeveloped Mission Peak property, the east by the undeveloped Redgewick property and to the south by the Lin (Dublin Ranch) and Quarry Lane School properties. Attachment to Pinn Brothers Construction, Inc.- Silveria/Haight/Nielsen Properties Stage 1 PD Prezoning/l)evelopment Plan & Annexation Request Stage 2 Planned Development RezoningfDevelopment Plan, Vesting Tentative Tract Map & Site Development Review Planning Application # 02-024 Discussion of Checklist/Legend PS: Potentially Significant Impact LS/M: Less Than Significant with Mitigation Incorporation LS: Less Than Significant Impact NI: No Impact I. AESTHETICS Environmental Setting The land composing the project site consists of the 91.04 acre Silveria property, the 2.42 acre Haight property and the 10.0 acre Nielsen property. The combined acreage of the project site is approximately 105.7 acres. The site is located within the East Dublin Specific Plan area, which includes an extension of Fallon Road and an expansion of Tassajara Road in and near the site. The future Fallon Road, an extension of the existing Fallon Road alignment, divides the project into two development areas north and south of Fallon Road. The site is characterized by moderate to steeply sloping terrain (5% to 40% slopes). The Silveria and Haight properties are currently used for grazing purposes. The Nielsen property is used for a single residence which will is proposed to remain. The Nielsen property will not be further developed. The site is bounded on the weSt by Tassajara Road, on the north by the Mission Peak Co. Property, the east by the Redgewick property and to the south by the Lin (Dublin Ranch) and Quarry Lane School properties. Both Fallon Road and Tassajara Road are designated as Scenic Corridors by the Eastern Dublin Scenic Corridor Policies and Standards (Scenic Corridor Plan) prepared by Gates and Associates in April 1996. Phase 1 of the project lies within Zone 4 or the "Tassajara Village" area of the Scenic Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Corridor Plan. The Scenic Corridor Plan seeks to maintain view corridors to surrounding knolls by clustering development. r'roject Impacts Phase 1 of the Stage 1 Prezoning/Development Plan shows medium high density and medium density residential designations on the development plan that will allow the second stage of the development plan (Stage 2) to cluster approximately 208 units adjacent to the south side of the Tassajara Road/Fallon Road intersection. Approximately 50 single-family residential units would be clustered on the north side of the intersection to fit the terrain. The clustering of development preserves views to surrounding knolls as required by the Scenic Corridor Plan and minimizes grading and development impacts to the land and to scenic vistas. The development will use revegetation, contour grading with gradual transition to the natural slope and berming as necessary to minimize the visual impacts of grading. Most development is hidden behind ridgelines. The slopes are primarily under 30% slope with 1.5 acres in slopes over 30% which conforms to Policy 6.42 of the Specific Plan. The Stage 1 Prezoning/Development Plan clearly states that the visual impacts of the proposed grading will not be greater than for the development envelope shown in the Specific Plan. All development will remain outside the golden eagle viewshed area as required by the, Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan, and will not affect habitat area or dispersion habitat areas of the red-legged frog according to studies/surveys prepared for the project site. /,-Impacts to scenic vistas will be minimal pursuant to project design which will be further refined at ~ ie 'subsequent Stage 2 of the Development Plan. No scenic resources, significant vegetation or, historic buildings will be impacted. Clustering of development with the contours of the site terrain will avoid impacts to scenic corridors. Visual impact will be minimized by clustering and by the use of attractive residential design and landscaping. The single-family dwellings will not be a source of substantial light or glare which would adversely affect day or nighttime views in the area. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Have a substantial adverse effect on a scenic vista? LS, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. See Project Impacts above. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. See Project Impacts above. c) Substantially degrade the existing visual character or quality of the site and its 'surroundings? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. See Project Impacts above. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. See Project Impacts above. II. AGRICULTURE RESOURCES Environmental Setting The project site is classified as "Grazing Land" by the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation. This information is shown on a map titled "Alameda County Important Farmland 1992" prepared by the California Resources Agency. The Grazing Land category identified land on which the existing vegetation is suited to the grazing of livestock. Proiect Impacts The site is not Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The site has been used for religious and educational purposes since 1979. There are no Williamson Act contracts on any of the properties proposed for annexation and development. There is no important farmland on the site to be converted to non-agricultural uses. a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. The project site is classified as "Grazing land", therefore no Prime Farmland, Unique Farmland, or Farmland of Statewide Importance will be converted. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. See Project Impacts above. c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. See Project Impacts above. III. AIR QUALITY Environmental Setting The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the west, south and east. Most of the airflow into the southern portions of the Valley is accomplished through only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Dublin Community Development Department Pirm Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 2O Proiect Impacts a) Conflict with or obstruct implementation of the applicable air quality plan? LS, as f~eferenced in the Program EIK for the East Dublin General Plan Amendment and Specific Plan. ~onstruction of the proposed project will add additional vehicular traffic to this portion of Dublin. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the location of the proposed project near major regional transportation corridors (1-680 and Dublin Boulevard), and the fact that the proposed project is a residential project which conforms with the City's General Plan and the East Dublin Specific Plan results in conformity with the Bay Area Air Quality Management District's Clean Air Plan. No objectionable odors will be created from the residential use of the site and the proposed development. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Potential air quality impacts can be divided into short-term, construction related impacts and long-term operational impacts associated with the project. In terms of short-term construction-related impacts, it is anticipated that the project would generate temporary increases in dust and particulate matter caused by minor site excavation and grading activities. Construction vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth surfaces. Generalized estimates of construction air emissions include approximately 1.2 tons of dust per acre per month of construction activity. ' About 45 percent of construction-related dust is composed of large particles that settle rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of dust consists of ~all particles (also known as PM10). The City requires the implementation of a Construction Impact ·(eduction Plan as a standard condition of approval that will reduce the short-term impacts to this issue to a level of insignificance. Construction of the proposed project will add 2,479 vehicular trips per day to this portion of Dublin in the long term. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the location of the proposed project near major regional transportation corridors (I-580 and Tassajara Road and Fallon Road), the fact that the proposed project produces less than 2500 trips per day, and the fact that many of the trips to the project are multi-purpose trips means that the project will have less than significant long term impacts to this issue. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Result in a cumul.atively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will create 2,479 trips per day. The amounts of ozone contributed per day by this in-fill project will not be cumulatively significant due to the small number of trips per day. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Expose sensitive receptors to substantial pollutant concentrations? NI, beyond those examined in f~e Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and ~ peCific Plan. As stated in III-b above, the impacts to air quality of the project will be less than Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 significant both on the long and short term. The project, if approved and constructed, would add an anticipated 2,479 vehicular trips to the project site. This increase in vehicular trips is minor considering the fact that many of the trips are multi-purpose trips. It is unlikely that the project would expose additional sensitive receptors, future customers, to insignificantly higher concentrations of vehicle related pollutants. Any impacts to this issue would be less than significant. e) Create objectionable odors affecting a substantial number of people? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. See "Project Impacts" above. IV. BIOLOGICAL RESOURCES Environmental Setting Leslie Zander of Zander Associates conducted reconnaissance-level surveys of the subject properties in March 1999, February 2000 and February 2001. Those studies determined that no habitat areas exist on the site for the red-legged frog, San Joaquin kit fox, California tiger salamander or the golden eagle. Additionally, a follow-up survey prepared by Olberding Environmental, Inc., wetland biologists, to determine the likelihood of red-legged frog dispersion habitat on the properties was completed in June 2002, and found that such habitat does not exist on the Silveria Ranch properties. · · In AUgust 2003, a survey was conducted and a report prepared by Olberding Environmental, Inc. to determine the likelihood of California tiger salamander, a Species of Special Concern as identified by the California Department ofFish and Game (CDFG), potential habitat occurring on the project site (see Attachment 6, California Tiger Salamander Assessment for the Silveria-Haight PropertY, for additional details). In surveying the adjacent site owned by the Mission Peak Development Company, the biologist found a pond approximately 172 feet from the Silveria property boundary containing two California tiger salamanders. Although the species usually occurs in wetland areas such as Tassajara Creek and ponds, and the Silveria Ranch property does not contain any wetland areas, it is known to travel within a range of one mile for aestivation habitat in abandoned burrows created by other small animals and rodents. The project proposes no development within 100 feet of riparian vegetation or pools on the neighboring property to the south of the project site, and no development within approximately 275 feet of a pond on the site to the north. A Species of Special Concern has no legal status; however the California Department of Fish and Game recommends considering it when analyzing project impacts to protect declining populations. Although the species was not found on the Silveria Ranch property-, the biologist has recommended that a buffer of approximately 750 feet be maintained from the pond during grading and vegetation Clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) for potential aestivation and breeding habitat. The closest limit of grading from the pond to the Silveria Ranch property is approximately 275 feet (see Figure 6 in attached Addendum, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The Eastern Dublin Specific Plan suggests at least a 100-foot buffer between biological resources and development. The Applicant has incorporated this recommendation and other recommendations of the biological sUrVey report in the project Development Plan, and these recommendations are also included in the Conditions of Approval for the project. As part of the project, the Applicant has designated approximately 49.1 acres of the 56 acres of project open space will be retained as permanent open space and potential habitat value. This area allows a large amount of land to remain essentially undeveloped as an open space corridor connecting to sUrrounding open space areas on adjacent properties, and contiguous with the buffer area for the subject project, thereby providing potential Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 22 aestivation habitat for the tiger salamander. These impacts were also addreSSed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. ~he Addendum to the Eastern Dublin EIR, and attached heret©, has been prepared summarizing the issues ,elated to the California tiger salamander. This constitUtes a minor change in the project and environmental review under CEQA guidelines Section 15164(a), and the project will have no significant impact on the species that was not addressed in the previous EIR. The project will comply with the requirements of all regulatory agencies having jurisdiction over biological resources and the project: All other environmental impacts of this project were fully addressed in the Eastern Dublin EIR, and no new significant information has arisen for this project during the preparation of the initial study and addendum that would require further environmental review. Project Impacts There are no project related environmental impacts to biological resources. a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department ofFish and Game or U.S. Fish and Wildlife Service? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No such species have been observed on the site based on field observations conducted in March 1999, February 2000, February 2001, and June 2002.. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. ~F~b) Have a substantial adverse effect on any riparian habitat or other sensitive natural Co,unity tentified in local or regional plans, policies, or regulations or by the California Department of FiSh and Game or US Fish and Wildlife Service? NI, beyond those examined in the Program EIR for the · East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No riparian habitat or sensitive natural communities exist on the project site or are included in any plan, policy or regulations of a local agency or the CDF or USF&WS. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No federally protected wetlands exist on the project site. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. There are no native resident or migratory fish or wildlife species or wildlife or migration corridors on site. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan according to surveys completed by wildlife biologists. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 23 e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No heritage trees exist on the project site. No biological resources exist on the project site. These impacts were also addressed in the ProgramEIR for the Eastern Dublin General Plan Amendment and Specific Plan. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional, Or state habitat conservation plan? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. There is no adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional or state conservation plan applicable to the project site. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. V. CULTURAL RESOURCES Environmental Setting The project site is grazing land with a single-family home, proposed to remain, that is not historically significant. No cultural resources were identified by the Program EIR for the Eastern Dublin General Plan Amendment and Specific .Plan Proiect Impacts a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. No historical, archaeological, paleontological, or human remains resources remain on the graded surface of the site. Any such resources buried under the ground surface would be re- buried by the project. The possibility exists that such resourCes could be buried on the site. The Eastern Dublin General Plan Amendment and Specific Plan contains mitigation measures that adequately address these potential impacts. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. e) Disturb any human remains, including those interred outside of formal cemeteries? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. VI. GEOLOGY AND SOILS Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Environmental Setting The site lies within the San Ramon Valley, in the eastern portion of Dublin and toward the northern Alameda ~ 2ounty boundary with Contra Costa County. AccOrding to historic geologic studies in the area, the site is dnderlain by poorly consolidated, non-marine deposit sedimentary rocks of the Tassajara Formation. The geotechnical investigation report prepared for the project indicates that the site is not within an Alquist-Priolo Fault Zone (1982). There are no mapped faults which are known to traverse the site, the closest Alquist-Priolo Fault Zone is the CalaveraS Fault located along San Ramon Road approximately one-quarter mile to the west. The next neareSt active seismic faults include the Hayward and the San Andreas Faults which are located approximately 12 miles southwest, and 30 miles west-southwest, respectively. The closest potentially active faults include the (1) Verona, which is located approximately 4 miles to the south, and (2) the Las Positas, which is located approximately 8 miles to the southeast. All grading for the project will be required to conform to the requirements of the City of Dublin. Project Impacts a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a knom earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. LS, as referenced in the prOgram EIR for the East Dublin General Plan Amendment and SpeCific Plan. The risk of fault rupture on the site is anticipated to be low, since the nearest known active or potentially active faults lie a minimum of four and one- half miles to the West. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific'Plan. ii) Strong seismic ground shaking? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The site as Well as the encompassing region is subject to severe ground shaking from a number of active and potentially active faults in the greater Bay Area, including the Hayward fault, San Andreas fault and Calaveras fault. The ground shaking issue is less than significant for this project because it wili'adhere to the requirements of the Uniform Building Code. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. iii) Seismic-related ground failure, including liquefaction? LS. Routine enforcement of provisions of the 1997 Uniform Building Code and recommendations contained in the geotechnical report prepared for the project will serve to reduce potential impacts of seismic ground failure to a less than significant level. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. iv) Landslides? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The enforcement of the City of Dublin Grading Ordinance will ensure that any potential impacts from landslides or mudflows would be considered less than significant. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 25 b) Result in substantial soil erosion or the loss of topsoil? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. There will be no erosion of topsoil because the site will be developed pursuant to City of Dublin Best Management Practices. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will be graded pursuant to the City of Dublin Grading Ordinance and City of Dublin Best Management Practices ensuring that landslides, lateral spreading, subsidence, liquefaction or collapse will not occur. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will be graded pursuant to the City of Dublin Grading Ordinance and City of Dublin Best Management Practices ensuring that all issues arising due to expansive soil will be properly addressed. This will reduce any impacts to this issue to a level of less than significant. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. e) Have soils incapable: of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal ofwastewater? NI. The project site will be served for wastewater disposal by the Dublin San Ramon Services District. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. VII. HAZARDS AND HAZARDOUS MATERIALS Environmental Setting The site of the proposed project has historically been used only for grazing purposes and therefore no hazardous materials are stored or transported across the property. The proposed residences will use materials typical of residential areas. Project Impacts a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a residential development. The proposed residences will use materials typical of residential areas. These impacts were alSo addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of. hazardous materials into the environment? Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a residential development. The proposed residences will use materials typical of residential areas. These impacts were also addressed in the Program EIR for the Eastern Dublin ?-~'~eneral Plan Amendment and Specific Plan. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a residential development. The proposed residences will use materials typical of residential areas. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Be located on a site which is included on a list of haz~dgps ~m~eri~s. sit~s~.compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project site is not located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project site? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project site is not located within an airport land use plan or within two miles of a public airport or public use airport. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project site? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project site is not located within the vicinity of a private airstrip. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? LS, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is adjacent to Tassajara Road and Fallon Road which are currently two-lane roadways, but are planned in the furore to be four- or six-lane facilities. The project will not impair access to or along these roadways. h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will conform to the City of Dublin Wildfire Management Plan. VIII. HYDROLOGY AND WATER QUALITY Environmental Setting l,,-.No surface water exists on the site. All rtmoff in the vicinity is directed to Tassajara Creek. There are no creeks ~ open Waters on the site. Dublin Community Development Department 2 ? Pinn Br°s./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 The entire Tri-Valley area is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15 and 500 feet but is no longer used as the primary source of domestic water in the area. Zone 7 of the Alameda County Flood Control and Water Conservation District is presently finalizing plans to store treated wastewater within the aquifer during winter months, which will be pumped out and used for landscape irrigation'~ during dry, summer months. Proiect Impacts a) Would the project violate any water quality standards or waste discharge requirements? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project conforms to Zone 7 requirements and will meet the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Would the project substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there Would be a net deficit in aquifer Volume or a loWering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will be served with Water by the DUblin San Ram°n Services District and will therefore not deplete groundwater' resources on.or near the project. ImperViouS surfaces will be constructed ant will be meet the requirements of Zone 7. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and SpeCific Plan. c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course ora stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. There are no watercourses or drainage patterns in the vicinity of the project. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that WOuld result in flooding on- or off-site? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project grading will not alter the course ora stream or river and will conform to the City of Dublin NPDES Permit and Best Management Practices. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. e) Would the project create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?. LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The local stormwater drainage system has the capacity to handle the anticipated runofffrom this project. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 DeVelopment Plan PA 02-024 28 f) Would the project otherwise substantially degrade water quality? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will utilize storm drainage facilities in Tassajara Road and Fallon Ro'ad rather than discharge into surface a~aters and will therefore have no water quality impacts. The project will meet the water quality --requirements of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. g) Would the project place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? NI, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. This project will not place housing within a 100-year flood hazard area. h) Would the project place within a 100-year flood hazard area structures which would impede or redirect flood flows? NI. The project lies well above Tassajara Creek and therefore will not place structures within a 100-year flood hazard area which would impede or redirect flood flows. i) Would the project expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? NI. There would be no such exposure because the development will lie well above 100-year flood hazard area · j). Would the project expose people or structures to a significant risk of loss, injury or death involving inundation by seiche, tsunami, or mudflow? NI. There are no bodies of water located nearby which could be a source of seiche, tsunami or mudflow hazard. IX. LAND USE AND PLANNING Environmental Setting The land composing the project site consists of the 91.04 acre Silveria property, the 2.42 acre Haight property and the 10.0 acre Nielsen property. The combined acreage of the project site is approximately 106 acres. The future Fallon Road, an extension of the existing roadway as shown in the East Dublin Specific Plan, will divide the project into two development areas north and south of the roadway alignment. The site is characterized by moderate to steeply sloping terrain (5% to 40% slopes). The Silveria and Haight properties are currently used for grazing purposes. The Nielsen property is used for a single residence which will remain. The Nielsen property will not be developed. The site is bounded on the west by Tassajara Road, on the north by the Mission Peak property, the east by the Redgewick property and to the south by the Lin and Quarry Lane School properties. Project Impacts a) Physically divide an established community? NI. The project consists development of vacant grazing land and will therefore not divide an established community. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 c) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? NI. The Dublin General Plan and the East Dublin Specific Plan designate the site as Single Family Residential, -Medium Density Residential and Medium High Density Residential. The proposed development is consistent with those land use designations by proposing to develop approximately 208 new Medium Density and Medium High Density residential units, and approximately 50 new Single Family residential units. c) Conflict with any applicable habitat conservation.plan or natural community conservation plan? NI. There is no habitat conservation plan or natural community preservation plan that applies to the project site or the vicinity. X. MINERAL RESOURCES Environmental Setting The project site is vacant grazing land. The project site contains no known mineral resources. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Project Impacts a) Result in the loss of availability of a known mineral resource that would be of value t© the region and the residents of the state? NI. There are no known mineral resources on the subject property. b) Result in the loss of availability of a locally impOrtant mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? NI. The Conservation Element of the General Plan does not reference any significant mineral resources in the project site. XI. NOISE Environmental Setting The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 60 dBA for residential areas, while interior areas have a maximum noise level of 45 dBA. The proposed project will be located in a rural area adjacent Tassajara Road and Fallon Road. Normal construction techniques and the use of sound walls will insure that these standards are met. Project Impacts a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will not result in the exposure of people to severe noise levels. Normal residential construction techniques and the use of sound walls will insure that persons will not be exposed to noise levels in excess of 60 dBA. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 B0 ! 'b) Exposure of persons to or generation of excessive groundbome vibration or groundb~me noise levels? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The proposed residential development will not generate vibrations that will be ~f-'"'ansmitted to the ground. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) A substantial permanent increase in ambient n.o. is~ ley~l~...~ the project vicinity above levels existing without the project? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Normal residential construction techniques and the use of sound walls will insure that persons will not be exposed to noise levels in excess of 60 dBA. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? LS. The project will not result in the exposure of people to severe noise levels. Normal residential construCtion tec~iques and the use of sound walls will insure that persons will not be exposed to noise levels in excess of 60 dBA. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. The Construction Noise Management Program/Construction Impact Reduction Plan required as a condition of approval of the project will ensure that temporary construction noises will be reduced to a level of less than significant. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project site to excessive noise levels? NI. This project site is not within "h airport land use plan or within two miles of a public airport or public use airport. f) For a project within the vicinity of a private airstrip, wOuld the project expose people residing or working in the project site to excessive noise levels? NI. This project site is not within the vicinity of a private airstrip. XlI. POPULATION AND HOUSING Environmental Setting The city population as of January 1, 2001 was estimated by the State Department of Finance to be 32,570. Significant population growth is anticipated for the community based on planned residential growth in east Dublin, where the City has approved a specific plan calling for residential growth. According to the Association of Bay Area Governments (ABAG), the total population of Dublin is expected to increase to 49,400 by the year 2005 and 58,900 in the year 2010. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Proiect Impacts · a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project proposes homes in areas proposed for residential ~evelopment in the Eastern Dublin Specific Plan at densities substantially below the mid-range of Dublin Community Development Department Pirm Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 33. densities proposed on that plan, thereby introducing a lower population into the area. Existing roadways adjacent the project will be widened pursuant to that plan and its Program EIR. b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? NI. The project site is a vacant area used for grazing that contains no housing. c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? NI. The project site is a vacant area used for grazing that contains no housing. XIII. PUBLIC SERVICES Environmental Setting The project site is served by the following service providers: · Fire Protection. Fire protection is provided by the Alameda County Fire Department, under contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous materials control and public education services. · Police Protection. Police protection is provided by the Alameda County Sheriff, under contract to the City of Dublin. The Department, which maintains a sworn staff of 31 officers, performs a range of public safety services including patrol, investigation, traffic safety and public education. · Schools. Educational facilities are provided by the Dublin Unified School District that operates kindergarten through high school services within the community. Schools which would serve the project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8). Grades K-5 could be served by one of three elementary schools within the District. · Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza. · Other governmental services. Other governmental services are provided by the City of Dublin including community development and building services and related governmental services. Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. The City of Dublin has adopted a Public Facilities Fee for all new residential development in the community for the purpose of financing new municipal public facilities needed by such development. Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center Complex, construction of a new library, expansion of the existing senior center, acquisition and development of new community and neighborhood parks and similar municipal buildings and facilities. The applicant would be required to pay this fee in accordance with State law which determines the maximum amount of school fees. Project Impacts a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental Dublin Community Development Department Pinn Bros./SilVeria Rezoning/Stage 1 & 2 Development Plan PA 02-024 facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: ~ire Protection? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. According to representatives of the Fire Department, the proposed project lies within 5 miles of the fire station located adjacent the Santa Rita Jail. A typical response time of less than five minutes is anticipated. As part of the site development review process, specific fire protection reqUirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Police Protection? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and ~ Specific Plan. The Dublin Police Services can adequately protect this project. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Schools? NI. The Dublin Unified School District will have sufficient facilities in the eastern Dublin area to provide educational services for a residential development with 259 homes by the time they are occupied. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. The applicant will be required to pay school impact mitigation fees determined by State law. Parks? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. This project is a residential project. The developer will pay the Public Facilities Fee f.__~tt ~hat pays for parks among other services which will reduce any impacts to parks to a level of less tan significant. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Other Public Facilities? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project would represent incremental increases in the demand for general governmental services. Payment of the City's Public Facility Fee would offset any impacts caused by the project. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. XIV, .RECREATION Environmental Setting City parks closest to the project site include Emerald Glen Park and the Dublin Sports Grounds. Project Impacts a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? LS, as referenced in the Program EIR for the East DUblin General Plan Amendment and Specific Plan. The applicant will be required to pay a Public Facilities Fee to the City of Dublin, which includes a contribution toward construction of new parks in the city. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 b)~ Does the project include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? NI, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a residential project. The applicant will be required to pay a Public Facilities Fee to the City of Dublin which includes a contribution toward construction of new park and recreation facilities in the city. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. XV. TRANSPORTATION/TRAFFIC Environmental Setting The project is served by Interstate 580, Tassajara Road and Fallon Road. The project Proposes approximately 259 dwelling units in a development area that is allowed 372 dwelling units by the Eastern Dublin Specific Plan at the mid-point of the density range. A Traffic Study was performed for this project by TJKM, transportation consultants in July 1999, and revised in October 2000. That study found that 220 units would generate 2,123 daily trips, 570 trips during the A.M. peak hour and 539 trips during the P.M. peak hour. The additional units (39) proposed by the currently project proposal would increase the number of daily trips during each time period up to a total of 2,479 daily trips. At the Stage 2 Development Plan phase, an updated traffic analysis will be required to ensure that all necessary mitigation measures are incorporated in the project, and adequate traffic mitigation fees are assessed. As the Eastern Dublin Specific Plan and the related Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan evaluated the traffic impacts of a development on the project site of up to approximately 372 dwelling units, the traffic generated by the Pinn Brothers project would be less than considered in the original plan. The project will, therefore, generate significantly less traffic than the land uses permitted by the Eastern Dublin Specific Plan and addressed by the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. General Plan Transportation Policy Framework The General Plan measures and evaluates traffic congestion conditions of the roadway network by using intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of an intersection by comparing the volume of critical traffic movements to intersection capacity and determining average delays. LOS can range from "A," representing free-flowing conditions, to "F," representing very severe congestion and intersection breakdown. The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance (these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91 or greater) (General Plan Guiding Policies 5.1. lB and C). Significance Criteria Based upon General Plan policies, an intersection impact is considered significant if it causes the overall intersection LOS, or a movement LOS in the intersection, to fall below LOS D. project Impacts Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 34 Would the project: a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the (~"~ treet system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections LS. The propOsed project would increase vehicle trips and traffic congestion in the local roadway network, which could deteriorate existing levels of service on some affected roadways. As discussed in the Program EIR, Tassajara Road will be widened by the developer and other developers or the City to four- or six-lanes between Fallon Road and North Dublin Ranch Drive. If the City implements this improvement, the developer will be required to pay the project's fair-share of the cost of the improvement. Additionally, the developer will be required to the project's fair-share toward improvements at the 1-580/Tassajara Road interchange. This will mitigate the traffic impacts of this project. As stated above, the 259 dwelling unit development is significantly less than the 372 dwelling unit development allowed on the site than the Eastern Dublin Specific Plan. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. TJKM has found that the project will not result in level of service standards exceeding LOS D, the maximum LOS permitted by the City. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.' c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in loCation that results in substantial safety risks? NI, beyond those examined in the ?,,-~rogram EIR for the East Dublin General PI~ ~en~ent and Specific Plan. The project is not ('"ited near an airport. This impaCt Was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections). LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. There are not design features of the project that would increase hazards. e) Result in inadequate emergency access? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Adequate access to the development will be provided via Interstate 580, Tassajara Road and Fallon Road. These roadwaS;s provide adequate emergency access for the region. Emergency access to the site will also be further evaluated at the next. stage of the Development Plan process when the specific location of the individual lots is known, The development of 259 dwelling units will not result in inadequate emergency access to these roadways because it will be responsible for adequate improvements on Tassajara Road and Fallon Road along the roadway frontages. f) Result in inadequate parking capacity? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The multi-family and single-family residential development project will be required to provide sufficient parking on site for each unit and will not result in inadequate parking capacity. g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 and Specific Plan. WHEELS. Bus turnouts will provided along the Tassajara Road and Fallon Road to the satisfaction of XVI. UTILITIES AND SERVICE SYSTEMS Environmental Setting The project site is served by the following service providers: · Electrical and natural gas power: Pacific Gas and Electric Company · Communications: Pacific Bell Water supply and sewage treatment: Dublin San Ramon Services District Storm drainage: City of Dublin · Solid waste disposal: Dublin-Livermore Disposal Company · Cable Television: TCI Prqiect Impacts Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Sewer · services are provided to the development by DSRSD. Untreated effluent would be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San Francisco Bay. DSRSD officials indicate that adequate capacity exists within the regional treatment facility to accommodate this project. The project proposes 259 dwelling units rather than the 372 units permitted by the Eastern Dublin Specific Plan. This will result in less use of water and generation of wastewater than addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Require or resuk in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Water and wastewater services are provided to the development by the Dublin San Ramon Services District (DSRSD). As stated above, the project proposes 259 dwelling units rather than the 372 units permitted by the Eastern Dublin Specific Plan. This will result in less use of water and generation of wastewater than addressed in the Program EIR for the Eastern DUblin General Plan Amendment and Specific Plan. No expansion of facilities will be required because of this project. c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. As stated above, the project proposes 259 dwelling units rather than the 372 units permitted by the Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Eastern Dublin Specific Plan. This will result in less storm water drainage than addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. No expansion of facilities will be required than that permitted or required by the Eastern Dublin Specific Plan. d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or eXPanded entitlements needed? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. DSRSD will provide a "Will Serve" letter stating that Zone 7 has sufficient water supplies to serve development prior to submittal of the project to the City Council. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. DSRSD has sufficient wastewater capacity to serve the development. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The City of Dublin contracts with Livermore-Dublin Disposal Company to collect solid waste from households and businesses and transport it to the Altamont Landfill located in eastern Alameda County. The landfill currently has an anticipated capacity until the year 2005 and plans are underway to extend landfill capacity for an additional 50 years. COmply with federal, state, and local statutes and regulations related to solid waste? NI, 'beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The Livermore-Dublin Disposal Company will ensure that all federal, state and local statutes and regulations related to solid waste are met. XVII. MANDATORY FINDINGS OF SIGNIFICANCE Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major'periods of California history or prehistory? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The preceding analysis indicates that the proposed project will not have a significant adverse impact on overall environmental quality, including biological resources or cultural resources. The impacts addressed in this Initial Study were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Does the project have impacts that are individually limited but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current ~ projects, and the effects of probable future projects. LS, beyond those examined in the Dublin Community Development 'Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 37 Program EIR for the East Dublin General Plan Amendment and Specific Plan. Although incremental increases in certain areas can be expected as a result of constructing this project, including minor additional traffic air emissions, sufficient capacity exists within service systems to support the proposed development. The impacts addressed in this Initial Study were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Does the project have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Due to project design and site characteristics, the residential development proposed will involve no impacts that would adversely effect human beings, either directly or indirectly. The impacts addressed in this Initial Study were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. G:pa02-024/InitialStudy Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 EXHIBIT B STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CECA Guidelines section 15093, the City Council of the City of Dublin adopted a Statement of ~verriding 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 the Pinn Brothers Homes/Silveria Ranch project on Silveria Ranch, LLC property in Eastern Dublin. The Silveria Ranch project proposes to develop residential homes at densities consistent with the land usedesignations for the site: Medium' Density Residential, Medium High Density Residential, and Single-Family Residential. Implementing applicable environmental protection measures from the Eastern Dublin EIR, biological resource studies were prepared for the Silveria Ranch project. Additional protections identified in the studies applicable to the potential development on the Silveria Ranch property related to the California Tiger Salamanders were incorporated into the project description and will be implemented with the project. The City Council adopted a Statement of Overriding Considerations with the original land use approvals for urbanization of Eastern Dublin. Pursuant to a recent court decision, the City Council hereby adopts specific overriding considerations for the Silveria Ranch project. ~ The City Council believes that many of the unavoidable environmental effects identified in the Eastern Dublin EIR that are applicable to Silveria Ranch site will be substantially lessened by mitigation measures adopted with the original approval and by the environmental protection measures adopted through the Silveria Ranch project approval, and the related Conditions of Approval, to be implemented with the development of the project. Even with mitigation, the City Council recognizes that the implementation of the project carries with it unavoidable adverse environmental effects as identified in the Eastern Dublin EIR. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the Silveria Ranch project have not been mitigated to acceptable levels, there are specific economic, social, environmental, land use, and other considerations that support approval of the Project, 2. Unavoidable Significant Adverse Impacts. The following unavoidable significant environmental impacts identified in the Eastern Dublin EIR for future development of Eastern Dublin apply to the Silveria Ranch project: Land Use Impact 3.1/F. Cumulative Loss of Agricultural and Open Space Lands; Visual Impacts 3.8/B; and, Alteration of Rural/Open Space Character. Although considerable development has occurred south of the Silveria Ranch area, and a substantial amount (approximately 56 acres) of the project site will be preserved as open space and permanent open space under an easement, the site is presently agricultural grazing land, except for a residential and a few farm structures, and has some open space character. Future development of the Silveria Ranch site will contribute to the cumulative loss of open space land. Traffic and Circulation Impacts 3.3/B, 3.3/F. 1-580 Freeway, Cumulative Freeway Impacts: The Traffic Study prepared for the Silveria Ranch project and the Dublin Transit Center EIR update cumulative impacts to the 1-580 and 1-680 freeways from development in Eastern Dublin. While city street and interchange impacts can be mitigated through planned improvements, transportation demand management, the 1-580 Smart Corridor program, and the extension of Fallon Road to Tassajara Road and other similar measures, mainline freeway impacts continue to be identified as unavoidable, as anticipated in the Eastern Dublin EIR. Future development on the Silveria Ranch site will incrementally contribute to the unavoidable freeway impacts. ~ "...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. California Resources Agency 103 Cai.App. 4th 98, EXHIBIT Community Services and Facilities Impact 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: Future development of the Silveria Ranch project will contribute to increased energy consumption. Soils, Geology, and Seismicity Impact 3.6/B. Earthquake Ground Shaking, Primary Effects: Even with seismic design, future development of the Silveria Ranch project could be subject to damage from large earthquakes, much like the rest of the Eastern Dublin planning area. Air Quality Impacts 3.11/A, B, C, and E: Future development of the Silveria Ranch project will contribute to cumulative dust deposition, construction equipment emissions, mobile and stationary source emissions. 3. 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. The City Council now balances those unavoidable impacts that apply to future development on the Silveria Ranch site against its benefits, and hereby determines that such unavoidable impacts are outweighed bY the benefits of the Silveria Ranch project as further set forth below. The area planned for clustered development on the Silveria Ranch site is a relatively unconstrained portion of the area whose future development would further the urbanization of Eastern Dublin as planned through the comprehensive framework established in the original Eastern Dublin approvals. Future development would provide planned housing while retaining important open space and visual qualities of the area, and would provide the potential for approximately 254 new homes at various densities, as well as construction jobs, in an area with access to major transit facilities, schools, and proposed parks. Silveria Ranch is also convenient to existing and future housing in Dublin, will provide 19 Inclusionary housing units and pay in-lieu fees for 13 other affordable units of housing, and could substantially increase property tax revenues. 2 ORDINANCE NO. XX-03 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY TO A PLANNED DEVELOPMENT (PD) AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN FOR APPROXIMATELY 93.4 ACRES WEST OF TASSAJARA ROAD AND AT THE INTERSECTION OF FALLON ROAD PA 02-24 The Dublin City Council does ordain as follows: SECTION 1: 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 following property ("the Property") to a Planned Development (PD) Zoning District: Approximately 93.4 acres generally located in an unincorporated area of Alameda County bounded by Tassajara Road to the west and at the intersection of Fallon Road to the north and south and encompassing 2 properties and the contiguous right-of-way known as Tassajara Road, located north of the current City Limits and within the Eastern Dublin Specific Plan area (APNs: 985-0002-008-02 & 985-0002-007-01). A map of the rezoning area is shown below: LIN ~ ATTACflHEHT SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Rezoning and Stage 2 Development Plan for the Project Area (Exhibits A-1 & A-2, hereto) which are hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. Except as provided in the Stage 2 Development Plan, the use, development, improvement and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance. SECTION 4. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 21 st day of October 2003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor City Clerk G:~PA#~2002\02-024\CC-PDord2.doc EXHIBIT A-1 PLANNED DEVELOPMENT REZONING .STAGE 2 DEVELOPMENT PLAN PINN BROTHERS HOMES/SILVERIA RANCH (PA 02-024) This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Pinn Brothers Fine Homes/Silveria Ranch project, generally located in an recently annexed area of Dublin bounded by Tassajara Road to the west and at the intersection of Fallon Road to the north and south. The project site encompasses 2 properties and the contiguous right-of-way known as Tassajara Road, located to the north of the Quarry Lane School and property owned by Robert Nielsen, Jr. (Nielsen Ranch) within the Eastern Dublin Specific Plan area (APNs: 985-0002-008-02 and 985-0002-007-02). This Development Plan meets all of the requirements for the Stage 2 review of the project. This Development Plan also represented by includes the Aerial Photo, Stage 2 Site Plan, Stage 2 Phasing Plan, Preliminary Landscape Plan, Land Use Summary Table, Typical Street Sections, Preliminary Grading and Utility Plan, Erosion Control Plan, and Floor Plan and Elevations, consisting of sheets dated September 11, 2003, and dated "received September 12, 2003," labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. 03 - ), and on file in the Planning Division of the Community Development Department. The Planned Development ZOning District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. The Development Plan consists of: A Stage 2 Development Plan for 2 parcels, known as the Silveria Ranch, consisting of approximately 93.4 acres. The Stage 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance and consists of the following: 2. 3. 4. 5. 6. 7. - 8. 9. 10. 11. Statement of compatibility with the Stage 1 Development Plan. Statement of permitted uses. Stage 2 Site Plan. Site area, proposed densities. Development regulations. Phasing Plan. Dublin Zoning Ordinance - Applicable Requirements Lot Coverage. Architectural Standards. Preliminary Landscaping Plan. Inclusionary Housing Provisions. Exhibit A-1 STAGE 2 DEVELOPMENT PLAN e Compatibility with the Stage 1 Development Plan & Zoning: This PD Planned Development Zoning District is to provide for and regulate the development of the Pinn Brothers Fine Homes/Silveria Ranch Properties as shown on Exhibit A-2 (General Plan land use designations include: Single Family Residential, Medium Density Residential, Medium-High Density Residential, and Rural Residential/Agriculture), and is generally compatible with the proposed residential and open space land uses and the PD Planned Development Prezoning of the Stage 1 Development Plan. This Stage 2 Development Plan does not address the remaining 10 acres (the Nielsen Property) of the previous annexation project to the south of the Silveria Ranch Properties, and identified as Rural Residential/Agriculture in the' Stage 1 Development Plan approved in December 2002. When an actual development is proposed for the 1 O-acre property in the future, approval of a PD Rezoning and Stage 2 Development Plan, and possibly additional environmental review, for that particular parcel will be required prior to development/construction. Statement of Permitted Uses: The following are uses permitted for this site: A) PD Single Family Residential Intent: Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air, privacy and open space for each dwelling; c) provide space for semi-public facilities needed to complement urban residential areas and for institutions that require a residential environment; and d) accommodate single family hoUsing, including a wide range of units from small-lot and zero-lot line units to large lot estate units. Permitted Uses: Per the R-1 Zoning District Conditional Uses: Per the R-1 Zoning District Accessory Uses: All AccessoryUses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance PD Medium Density Residential Intent: Medium Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street 2 Exhibit A-1 c) loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Permitted Uses: Per the R-1 Zoning District Conditional Uses: Per the R-1 Zoning District Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance PD Medium-High Density Residential Intent: Medium High Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive six in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. 'Permitted Uses: Per the R-M Zoning District Conditional Uses: Per the R-M Zoning District Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance D) PD Private Open Space Intent: To provide private open space for visual quality of the community, enhanced views, areas for wildlife habitat and migration, as well as maintaining the ridgelands on the site as a visual resource. 3 Exhibit A-1 Permitted Uses: Approximately 57.4 acres of the site shall remain as private open space. Approximately 49.1 of the private open space lying north of Fallon Road shall be maintained as open space under a conservation easement, or other deed restriction acceptable to the Community Development Director, City Engineer and City Attorney, that precludes development in that area other than private trails, landscaping, passive recreational features, and necessary maintenance facilities, as shown on the Open Space Plan, Sheet 17 of the Project Plans. o Stage 2 Site Plan: The Stage 2 Development Site Plan consists of Sheets 3 and 4 of the Project Plans in Exhibit A-2, dated September 11, 2003, and "received September 12, 2003" (hereafter, Project Plans). Site area, maximum densities. Site consists of two parcels known as the Silveria Ranch totaling 93.4 acres. See attached Project Plans, Sheet 3 for Land Use Summary. On designated Open Space lands where no structures are permitted other than those described in #2 above, residential densities are not to be established and the only improvements and construction permitted are shown on the Open Space Plan, Sheet 17 of the Project Plans. Development Regulations. Residential development regulations have been established to ensure that the proposed buildings and site plan achieve the desired design character and development quality. The regulations set forth the minimum requirements necessary for planning of the property. Refer to the City of Dublin Zoning Ordinance for any regulations not specified below. Single Family Manor Homes : Lot Size: 2,720 square feet minimum Front Yard Setbacks: As shown on Project Plans Side Yard Setbacks: 5' minimum; Side Yard Setback for Street Side Comer Lot: 10' mi~mum, 5' minimum to side entry garage with no parking on apron Building Separation: 10' minimum Rear yard Setbacks: 1 O' min. Accessory Structures: Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 32' maximum, 2 stories Architectural Projections: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into 4 Exhibit A-1 required side yards, bm never closer than 2' from property line. There shall be a minimum 36" clear on one side yard. Parking/Garages: Parking shall be as stated in the Dublin Zoning Ordinance. Single Family Estate Homes (Single-Family Residential) Lot Size: Lot Width: Lot Depth: From Yard Setbacks: A. Garage B. Front porch C. Front ofhouse 4,000 square feet minimum 50 feet minimum 80 feet minimum 18' minimum 10' minimum 15' minimum (All dimensions shall be measured from back of right-of-way line.) Side Yard Setbacks: 5' minimum Side Yard Setback for Street Side Comer Lot: 10' minimum. If a comer lot is adjacent to a landscape parcel between the side yard and the street, the side yard setback shall be 5' min. Building Separation: 10'minimum Rear yard Setbacks: Accessory Structures: 10' minimum; 5' to rear garage Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 35' maximum, 2 stories Architectural Projections: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards, but never closer than 2' from property line. One side yard shall not be obstructed to less than 36 inches. Parking/Garages: Each unit shall be provided a two-car garage and one guest parking space. Guest parking may be located on street or in specifically designated guest parking areas. The Villas (Multi-Family) Lot Size: N/A From Building Setbacks: 10' 5 Exhibit A-1 Side Yard Setbacks: Building Separation: Rear building Setbacks: Accessory Structures: N/A 25' minimum 10' minimum Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: Architectural Projects: Parking/Garages: 40' maximum Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards. Plans 1, 2, and 4 shall provide a two-car garage. Plan 3 shall be provided with a one-car garage. Guest parking shall be provided at 0.5 spaces per unit. Guest parking may be located on street or in specifically designated guest parking areas. e 10. Single-family residential development within the Stage 2 Development Plan is subject to the requirements of the R-1 Zoning District unless otherwise specified above. Multi-Family development is subject to the requirements of the R-M Zoning District unless otherwise specified above. Phasing Plan: The site will be developed in four phases. Refer to Project Plans, Sheet 16 of Exhibit A-2, Phasing Plan. ' Dublin Zoning Ordinance - Applicable Requirements. Except as specifically modified by the provisions of this Planned Development District Rezoning/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District Rezoning. Lot Coverage. The allowable maximum lot coverage shall be 45% for single-family residential dwellings. The allowable maximum lot coverage shall be 50% for medium density single family dwelling units. ArchitectUral Standards. See attached Floor Plans and Elevations, Sheets A. 1.01 through A.4.02, contained in Exhibit A-2, Development Plan. Any modifications to the project design shall be substantially consistent with these plans and of equal or superior materials and design quality. Landscaping Plan. Refer to Project Plans, Sheets L-1 through L-5, Preliminary Landscaping Plan and Details. All Project monumentation and entry signs shall conform to Sheet L-6, Preliminary Landscaping Details of the Project Plans. A Final Landscaping Plan will be required to be submitted and approved prior to building permit issuance. 6 Exhibit A-1 11. Inclusionary Zoning Ordinance. To satisfy the City's Inclusionary Zoning Ordinance (Dublin Municipal Code Chapter 8.68) and any amendments thereto, 12.5%, or 32 dwelling units in the project must be Inclusionary units in accordance with the regulations of the Ordinance. The ApplicanffDeveloper shall construct at least 7.5% of the Inclusionary units in the project, or 19 units, in Phases 1, 2, and 3, and designate those units as for-sale ("ownership") Inclusionary units affordable to very low-, low-, and moderate-income households, and shall enter into an agreement With the City to impose appropriate resale controls and rental restrictions on the units. In addition, Applicant/Developer shall pay per-unit "in lieu" fees for each remaining Inclusionary unit, or 13 units, required to meet the City's Inclusionary Ordinance standard of affordable units at the time and in the amount set forth in the in-lieu fee resolution in effect at the time of issuance of the building permit. G:LPA#X2002\02-024~Stage 2 Development Plan 7 Exhibit A-1 PLANNED TRACT 7441- $1LVERIA CITY OF DUBLIN, ALAMEDA COUNTY, A UNIT DEVELOPMENT RANCH CALIFORNIA PLANNED COMMUNITY BY PINN BROTHERS ,( LOCATION MAP SHEET INDEX 1. 11TEE SHEET 2. /,,ERtAL PHOTO ,3.. STAGE 2 - SI'II PLAN 4. STAGE 2 -~ SII~ PLAN 5. GUEST PARKING PLAN 6. GUEST PARKING PLAN 7. OPEN SPACE O~IINERSH~ AND MAIN'IENANCE RESPi~ISIBIETiES EXHIBIT 8..'~='l~J SPA(E_ Ottl~lg~;~'-IIP AN[} MAJN*IENANCE RESPI~ISIBJU~ EXHIBIT TENTATIVE MAP 10. 'I313'tCAL GEC11,0NS AND DETAILS 11. ,[~ABING AN0 UllLll~I" PL.AN 12. GRADING AND U~IUTY PLAN '~3.GRADING AND UllUTY PC~M4 (TASSAJARA) 14. EROSION COfll~0L 1,5.E]~OSIOfl C(X',I'IR~I. Pt. AN 16. PHASING PLAN LANDSCAPE PLANS L-I~PRDJ~INARY LM',IDSCAPE PLAN L-2 PRELIMINARY LANDSCAPE PLAN L-3 THE MANORS - PNI~]-IMINARY LANDSCAPE PLAN T"tPICALS L-4 COMMUNITY C£N"I~;~ / COflDOiMINIUMS - PEEUMINARY LANDSCAPE PLAN TY~CALS L-5 PRELIMINARY LANDSCAPE DETNLS L-6 PI;~]..IMINARY I. jI~DSCAPE DETAILS ARCHITECTURAL PLANS RECEIVED SEP 12Z003 DUBLIN PLANNING :!.:' i.~: ~ .=~. ~=. i::~: ':..,.=i. ~.' ,. ..::,: .-: -. ~...;. i.:.. _: :; . . ' .... "~"~ ~:...:':!i. -:?~-: ::.:~-~ : "q · · .~.- i ~ :'. · !i? :"~': *=: ~.' ':. -: "~': ~:~ :C~ '~' ~!F :':?" , ~" ...,, AERIAL PHOTOGRAPH TRACT 7441 - SILVERIA RANCH CITY ,OF DUBLIN· ALAMEDA COUNTY, CALIFORNIA Associates ] Land Use Summary Land Uae Units NetAC % AC / ir Phaslr~ Plan~ ." E~edium High Lol~Pamel Max. Nat INo uni~ t Acre 6.3 2 ' STAGE 2 - SITE PLAN TRACT 7441 - SILVERIA RANCH CITY OF Db~iE~N, ALAMEDA COI,,~JTy, CAL~ORNIA Residential Oevelopn~ent Regulations ~ Fantlly S;ir~e Family · Cluate~ Homes, Es~ae ~ Cortc~:]i~ni~urns O~r, lO'to Pc~h) Single Fam~ C~ter Hon)l~ Cor~mTflMums TMal L.~¢ ~ ~ LEGEND: DENOTE8 LOT8 WITH UI~T8 EUBJECT TO OPEN 8PACE INTERFACE RE~ULAT}ON~ I GRAPHIC SCALE - N- ~_--..-~ T OFT~ LEQEND: DENOTE8 LOT8 ~ UNIT8 SUB.CT TO OPEN 8PACE INTERFACE REGI.,~ATtON~ i C- EAP [-I].C SCAL~ STAGE 2 - SITE PLAN TRACT 7441 - SILVERIA RANCH C{TY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA Fine Homes I / r : LiN NIELSEN LEGEND: ~1 PN~G STN. I- ~ EX'~A IqJBUC ~T P~NG t GUEST PARKING PLAN TRACT 7441 - SILVERIA RANCH CITY OF DUBLIN, Al. AMEbA CO~NTY, CAUFORllA LJN Fi~e Hom~ OONDOM~NPJM8 TOTAL NO. OF UNIT8 · 102 TOTAL GUEST PARKIN~ · 51 ~.tEST PARKING RATIO: 0.60 8PACES/UNIT TOTAL NO. OF UNE8 · 73. TOTAL ~IUEST PARKING · 88 OIl JEST PARKIN~I RATIO: 1.21 8PACES/UNIT Aza er~ - ensen r & Associates MISSION PEAK HOMES, INc L-..-2 / / LEGEND: PAR~INO ~TALL · ~- EXTRA PUBUC SmEL~T (~r ~ ~ p~ ~) GUEST PARKING PLAN TRACT 7441 - SILVERIA RANCH CITY OF DUBUN, ALAkr~DA C, OI,I~TY, C,/~FORNIA LIN Fine Homes LJN x~ t J r LJN OPEN SPACE OWNERSHIP AND MAINTENANCE RESPONSIBILITIES EXHIBIT TRACT 7441 - $1LVERIA RANCH Cit'Y O~ DUBUN, ALAMEDA COU~1'Y. CALIFORI~A LEGEND: TYPICAL CLUSTER ~I~DION PEA~ HDME~ iNC. LEGEND: i GRAPHIC SCAL~ .N OPEN SPACE OWNERSHIP AND MAINTENANCE RESPONSIBILITIES EXHIBIT TRACT 7441 - SILVERIA RANCH CITY OF DUBLIN. AL.~,uI~DA ~Y. CALIFORNIA LJN BENCHMARK ~w~..~¢-::<~-;~-~~=~' V E S TIN G T E N T A T! V E M A P ~% ~.~, ~ CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA ,' ~ LEGEND v~c~ M~ 3, ~NG & U~ P~ ~ n~ ~ ~ .... =~--- ~ ~ ~ 4. - ~ ~ ~' ~ ~" $. ~NO ~ U~ P~ (TA~A~A) Z~O - ~.~) ~ ~ ~~ ~ ~NERAL NOTES ~ ~o LOCATION MAP ,,.,~ .... ~,~ .... ~ F~ H~ 9 ~TA88AJARA ROA~ ~ ~,~ a~w~ STREET 'A'. 8~T 'O', C~T 'D" I~LICI TA88AJARA RO~ FALLON ROAD ~ m ~ ~~ T ~R AT~ ~ 8EC~ N~ ~ I ..... r" & ~ I.~,~ ~o~-~ ~-~ ~ ' ' ' ' a , , , ~C~ ~ p~ I ' ~ N~ ~ 8EC~N I-I EVA 1 m' ' ~ -~- ~ EVA 2 ~CTI~ D~ ~ 8EC~N R'R ~,~_,~'~~ -----~-~ ~,/ ---~ ~.~~ ~ ~ - ' ~ S~Efl-ELEVATED~r ~C~CRETE V-DITCH 2 SECT~ T-T SECTION F~ 8ECTIOH M-M ~ m ~ ~ F~ H~ 10 " ~ . ~ /t./ p ..~ ~~, /,i~ .; ,. .- ~ .... ,.~. . ~ ',. ,. ~ .. -. '.~.., ..- ,, ,, ... , , ,', . . '".'~ ~/,,:1~ ilf ~1 ~ ,,', .. s ~- - ~ '~~.~-~ , ~l '~ .~A~:.~ ~,~ ~ '. ~ ~-~- ~~ ~ ~_~-~ ...... . ...... ~: /,,'V f ..... / ,~.~.~'~ .... 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' .. w~ ~, · · . ~ ~ , P~ t" ,,: / t ~ CTI 8 B ' ~//~'-.~ .~ - . //, ~/I · -- ~ ~ :~1 t~' I I I/ I I ~ /n I. ,,t ~ , · ~ / , /v//,?/~ PHASE 3 ~ .~ ~.~ ~, ~ PHA~ $ I I PHASE ,;1/1:' : LIN OPEN SPACE PLAN ~"nsen - r & Associates Land,cape Oag~n Dlemo ?,~& E ~lar~j=me~r. ~h~e~ E~ filgrmge - ~ De'rail 11L-,5 Medium Fou~'t,.tor~ 51'*'ub'~ a.d Ar~ual~ ~ C.~m munlt~ C, mlt~r -- - ~e~ Enl~r~,mm~, filnag~ L-4 / // Fr~wedng, See Efllarg~magb 5hagt, L-.~ / / W'roughl~ 5ag Pe~al141L~ : / / / /,,, 51ope / / ,, / / ~roadlag~ Eve~reen Tree~ a~t D~ldu~ue fihad~ Treee -- ~droaagd MIx (SU~ Repafr Araa) PRELIMINARY LANDSCAPE PLAN SILVERIA RANCH DUBUN, CALIFORNIA Famgy Lo~s ~,.~ PI_AN'riNG6 Faf~o~ I~oad ~l 'V3ew F,mce - 31L-§ C~OMMUNHY-~qEIE See D~.all 4..'*L-~, --, Colored Accent ?adng & E Tran~ormere , V.e'h k:le 5,~ Oe'~;aB141L-5 Treee A~J P'agbJuoue ~4mde Tr~e~ This I~a~ Rmeer TO Arc~ite~'tura½ Ar~ CMl !Engi~ee~r~l Fqawe For C~t Dulld~g Cc~flgurat~ona A~d Olmmm~ Aa W~l Aa ~,t, rag~ I..oc~J~ Trail L~r~e~ape I Open ~,pa~e Area CalGu~,~,lone AC Corn munl~j Cenl~r / Co~dominium~ The Mar~r~ 5ingle Fam~' Lot~ 51opee at ~allor~ and Taesajara Roade Totak 0 30 80 120 FT. 3.5 0 0 1.5 3B.1 21.3 e~4-.4 AC Fine Homes -~ln~te F~tml~ L~e ~ ~ ~ Treee '% Emerge~ey Vg"rd~fe PRELIMINARY LANDSCAPE PLAN SILVERIA RANCH DUBLIN, CALIFORNIA ""'x ' 'x\ .* ROSE ASSOCIATES ~ 7441 51L',,,~- R [ A RANCH Fine Homes Colored IF'lafle For Cu  m,,,~ ~,, _w~,~,,~,~~ .... THE MANOR8 PRELIMINARY LANDSCAPE PLAN TYPICALS ~o,,..~.~,~.,~-, o SILVERIA RANCH ~Ros~ Ass~~ DUBLIN, CALIFORNIA 1--~--~ ~--~-- Me:alu ^~ =,.~a:c~d ~eu e_,.~ h a de Treee' $~all ~ Shruba .-~ Narrow Eve~r~n Ar, cent, Tr~'e ,~ Fine Homes COMMUNITY CENTER / CONDOMINIUMS PRELIMINARY LANDSCAPE PLAN TYPICALS SILVERIA RANCH DUBLIN, CALIFORNIA ; - ~ Detail DImenal~,w~, Ae, Weg A~, ~ Lo~e. O TRASH FIECEPTAOLE ~ ~,. ,.~ OWOOD FENCE ~s~.~ ~.~. ,~, F~eHomes PR~ARY'-LAN DSCAPE-' DETA|'LS '-- SILVERIA RANCH DUBLIN, CALIFORNIA DOWNSPOUT RUNOFF' ..... LOW WALL OMETAL TRELLIS STRUCTURE QSILVERIA RANCH PRIMARY ~,,.~. ~ ENTRY SIGNAGE AT TASSAJARA/FAI..LON QSILVERIA RANCH SECONDARY ~,~ ENTRY SIGNAGE AT TAS~,JARA ROAD :' /~iSILVERIA RANCH ESTATES ~,.~ ~ ENTRY SIGNAGE AT FALLON ROAD ('~THE VILLAS ENTRY ,~,~. ~ · ~,,.~)MONUMENTATION AT THE CONDOS pRELIMINARY LANDSCAPE DETAILS SILVERIA RANCH DUBLIN, CALIFORNIA Fer Plant. I_e~er~l ~ee 5,beet L-1 RosE ASSOCIAWI~ SECOND FLOOR PLAN 0 sq. fl. THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES FIRST FLOOR PLAN DUBLIN, CALIFORNIA 1131sq. fl. ,, SITE/GARAGE FLOOR PLAN 714 sq. To~ol: 1845 sci. fl. Garage: 430 sq. fl. PLAN ONE SECOND FLOOR PLAN 801 sq. ft. THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES FIRST FLOOR PLAN 820 sq. h. DUBLIN, CALIFORNIA SITE/GARAGE FLOOR PLAN 37 sq. ft. Total: 1658 sq. fi. Gorage: 481 sq. fl. PLAN TWO 'x~, }' 1 Crow ~ Id. Al.02 ~ ,, B2 SECOND FLOOR PLAN 480 sq. ~. THE VIllAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES FIRST FLOOR PLAN DUBLIN, CALIFORNIA 507 sq. fi. SITE/GARAGE FLOOR PLAN 30 sq. fl. Tolal: 1017 sq. fl. Garage: 341 sq. fi'. PLAN TH REE Al.03.. SECOND FLOOR PLAN 613 sq. fi. THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES FIRST FLOOR PLAN DUBLIN, CALIFORNIA 622 sq. fl, 0'7,o -~.q,.-/ 2.CAII~ SITE/GARAGE FLOOR PLAN 40 sq. ft. Total: 1275 sq. 'Et. G-aroge: 453 sq. ft. PLAN FOUR PLAN 1 FIRST FLOOR PLAN Pr. AN 4 PLA~ 4 P~ 2 ~q_A~ 1 PLAN1 SITE/GARAGE FLOOR PLAN 5?95 THE VILLAS AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES Pi. AN 3 PLAN 2 8-PLEX AL05 ~ ~ SECOND FLOOR PLAN THE VILLAS AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES 8-PLEX ~L ~L ~f ROOE~?LAN - E LEV~_-I'.!O_N. ~B'' .......................... ROOF PLAN - ELEVATION 'A' THE VILLAS AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES 8-PLEX STUCCO FINISH COMPOSITflDN SHINGLE SIDING RAILING STUCCO FINISH AL1TOCOURT SIDE ELEVATION 'A' NOTE: SEE CML DRAW1Nc---.-S FOR ~ & NUMBER O¢ ST~RS -- COMPOSITION SHINGLE ROOFING LA PSIDtNG -- VINYL WINDOWS WOOD TRIM BALCONY WOOD RAILING WOOD POTSHELF FRONT ELEVATION NOTE: SEE CtVfL DRAWINGS FOR GRADE & NUMBER OF STAIRS THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES WOOD P,.~JUNG WOOD RAILING DUBLIN, CALIFORNIA 8-PLEX At08 ~ ~ COM~gSmON SHINGLE ROOFING 3 - -u ~~L_~STUCCO FINISH --~jO c3r=!c30c] OC~:" AUTOCOURT t~LEVATION 'A' MPOSITION SHINGI F J OHNG -~ ^ I RO~ FOAM TRIM AUTOCOURT ELi~/ATION 'A' CoMPOSmON SHINGL~ ROOFING FINISH WOOD R~JLING SIDE ELEVATION 'A' THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA 8-PLEX I0 A[O9,,. COMPOSITION SHINGLE ROOIRNG t t t lu u uj I1 t-.WOOD CORBELS 'I I II I II I I' VINYL W1NDOW5 POTSI-IELF -- STUCCO FINISH -- WOOD RAILING AUTOCOURT SIDE ELEVATION '8' NOTE: SEE CP/1L ORAW1NGS FOR C.~P,~a~E & NU/v~JE[ OF 5TMES -- METAL DOORS COMI~DS[rlON SHINGLt] ROOFING WOOD TRIM POTSHELF WOOD COJ/J]ELS ) RAIUNG STUCCO F~NISH FRONT ELEVATION NOTE: SEE CML DRAW'~NGS FOR GRADE & NUMBER OF STAIRS WOOD RAILING THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA 8-PLEX AL10 ~. COMFOsmoN SHINGLE ROOFING El I1 COMPOSITION SHINGLE ROOFING -- AUTOCOURT EL~/ATION '9' ViNYl. WINDOWS VINYL WINDOWS- FOA~ TRIM FOAM TRIM - STUCCO FINISH ' WOOD lm~a~l=~==l~ I-----I~ -- JM=Ji iI~Jl CORBEL I IL.JL, !1 r ii ~- WOOD CORBELS AUTOCOURT ELEVATION 'B' COMPOSITION SHINGLE ROOFING SLIDE ELEVATION 'B' COR~ES -- WOOD IIAIUNG ---- STUCCO FINISH THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA 8-PLEX PLAN PLAN 4 PLAN 1 PLAN 1 PLAN 4 PLAN 2 FIRST FLOO?. PLAN THE VILLAS AT SILVERIA RANCH DUBLIN, CALIFORNIA SITE/GARAGE FLOOR PLAN (C-,'~,:G ES NOT 6-PLEX PINN BROTHERS FINE HOMES SECOND FLOOR PLAN THE VILLAS AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES 6-PLEX AIJ3 ,.,. ROOF PLAN - ELEVATION ROOF PLAN - ELEVATION 'A* THE VILLAS AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES 6-PLEX AUTOCOURT SIDE ELEVATION 'A' NOTE: S~E CML DRAWINGS FOR GRADE & NUMBER OF STAIRS · ' * FRONT ELEVATION 'A' NOTE: SEE ClVlL DRA'W1NGS FOR GRADE & NU/~JER OF STAIRS THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA AL15 U D Inr~nonoo~l I ltDDDnDr~nnll AUTOCOURT t~I~'VATION 'A'  AUTOCOURT ELEVATION 'A' ri , U U ~] SIDE EL~/ATION 'A' THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA 6-PLEX Al.16 ~. t t I I I I t t t AUTOCOURT SIDE ELEVATION NOTE: SEE CML DRAWINC-S FOR GRADE & NU/~ER OF STAIRS ' I fl II1,,, FRONT ELEVATION 'B' NOTE; SE~ cr~ll DRAWINGS FOR GRADE & NUMBER OF STAll,S THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA 6-PLEX Al.F/o,. '1 I II I I' 11 U U I U U ~ U  AUTOCOURT ELEVATION 'B'  AUTOCOURT ELD/A'TiON 'B' ' ~l-] I~ U U SIDE ELEVATION "B' THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA 6-PLEX At18 .,,, THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES SECOND FLOOR THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES O~II'4G Im'C~EN fiRST FLO0~ PLAN DUBLIN, CALIFORNIA t 1 I - PLAN ONE THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN ONE A2,02~. ZERO LOT UNE ELEVATION - SPANISH REAR ELEVAT~3~I - S~ANISH STREET SIDE ELEYATION - SI:'ANI~I FRONT ELEVA11ON - SP/d~IISH a a a Ir-3Flr3rl~rlF1F]ll [ =rll tl fl i1 ii [i 11 il II I .44uuuuuuuuj_... j THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN ONE A2.03,,,, ,'. ,' - qh ,1 LOT L~IE E~WATLON - ITALIAN RF.A~ ELEVATION - TIALIAN r ST~EL~T Slgl~ ELEVAll. ON - 1TALIA~ FRONT ELEVATION - rrALIAN THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN ONE A2.04~,, -t BORM 3 ~DRM 4 SECOND FLOOR MAN THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA FAMILY KITCHEN COURTYARD PARLOR / FIRST FLOOR PLAN TWO A2.05,,, THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN TWO ZERO LOT UNE ELEVA'I]ON - S~,NqlSH S'I~ET SIDE ELFV^TION - S~ANISH THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA REAI~ ELEVA~ON - SPANISH 1 F~.OfqT ELEVATION - S~'ANISH PLAN TWO A2,07,.,,, Z~RO LOT I~IE EI. EVATK)N - 'n',AUAN WOOO T~ELU$ STREET SIDE ~LEVATtON - tTAUAN THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA REAP, ELL~AI~ON - ITALIAN FRONT EL~VATK~ - ITAJJAN PLAN TWO S~CC~D FLOOR PLAN THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA DEN I.~,,'ING KITCHEN "1 FIRST FLO0~ ~ ~, LOC~TICe.~S PLAN THREE THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA J~OO~ ~ - E Ll~A~JOiq 'A' PLAN THREE A2.10 ~, ,, ZERO LOT UNE ELEVAllON - .SPANISH REAR ELEVATION - SPANISH TT 'W' 't {hq STI~ET SIDE EL~AllON - SPAI"IISH PRONT EL'EVA'IlC~ - SI'ANISH THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN THREE A2J1 ~,, ZERO LOT UNE ELEVAIFK3'N - ~FALIA~ STREET SIDE ELEVATION - ITAIJAN THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA REAR ELE~A'flON - ITALIAN F~.ONT ELEVATION - 1TALIAN PLAN THREE 0 4. 8 16 A2.12 ~,, 1 PLAN PLAN 3B PLA~ 3A PLAN 1B PLAN PLAN 2B PLAN 2A PLAN 3B FIRST FLOOR ELEVATION A = SPANISH ELD/ATJON B = ITALIAN THE MANORS AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES SITE PLAN A2.13 ~. il PLAN 2A PLAN 3A PLAN tA PLAN 2B PLAN 3B l i SECOND FLOOR ELEVATION A = SPANISH ELEVATION B = ITALIAN THE MANORS AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES SITE PLAN I PLAN THREE PLAN TWO PLAN ONE P~N THREE SPANISH ELEVATION STREETSCAPE THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA STREETSCAPE A2JS,, ~, PLAN TWO PLAN ONE PLAN THREE PLAN TWO iTALIAN ELEVATION STREETSCAPE THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA STREETSCAPE /¢ISl'R ~,RM2 LOFT/ ;BDRI~ 5 C~. SECOND FLOOR PLAN "A" ^~OCOU~ KITCHEN PORCH FIRST FLOOR PLAN "A" PLAN ONE THE ESTATES AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES FIRST FLOOR PLAN"C" LIVING [~NING r iiii.=_.- ....... . FIRST FLOOR PLAN B[~I~ 4 BDt~ 3 DECK SECOND FLOOR PLAN SECOND FLOOR PLAN "B' THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN ONE A3.O~ THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA "L w ROOF PLAN "A" PLAN ONE A3.0~,, ROOF PLAN "C" ROOF PLAN THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN ONE A3,0d.. I I -- ]_ .... L RIGHT ELEVATION 'A" REAR ELEVATION "A" LFFI' E1.B/^IION "^" THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA FRONT ELEVATION "A" ITAL~N PLAN ONE RIGHT ELEVATION "B~ ¥ REAR ELEVATION "B" LEFT ELEVATION "B" FRONT ELEVATION "B" "CRAFTSMAN" THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN ONE RIGHT ELEVATION 'C' REAR ELEVATION ~C' LEFT ELEVATION 'C" FRONT ELEVATION "C" "MONTEREY~ THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN ONE A3,07~, ~DBM 2 W.LC. VOLUME i LO FT/~)P,~ 4 OFTION SECOND FLOOR PLAN 'A" THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA KIT,!~IEN FAMILY STORAGE/ HOBBY ~ 574 SQ. FT. FIRST FLOOR PLAN "^" PLAN TWO 4 8 16 A3.08.,, FIRST FLOOR PLAN "D" FIRST FLOOR PLAN "C" SECOND FLOOR PLAN SECOND FLOOR ?LAN "C" THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN TWO THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA ROOF PLAN "A" PLAN TWO "Z~'q ~L ROOF PLAN THE ESTATES AT SIL.VERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA ~L ROOF PLAN "C" PLAN TWO I I I I B RIGHT ELEVATION 'A" PEAR ELEVATION 'A" LE'FT ELEVATION "A" FRONT ELEVATION 'A" - ITALIAN THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN TWO RIGHT ELEVATION "C" LEFT ELEVATION 'C" THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA RrcAR ELEVATION 'C' FRONT ELEVATION "C' ~MONTEREY~ PLAN TWO ./ RIGHT ELEVATION "D'' REAR ELEVATION "D" LEFT ELEVATION "D" FRONT ELEVATION 'D" 'SPANISH" THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN TWO 0 4 lB ~6 A3.T4 ,,~, 8DRM2 8DRM 3 OPEN TO BELOW/ CI~'~I'. EXP. LOFT ~DRM4 SECOND FLOOR PLAN I I 1 ,~Jl ~. Fi. orr..D, s ~, ~ FLEX OPT 1 (BDRM 5) THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES OPT. HOt,BY ROOM LlVlNG DEN FIRST FLOOR PLAN 'A" DUBLIN, CALIFORNIA PLAN THREE A3.t5 ~ FIRST FLOOR PLAN FIRST FLOOR PLAN 'B" BDRM 4 LOFT SECOND FLOOR PLAN "D" LOFT I F----1 L I I SECOND FLOOR PLAN THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN TH REE ~/_~|l J JJ~ KJJJJl]II] A3J6.. THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES ROOF PLAN 'A' DUBLIN, CALIFORNIA PLAN THREE A3.17 ,.. ~L ROOF PLAN "D'' THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA II/ ~1 lit It J'" ~ ~ ROOF PLAN "B" PLAN THREE A3.18 ,,, RIGHT ELEVATION "A" --i LEFT ELEVATION "A" THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA t t t t · ~c¢o~ I 1II~ t t t t REAR ELEVATION "A' FRONT I~LL:VATION "A" "ITALIAN" PLAN THREE A3.19 ~,, RIGHT ELEVATION 'B" REAR ELEVATION "B' LEFT ELEVATION "B" FRONT ELEVATION "B" THE ESTATES AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA PLAN THREE A~2G,, J jJ RIGHT ELEV ' -- J TH E E SI LVERIA ~NCH DUBLIN, ~LIFORNm FRONT EL~ATION I1'lPINN BROTHE~ FINE HOMES ONE - THREE - ITALIAN DLAN ONE -/~'~)NTEREY ~AN I'HREE - CRAFT,S.~'U~N THE ESTATES AT SILVERIA RANCH DUBLIN, CALIFOP, NIA PINN BROTHERS FINE HOMES PLAN THREE - .SPAI~G~ PLAN TWO - SPANISH ROOF PLAN SILVERIA RANCH COMMUNITY CENTER PINN BROTHERS FINE HOMES I I [ I FLOOR PLAN DUBLIN, CALIFORNIA COMMUNITY CENTER A4.01 ~,, COMt~SITION SHINGLE J...- WOOD POTSI-IELF CO~'L -- STUCCO .FINISH CO/~)SITK)FI SHINGLE ROCk:lNG --. 1 STUCCO FI~IISH 'FC~,M TRI~ REAR ELEVATION 'A' LEFT ELEVATION 'A' CC~,POSmON SHINGLE ROOFING - 1 ~o ' ,. ,,, ,~ POTSI'IELF -- ~ STUCCO FINISH ~ RIGHT ELEVATION 'A' SILVERIA RANCH COMMUNITY CENTER PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA FRONT ELEVATION 'A' COMMUNITY CENTER ' W PLAN 1",~'O - ITALIAN PLAN TWO /.AONTEREY PLAN ONE - CRAFTSMAN PLAN 'fliP, I:[ - SPANISH PLAN ONE - ITALIAN I PLAN THREE - ITALIAN ~LAN ONE - MONTEREY I~AN T~HREE ~RAFTSA~AI~ PLAN T~/O. SPANISH THE ESTATES AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES RECEIVED S£P 1 1 2003 COLORED ELEVATIONS, STREETSCAPE & LANDSCAPE PLAN ATTACHMENT FRONT ELEVATION 'B' 8-PLEX THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA FRONT ELEVATION 'A' THE VILLAS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA 8-PLEX III 0 4 8 16 ~ 20, ~ ~Proct No.: 423.0,45 26.11 b ~ ~1. 925.837.2543 ~ ~ PLAN THREE PLAN TWO PLAN ONE PLAN THREE SPANISH ELEVATION STREETSCAPE ~E MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA STREETSCAPE A2,15 ~,, PLAN TWO PLAN ONE PLAN THREE PLAN TWO ITALIAN ELEVATION STREETSCAPE THE MANORS AT SILVERIA RANCH PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA STREETSCAPE WOOD TRIM -- VINYL W'~I'..IDOWS LAP SIOING COMPOSITION SHINGL~: ROOFING L WOOD I~DTSHELF L WOOD CORBEL STUCCO FINISH WOOD CORBEL COMPOSITION SHINGLE ROOEING __ STUCCO FINISH FOAM TRIM REAR ELEVATION 'A' LEFT ELEVATION 'A' WOOD COP~i~L STUCCO FINISH COMPOSITION SHINGLE ROOFING - ~ WOOD TRIM L V1NYL W1NDO~S r RIGHT ELEVATION 'A' FRONT ELEVATION 'A' SILVERIA RANCH COMMUNITY CENTER PINN BROTHERS FINE HOMES DUBLIN, CALIFORNIA COMMUNITY CENTER o 4 B 16 Color and Material Board Scheme 1, Italian ROOF STUCCO BODY (GARAGE DOOR AT MANORS) FASCIA, GU]-['ERS EAVES & RAKES, TRIM, GARAGE DOOR SHU'I-rERS, FRONT DOORS WOOD POTSHELVES MONIER LtFETtLE CASA GRANDE BLEND 1 ESCS N6169 SHERWIN-WILLIAMS SW 2204 OAKLEDGE SHERWIN-WILLIAMS SW 2207 COLONY BUFF S H E RWI N-Wt LLtAMS SW 2224 CAPER $1LVERIA RANCH Pmnn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 2, Italian ROOF MONIER LIFETILE TERRA COTTA FLASH 1 ESCS6300 STUCCO BODY (GARAGE DOOR AT MANORS) BENJAMIN MOORE 1195 PATINA FASCIA, GU'I-I'ERS EAVES & RAKES, TRIM, GARAGE DOOR SH ERWI N -WI L LtAMS SW 2060 CASA BLANCA SH U'I-I'E RS, FRONT DOORS WOOD POTSHELVES SH ERWI N-WI LLIAMS SW 2090 YUMA GREEN S ILVE RIA RANCH Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 3, Italian ROOF STUCCO BODY (GARAGE DOOR AT MANORS) FASCIA, GUTTERS EAVES & RAKES, TRIM, GARAGE DOOR SHUTTERS, FRONT DOORS WOOD POTSHELVES MONIER LIFETILE TERRA COTTA FLASH 1 ESCS6300 SHERWIN-WILLIAMS SW 2344 CUPOLA YELLOW SHERWIN-WILLIAMS SW 2060 CASA BLANCA SH ERWt N-WI L LIAMS SW 2739 CHARCOAL BLUE S ILVE RIA RANCH Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 4, Spanish ROOF STUCCO BODY (GARAGE DOOR AT MANORS) FASCIA, GU'Iq'ERS EAVES & RAKES, TRIM, GARAGE. DOOR SH U'I-I'E RS, FRONT DOORS WOOD POTSHELVES MONIER LIFETILE TERRA CO'I-I'A FLASH 1 ESCS6300 SHERWIN-WILLIAMS SW 2207 COLONY BUFF SHERWIN-WILLIAMS SW 2027 THICKET SH ERWI N-WI LLIAM$ SW 2739 CHARCOAL BLUE S ILVE RIA RANCH Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 5, Spanish ROOF MONIER LIFETILE CALIFORNIA MISSION BLEND 1 ESCS6464 STUCCO BODY (GARAGF DOOR AT MANORS) SHERWIN-WILLIAMS SW 2423 PO LAR WHITE FASCIA, GU'1q'E RS EAVES & RAKES, TRIM, GARAGE DOOR SHERWIN-WILLIAMS SW 2023 THRESHOLD TAUPE SHU'I-rERS, FRONT DOORS, WOOD POTSHELVES SH ERWI N-Wt LLIAMS SW 2294 CARRIAGE DOOR S ILVE RIA RAN C H Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 6, Spanish ROOF MONIER LIFETILE CASA GRANDE BLEND 1 ESCS N6169 STUCCO BODY (GARAGE DOOR AT MANORS) SHERWIN-WILLIAMS SW 2060 CASA BLANCA FASCIA, GUTTERS EAVES 8, i~KES, TRIM, GARAGE DOOR SHERWIN-WILLIAMS SW 2015 FAUX MARBLE SHU'i-rERS, FRONT DOORS, WOOD POTSHELVES SH ERWI N -WI L LIAMS SW 2093 RUSHING RIVER SILVERIA RANCH J .. J II IIII Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 7, Craftsman ROOF MONIER LIFETILE SHADOW BROWN 1SRCB N3214 STUCCO BODY (GARAGE DOOR AT MANORS) SH ERWI N-WI L LIAMS SW 2080 NATUREL LAP SIDING, BOARD & BATTEN SHE RWI N-WI LLIAMS SW 2078 FENLAND FASCIA, GU~ERS, EAVES & RAKES, TRIM, GARAGE DOOR SHE RWI N-WI LLIAMS SW 2060 CASA BLANCA SH U'i-rE RS, FRONT DOORS, WOOD POTSHELVES SHERWIN-WILLIAMS SW 2126 TRICORN BLACK STONE ELDORADO STONE BI'I-I'EROOT MOUNTAIN LEDGE SI LVE RIA RAN C H j j: - Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 8, Craftsman ROOF MONIER LtFETILE BROOKSIDE RUSTIC BLEND 1 SRCB6214 STUCCO BODY (GARAGE DOOR AT MANORS) SH ERWI N -WI L LIAMS SW 2032 BUNGALOW BEIGE LAP SIDING, BOARD & BA'I-I'EN SHERWIN-WILLIAMS SW 2O33 FOOTHILLS FASCIA, GU'I-I'ERS, EAVES & RAKES, TRIM, GARAGE DOOR SH ERWt N-WI LL fAMS SW 2429 PALAIS WHITE SHUI-I'ERS, FRONT DOORS, WOOD POTSHELVES SH ERWI N -Wl L LIAMS SW 2720 IRONSTONE STONE ELDORADO STONE SIERRA MOUNTAIN LEDGE S ILVE RIA RAN C H Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 9, Monterey ROOF MONIER LIFETILE DARK CHARCOAL BROWN BLEND 1SRC B3031 STUCCO BODY (GARAGE DOOR AT MANORS) SHERWIN-WILLIAMS SW 2001 ROCKY COAST LAP SIDING, BOARD & BA'I-I'EN SHERWIN-WILLIAMS SW '1904 DESIGNER WHITE FASCIA, GU'I-I-ERS, EAVES & RAKES, TRIM, GARAGE DOOR SHERWIN-WILLIAMS SW 1904 DESIGNER WHITE SHUI-I'ERS, FRONT DOORS, WOOD POTSHELVES SHERWIN-WILLIAMS SW 2105 WROUGHT IRON BRICK CULTURED STONE CB-4052 ANTIQUE RED CULTURED BRICK S ILVE RIA RANCH Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 10, Monterey ROOF MONIER LIFETILE DARK CHARCOAL BROWN BLEND 1SRCB3031 STUCCO BODY (GARAGE DOOR AT MANORS) SHE RWI N-WI LLIAMS SW 2447 DEVON CREAM LAP SIDING, BOARD & BATTEN SHERWIN-WILLIAMS SW 2085 ZEUS FASCIA, GUTTERS, EAVES & RAKES, TRIM, GARAGE DOOR SH ERWf N -WI L LIAMS SW 2123 WHITE SHUTTERS, FRONT DOORS, WOOD POTSHELVES SHERWIN-WILLIAMS SW 2098 THUNDER GRAY BRICK ::i~ CB-4068 VINTAGE USED CULTURED BRICK SILVERIA RANCH 'Z Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 11, Northern European ROOF ELK PRESTIQUE PLUS SABLEWOOD STUCCO BODY 1 (GARAGE DOOR AT MANORS) SHERWIN-WILLIAMS SW 2022 DRY DOCK STUCCO BODY 2 SHERWIN-WILLIAMS SW 2024 GOBI BEIGE FASCIA, GU'FI'ERS, EAVES & RAKES, TRIM, GARAGE DOOR SHERWIN-WILLIAMS SW 2123 WHITE SH U'I-I'ERS, FRONT DOORS, WOOD POTSHELVES SHERWIN-WILLIAMS SW 2124 STONECU'I-i'ER SILVERIA RANCH Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 12, Northern European ROOF ELK PRESTIQUE PLUS WEATHERED WOOD STUCCO BODY 1 (GARAGE DOOR AT MANORS) SHERWIN-WILLIAMS SW 2134 PAVESTO N E STUCCO BODY 2 SHERWIN-WILLIAMS SW 2135 PUSSYWILLOW FASCIA, GU'II'ERS, EAVES & RAKES, TRIM, GARAGE DOOR SHERWIN-WILLIAMS SW 2123 WHITE SH U'I-I'ERS, FRONT DOORS, WOOD POTSHELVES SHERWIN-WILLIAMS SW 2092 MO U NTAI N ROAD S ILVE RIA RAN C H Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 13, Northern European ROOF ELK PRESTIQUE PLUS ANTIQUE SLATE STUCCO BODY 1 (GARAGE DOOR AT MANORS) SHERWIN-WILLIAMS SW 2086 GATEWAY GRAY STUCCO BODY 2 SHERWIN-WILLIAMS SW 2087 JOGGING PATH FASCIA, GU'I-I'ERS, EAVES & RAKES, TRIM, GARAGE DOOR SHERWIN-WILLIAMS SW 2060 CASA BLANCA S H U'I-I'E RS, FRONT DOORS, WOOD POTSHELVES SHERWIN-WILLIAMS SW 2231 WILDERNESS GREEN SI LVERIA RANCH Pinn Bros. Fine Homes Dahlin Group Architecture Planning Color and Material Board Scheme 14, Northern European ROOF ELK PRESTIQUE WEATHERED WOOD STUCCO BODY 1 (GARAGE DOOR AT MANORS) SH ERWI N-WI LLIAMS SW 2199 AUGUST MOON STUCCO BODY 2 SHERWIN-WILLIAMS SW 2340 BUFF FASCIA, GUTTERS, EAVES & RAKES, TRIM, GARAGE DOOR S H E RWI N-WI LLIAMS SW 2448 SUMMER WHITE S H U'I-i'E RS, FRONT DOORS, WOOD POTSHELVES SHERWIN-WILLIAMS SW 2739 CHARCOAL BLUE S ILVE RIA RANCH Pinn Bros. Fine Homes Dahlin Group Architecture Planning THE VILLAS AT SILVERIA RANCH DUBLIN, CALIFORNIA PINN BROTHERS FINE HOMES VILLA SITE PLAN PRELIMINARY LANDSCAPE PLAN SILVERIA RANCH DUBLIN, CALIFORNIA Fine Hom~ PRELIMINARY LANDSCAPE-- SILVERIA RANCH DUBLIN, CALIFORNIA August21,2003 Project Description Stage II Development Plan & Site Development Review Silveria Ranch Dublin, California Prepared for Pinn Brothers Homes by Ruggeri Jensen Azar PA 02-024 Location The proposed Silveria Ranch project site includes the Silveria and Haight properties which are located within the East Dublin Specific Plan Area. The combined project area of the Silveria and Haight properties is approximately 93.4 acres. Both the Silveria and Haight properties' are currently used for cattle grazing. There is a rural residence and farm structures on the Silveria property which will be removed as part of the development. The surrounding land owners and uses include the Lin property to the east which is used primarily as grazing land, the Lin property (Dublin Ranch), which is being developed as aresidential use and the Nielson property with a rural residential home to the. south, and the Mission Peak Homes property to the north which is currently being used for grazing. The western boundary is defined by Tassajara Road which serves as a connection between Alameda County and Contra Costa County. Background The project site lies within two subareas of the East Dublin Specific Plan: the Tassajara Village Center Subarea and the FOothill Residential Subarea. A Stage I Development Plan for the project was approved in 2002. This application seeks approvals for a Stage II Development Plan, Site Development Review, and Vesting Tentative Subdivision Map to allow for a mix of residential densities consistent with the Specific Plan subarea designations and the Stage I Development Plan. The proposed Stage II Development Plan is presented on PUD sheets 3 and 4 of the project plans. The Stage II Development Plan depicts the precise location of land uses, unit count, and densities for the project. Development Concept Fallon Road divides the proposed project into two distinct neighborhoods; The Tassajara Village neighborhood to the south of Fall°n Road and the Foothill Residential neighborhood to the north of Fallon road. Each neighborhood has its own design character due to its topographic conditions. Tassajara Village project_desc_stagelI A~ACH~ENT ~ The design objective of Tassajara Village neighborhood is to combine a range of residential densities in a compact space to create a "village-like" character. This residential neighborhood is organized by a system of streets that are generally.radial to the Tassajara Road/Fallon Road intersection. This radial pattern generally follows the curve of the hillside to the south. Additionally, the density of development decreases with distance fi.om the intersection. The different dwelling types are integrated to form a cohesive whole. Condominium units (The Villas) are located at the Tassajara Road/Fallon Road intersection. The Villas are flanked on each side by Manor homes along the major streets. The lower density single family estate homes are located within the interior or the development area, backing on the hillside to the south. The Stage II development plan shows the following units of residential densities is the Tassajara Village neighborhood. The Villas: 102 Manor Homes: 73 Estate Homes: 79 Total 254 Foothill Residential The Foothill Residential neighborhood is located in the hillside area to the north of the extension of Fallon road. The design objective was t0 Create a neighborhood that serves as a transition between the more intensely developed Tassajara Village area to the southwest and the open space to the east. To achieve this objective, the proposed development area is confined to a contiguous area in order to reduce grading and preserve.open space continuity. The proposed street serving this area is aligned to follow the natural topography. Slopes are graded to form a seamless transition between the graded area and undisturbed topography. Much of the grading proposed for site development is for landslide repair. As shown on the Stage II Development Plan, a total of 44 single family estate homes are proposed with a minimum lot size of 4,000 S.F. Proposed Uses A. PD - Medium Density Residential Permitted Uses: Phases 1 and 2-Single Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-1 Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance PD - Medium High Density Residential Permitted Use: Phase 3 ~ Multi-Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-M Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance PD - Single Family Residential Permitted Use: Phase 4 - Single Family Dwellings ~ Conditional Uses: As provided in the regulations and procedures of the R-1 Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance PD-Open Space No land uses are permitted in the Open Space parcels designated on the Stage 2 -'Site Plan and associated Tentative Map other than a public trail and related facilities, maintenance road, and utility easements. Compatibility with Stage 1 Development Plan The table below presents proposed land uses, densities, and number of residential units, under the Stage II Development Plan and compares them to the acreages and density ranges for the Silveria/Haight properties presented in the Stage I Development Plan. This table demonstrates that the proposed Development Plan is consistent with the Stage I Development Plan and the East Dublin Specific Plan. Land Use Summary Table Silveria/I-Iaight Properties IIEast Dublin Proposed Stage H Land Use [ Stage Summary I I Development Plan (approved) Land Use Summary project_desc_stagelI Acres± Density Units Acres--~ Density Units Fhe Villas (Medium High Density 7.2 14.2 102 6.1 14.1 - 25.0 86 - 152 Residential) Manor Homes 7.6 9.6 73 22.1 6.1 - 14.0 135 - 309 (Medium Density Residential) Estate Homes 14.6 5.4 79 8.7 .9 - 6.0 7 - 52 (Single Family Residential) Rural Residential/Open Space 57.4 0 0 56.2 .02 1 Tassajara Road/Fallon Road - 6.6 FOTAL 93.4 254 103.1 229-514 Phasing The property will be developed in four phases. The first phase includes all of the single family estate homes and 28 of the Manor homes located south of Fallon Road. Phase 1 consists of approximately 18.3 acres of residential uses and will comain up to 63 housing units. All of Street "A" and Street "B" will be constn~ ctgd inphase !- temporary E.V.A. will be constructed from the east end of"A" Street to Tassajara Road. The south frontage of Tassajara Road will be constructed but not open to traffic. The applicant also proposes to complete rough grading and slide repair for all four phases of development as part of Phase I. The development of Phase 1 is proposed to begin in 2004. The second phase of development consists of the remaining 45 Manor homes south of Fallon Road. Road improvements in Phase 2 include the construction of"D" Street and a public access road along the western Fallon Road R.O.W. from Tassajara Road southward to Lot 57. Phase 3 consists of The Villas located south of Fallon Road. Road improvements in Phase 3 include the south frontage along Tassajara Road. As in Phase 1, this frontage section will not be open to traffic. The fourth phase includes the single family estate homes located north of Fallon Road. Phase 4 proposes up to 44 units on 8.8 acres. Road improvements in Phase 4 include Street "E," full improvement of Fallon Road, and construction of the remaining portions of the interim Tassajara Road alignment. A phasing summary is provided below which indicates proposed land use, number of units, and acreage for each phase. Phasing Plan Lots/ Max. Net* Density Phase No. Land Use Parcel # Units Acres du/ac 1 Medium Density Residential 1-63 63 10.0 6.3 Open Space A, G, H, I, J, 0 8.3 K, L 2 Medium Density Residential 64-108 45 4.3 10.5 3 Medium High Density Residential B 102 7.2 14.2 4 Single Family Residential 109-152 44 8.8 5.0 Open Space C, D, F 0 49.1 - project_desc_stagelI tiTotal 254 87.7 * Net Acreage includes the private roads and local streets. Topography and Site Development The site is located within a section of the Coast Ranges, identified as the Tassajara Hills. The project site has slopes which range from 5% in the area between Tassajara Road and the proposed Fallon Road to more than 40% in the area north of the proposed Fallon Road. The majority of the proposed development is located on the more level portion of the site between Tassajara Road and the future Fallon Road. The grading proposed for the project takes into consideration the hilly terrain, and wherever possible, is contoured to the hillsides in order to avoid excessive cuts and fills. In conformance with the Specific Plan, the steeper portions of the site have been designated for detached single family housing, and the more level topography is reserved for the medium density and medium high density residential uses. The steeper slopes and ridgelands are designated as rural residential uses. Circulation Tassajara Road is currently a two lane road extending from Dublin Ranch northward to Contra Costa County. The East Dublin Specific Plan anticipates that Tassajara Road will eventually be expanded to six lanes. As shown in the East Dublin Specific Plan, Fallon Road is proposed as a through street and Tassajara Road from the south will "T-intersect" into Fallon Road. This proposed extension of Fallon Road will divide the Silveria and Haight Properties into two development areas. Fallon Road, south of the project site, is currently under construction within the Dublin Ranch property. The applicant will construct Fallon Road from Tassajara Road southward to the Silveria/Lin property line, subject to such 'credit and reimbursement arrangements as shall be determined. Vehicular and pedestrian access to the Tassajara Village neighborhood is available from both Tassajara Road and Fallon Road. Proposed Street "A" provides an internal connection between the two streets. Street "A" is 36' curb- to-curb to provide for parking on both sides of the street. Sidewalks are also proposed for both sides for the street to facilitate pedestrian circulation. For a portion of its length, Street "A" has homes on only one side to allow visual access to the hillside open space to the south. The Tassajara Road/Street "A" intersection and Tassajara Road/Fallon Road intersection will be signalized. The street in the Foothill residential area conforms to the hillside street design standard specified in the East Dublin Specific Plan. Curb-to-curb width varies between 32' and 36' depending on whether homes are located on one side or both sides of the street. The wider street width allows for parking on both sides where homes front both sides. Emergency vehicle access roads are provided to allow for secondary fire and police access to the neighborhood. A separate Traffic Report, prepared by TJKM and Associates has been sUbmitted which addresses circulation and traffic impacts to the area. Architectural Concepts & Themes The architectural concept for the community is to create a character with strong roots in California - Craftsman, Spanish, Italian and Monterey - on articulated homes detailed with features such as wood, board and batten, wrought iron, brick and stone. Three different housing types with a variety of architectural styles complete this goal: The Villas: Condominiums consisting of three to four floor plans in a cluster of six or eight houses. Garages are tucked under the living space and entered off an auto court, creating a pedestrian friendly street front. Each unit has a large front balcony and the largest plan includes additional exterior yard space. In addition, two of the floor plans are designated as affordable units. While not a typical California architectural theme, the Northern European styled elevations lend an alternative to the often seen Craftsman or Spanish themed multi-family residences. The Manors: Single family homes consisting of three floor plans sited along Small carriage lanes. Courtyard entrances to each home are located off the common carriage lane. While project_desc_stagelI this type of residence would usually be entered along a pasco on the opposite side of the home from the auto entrance, this approach allows for back yards at every lot - a feature that is expected from a single family home in a less urban setting. Extra attention is given to creating individual courtyard settings to enhance the entrance to each home. Spanish and Italian elevations are grouped together along'each side of the carriage lane to unify these smaller homes and give them a presence along the street. Eight of the proposed Manor homes will be designated as affordable units. The Estates: Designed for the largest lots in the community, these single family homes are sited to maximize the views of the surrounding hillsides. Three varied floor plans incorporate features such as garages pushed to the rear to enhance the streetscape, front porches and second floor balconies to enjoy the views, and two story volume spaces. The elevation themes are typically Californian, styled after Craftsman, Monterey, Italian and Spanish homes and enhanced with brick and stone detailing. The architectural standards for the Stage 2 Development Plan are established by the architectural drawings in the project plans. Landscape Design Theme Silveria Ranch consists of three distinct product types; single family estate homes, Manor homes and The Villas. The landscape elements blend with and enhance the architectural theme, tie the project to the surrounding open space areas, and integrate all into a cohesive community. A strong street tree program and streetscape unify the project and provide a hierarchy of color, texture and'size that adds to both the vehicular and pedestrian experience. A strong sense of entry is created by textured concrete paving and boxed specimen canopy treets. Rows of deciduous trees surround the project providing shade in the summer and sun in the winter as well as providing seasonal color. Evergreen trees are sporadically placed throughout the open space to provide year round foliage and to anchor the landscape sidewalks and trails are designed for pedestrians to travel throughout the site and into the open space. The site affords spectacular views into the Dublin Valley and these plans take advantage of all views. The landscape has been designed to enhance the residents experience and provide the City with a quality development. Irrigation for this development will be a fully automatic, efficient system designed to reduce overspray and excessive runoff, utilize low precipitation heads and be a water conserving system. Irrigation valves will be separated based on orientation, exposure to the sun, shade and wind and will be designed to be sensitive to the water requirements of the plant material selected. The irrigation design will meet the City's water efficient landscape regulations. The Preliminary Landscaping Plan is presented in PUD sheets L-1 through L-6 of the project plans. Development Regulations Residential development regulations have been established to ensure that the proposed buildings and site plan achieve the desired design character and development quality. The regulations set forth the minimum requirements necessary for planning of the property. Refer to the City of Dublin Zoning Ordinance for any regulations not specified below. Single Family Manor Homes Lot Size: Front Yard Setbacks: 2,720 square feet minimum N/A project_desc_stagelI Side Yard Setbacks: 5' minium; Side Yard Setback for Street Side Comer Lot: Building Separation: 10' minimum 10' minimum, 5' minimum to side entry garage with no parking on apron Rear yard Setbacks: Accessory Structures: 14' (Typ.), 9' min. . Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 32' maximum, 2 stories Architectural Projects: Eaves, fn'eplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards, bm never closer than 2' bom property line. There shall be a minimum 36" clear on one side yard. Parking/Garages: Each unit shall be provided a two-car garage and one guest parking space. Guest parking may be located on street or in specifically designated guest parking areas. Single Family Estate Homes Lot Size: Lot Width: Lot Depth: Front Yard Setbacks: 4,000 square feet minimum 50 feet minimum 80 feet minimum A. Garage 18' minimum B. Front porch 10' minimum C. From of house 15' minimum (All dimensions shall be measured from back of right-of-way line,) Side Yard Setbacks: 5' minium Side Yard Setback for Street Side Comer Lot: 10' minimum. If a comer lot is adjacent to a landscape parcel between the side yard and the street, the side yard setback shall be 5' min. Building Separation: Rear yard Setbacks: 10' minimum 10' minimum; 5' to rear garage Accessory Structures: Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 35' maximum, 2 stories Architectural Projects: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards, but never closer than 2' from property line. One side yard shall not be obstructed to less than 36 inches. Parking/Garages: Each unit shall be provided a two-car garage and one guest parking space. Guest parking may be located on street or in specifically designated guest parking areas. project_desc_stagelI The Villas Lot Size: N/A Front Building setbacks: 10' Side Yard Setbacks: N/A Building Separation: 25' minimum Rear building Setbacks: 10~ minimum Accessory Structures: Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 40' maximum Architectural Projects: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards. Parking/Garages: Plans 1, 2, and 4 shall provide a two-car garage. Plan 3 shall be provided with a one- car garage. Guest parking shall be provided at 0.5 spaces per unit. Guest parking may be located on street or in specifically designated guest parking areas. Single family development within the Stage 2 Development Plan is subject to the requirements of the R-1 Zoning District unless otherwise specified above. Multi-Family development is subject to the requirements of the R-M Zoning District unless otherwise specified above. project_desc_stagelI Water Supply The project will be served by two DSRSD water pressure zones; Zone 2 and Zone 3. Zone 2 will provide water service up to an elevation of 580'. Zone 3 will provide water service up to an elevation of 770'. Development in Phases 1, 2, and 3, located in pressure Zone 2, will be served by a northerly extenSion of the existing Zone 2 water line in Tassajara Road that now terminates at Dublin Ranch. This water line will be extended to the Tassajara Road/Street "A" intersection. This line will. then loop through Street "A" to Fallon Road and then extend southeasterly along Fallon Road to the southerly property line of the Silveria Property. Development in Phase 4 located within pressure Zone 3, will be served by a Zone 3 water line to be extended southerly along Fallon Road connecting to the Zone 3 water line in Dublin Ranch. The Dublin Ranch developers will extend the water line to the Dublin Ranch/Silveria boundary. Sanitary Sewer Sanitary sewer service for the proposed project will be provided by extending the existing 12" sanitary sewer line in Tassajara Road which currently ends at the northerly boundary of Dublin Ranch. This 12" line will be extended northerly to the first entry road (Street "A") to the Silveria property. The sewer line will then follow Street "A" to Fallon Road. All sanitary sewer lines will gravity flow. Storm Drainage Project storm drainage will be conveyed by proposed storm drain lines in Tassajara Road and Fallon Road that will gravity flow to a temporary connection to the existing 54"x62" elliptical culvert under Tassajara Road located adjacent to the Kobold property. Storm water will enter the culvert by a proposed temporary manhole to be located in the street above the culvert. Ultimately, the existing culvert will be removed and replaced with a bridge. The bridge is not part of this development. Scenic Corridor Tassajara Road and Fallon Road are currently identified as Scenic Corridors by the City of Dublin. Both of these roads traverse the project site. To guide development that may be visible from these designated scenic corridors, the City of Dublin has adopted the "Eastern Dublin Scenic Corridor-Policies & Standards". This document sets forth requirements and provisions for preserving views of scenic ridgelines and knolls from the scenic corridor. Within the project area, which is located in the Tassajara Village area, the document calls for preservation of the prominent knolls located to the north and south of the Fallon Road extension. The Stage II site plan conforms to the scenic corridor Policies and Standards including preserving the backdrop views of the knolls fi'om Fallon Road and Tassajara Road. Additionally, any grading impacts on the lower portions of the'knolls will be offset by contouring of slopes, berming, and landscaping consistent with the surroundings. Open Space A large portion of the project site, 56.3 acres, has been designated as rural residential/open space. The Specific Plan indicates that this area is to be permanently preserved as a visual and natural resource area with little, or no development allowed. The rural residential designation provides an open space corridor as well as maintains the ridgelands on the site which will be Preserved as a visual resource. These ridgelands are indicated in the Specific Plan as "Visually Sensitive Ridgelands.''' The open space areas will be owned by the City of Dublin and maintained by a maintenance association. Biological and Wildlife Resources Zander and Associates has surveyed the site for biological and wildlife resources. No rare or endangered animals, plants or wetlands have been found on the site, including the Red-Legged Frog, Tiger Salamander or San Joaquin Kit Fox. Approximately 56.3 acres of the project site has been designated as rural residential in order to retain the open space value of the site. This area allows a large amount of land to remain essentially undeveloped providing project_desc_stagelI an open space corridor which connects to surrounding open space on adjacent properties. It should be noted that in 1999, a Golden Eagle nest was discovered on the Lin property to the south of the Silveria property. All development on the Silveria/Haight ProPerties (with the exception of the Fallon Road extension) will substantially occur outside of the eagle viewshed corridor. Yearly site investigations since 1999 have discovered that the eagle did not return to the nest during the past two years, but instead relocated to a nest platform placed on the Lin property to the east. The Silveria and Halght properties are outside the eagle protection zone for this new nesting location. Compliance with the Inclusionary Zoning Regulation This development is subject to the City of Dublin's Inclusionary Zoning regulations. These regulations require that new residential development projects construct 12.5% of the total number of dwelling units within the development as affordable units. However, the regulations allow for the City Council to permit the developer to pay a fee in lieu of constructing up to 40% of the required affordable units. For this project, the applicant proposes to construct 11 affordable units within the Medium High Density Residential (The Villas) area and 8 units within the Manor homes. These 19 units account for 60% of the total number of affordable units required within the development. The remaining percentage of the affordable housing requirement will be met by payment of in lieu fees. Hazardous Waste and Substances Site Determination Pursuant to Government Code 65962.5, the proposed development site is not located on a hazardous waste substances site. project_desc_stagelI Application Findings Statement for Silveria Ranch Planned Development The proposal will be harmonious and compatible with existing and future development in the surrounding area. The 93.4 acre project site is located adjacent to the City of Dublin within the East Dublin Specific Plan area. The Specific Plan area comprises 3,300 acres of land planned as a mixed-use community that will be a vital, self-sustaining urban environment where people can live, work, play and interact in a manner that fosters a strong sense of community. The project site is bounded by Tassajara Road on the west; the future extension of Fallon Road divides the property into two portions, east of Tassajara Road. The property is bounded on the south by the Lin property (Dublin Ranch) which is being developed for residential use; the property to the east which is currently being used for grazing, will ultimately will be used as open space/mitigation lands for Dublin Ranch, although it is currently designated.in the Specific Plan for single family and rural residential uses; and the Mission Peak property to the north, which' is currently being used for grazing purposes, is designated in the Specific Plan for residential and commercial uses. The proposed mixture of residential and open space uses for the project are consistent with the East Dublin Specific Plan area and Stage I Development Plan and will, therefore, be compatible with the surrounding properties as the area develops. The site is physically suitable for the type and intensity of the zoning district being proposed. The proposed project development includes a mix of residential uses including medium high density residential, medium density residential, single family residential, and rural residential The project site has slopes which range from 5% in the area between Tassajara Road and the proposed Fallon Road to more than 40% in the area north of the proposed Fallon Road. Thc majority of the proposed development is located on the flatter portion of thc site between Tassajara Road and the future extension of Fallon Road. The grading proposed for the project takes into consideration the hilly terrain, and wherever possible, development is contoured to the hillsides in order to avoid excessive cuts and fills. In conformance with the Specific Plan, the steeper portions of the site have been designated for single family housing, and the flatter topography is reserved for medium high density and medium density residential uses. The steeper slopes and ridgelands are designated as open space and rural residential uses. bo The proposal 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. The proposal is consistent with policies contained in the East Dublin Specific Plan City's zoning ordinance enacted for the public health, safety and welfare. The Specific Plan has designated those areas within the Specific Plan with the highest landslide potential and the least possibility of cost effective remediation to be maintained as open space or designated for very Iow-density rural residential uses to minimize adverse impacts. Development in hillside areas is carefully regulated under the Specific Plan to insure that hazardous hillside conditions are avoided or remedied. A large portion of the project site, 56.3 acres has been designated as rural residential and will remain undeveloped, thereby permanently preserving the area as a visual and natural resource area. None of the residential lots in the project will have direct driveway access on the major arterials. 277 project_desc_stagelI (4) (4) (4) The proposed uses for the site are consistent with the elements of the City of Dublin General Plan and the East Dublin Specific Plan. The project sites lie within two subareas described in the Specific Plan - ~he Tassajara Village Center subarea and the Foothill Residential subarea: Med~,urn High Density, Medium Density and Single-Family residential uses are proposed in the Tassajara Village Center subarea, and Rural Residential and Single Family residential uses are proposed in the Foothill Residential subarea. Consistent with Policies 4-5 and 4-6 of the Specific Plan, the project concentrates residential development in the less environmentally constrained portions of the site area and provides for cluster development to reduce grading and preserve open space continuity as well as providing an innovative approach to site planning, unit design, and construction to create housing products for all segments of the community. This proiect satisfies the purpose and intent of Chapter 8.32 "Planned Development" of the Municipal Code as follows: (1) The proposed project combines the Silveria Property and Haight Properties which will be developed as a single entity with development standards tailored to the site (8.32.010(A)); (2) The proposed project provides maximum flexibility and diversification in the development of property by providing clusters of medium high density and medium density housing to reduce grading and preserve open space continuity as well as providing for single family detached residential units to create housing for all segments of the community (8.32.010(B)(D)); (3) The applicant proposed a mix of residential uses which are consistent with the land use designations in the East Dublin Specific Plan, the Stage I Development Plan, and the provisions and regulations for development set forth therein. The Specific Plan allows for a density range of 230 to 470 residential units on the site, the project applicant proposes the construction of 254 units (8.32.010(C)); In conformance with the Specific Plan, the steeper portions of the site have been designated for single-family housing, and the flatter topography is reserved for medium density residential uses. The steep slopes and ridgelands are designated as Rural Residential uses (8.32.010(E)); ~. The project developer will participate in the development of the necessary utility and circulation infrastructure for this developmem in conformance with the Specific Plan (8.32.010(F)); Through the use of Planned Development District zoning, the project is designed to address the uniqueness of the Specific Plan area by clustering medium high density and medium residential density units to allow for continuity of open space area and more effective utilization of property (8.32.010 (G)(H)); proj ect_desc_stagelI (4) By clustering medium high density and medium density residential units on the flatter topography, providing single family detached units on the north side of Fallon Road, the project will create a more desirable use of land, a more coherent and coordinated development, and a better physical environment that would otherwise be possible under a single zoning district or combination of zoning districts. project_desc_stagelI Project Description & Findings Vesting Tentative Map Silveria Ranch Dublin, California The applicant proposes to subdivide the property to allow for development of 102 condominiums, 73 cluster homes, and 79 single family residential lots. Refer to the Project Description for the Stage II Development Plan for more details. Findings That the proposed map and design or improvement of the proposed subdivision is consistent with applicable general and any applicable specific plans. As nOted in the Findings Statement for the Planned Development, this project is consistent with the City of Dublin General Plan and the East Dublin Specific Plan. bo That the site is physically suitable for the type and density of development. As noted in the Findings Statement for the Planned Development, this site is physically suitable for the type and density of Development. That the design of the subdivision or proposed improvements are not likely to cause substantial environmental damage or substantially iniure fish or wildlife or their habitat, zander and Associates has surveyed the site for biological and wildlife resources. No rare or endangered animals, plants or wetlands have been found on the site, including the Red-Legged Frog, Tiger Salamander or San Joaquin Kit Fox. Approximately 56.3 acres oftheproject site has been designated as rural residential in order to retain the open space value of the site. This area allows a large amount of land to remain essentially undeveloped providing an open space corridor which connects to surrounding open space on adjacent properties. It should be noted that in 1999, a Golden Eagle nest was discovered on the Lin property to the south of the Silveria property. All development on the Silveria/Haight properties (with the exception of the Fallon Road extension) will substantially occur outside of the eagle viewshed corridor. Yearly site investigations since 1999 have discovered that the eagle did not return to the nest during the past two years, but instead relocated to a nest platform placed on the Lin property to the east. The Silveria and Haight properties are outside the eagle protection zone for this new nesting location. bo That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the project site will not cause serious health problems because no noxious land uses or uses requiring the use or manufacture of toxic materials are permitted on the site. b. That the design of the subdivision or type of improvements will not conflict with easements~ acquired by the public at large~ for access through or use~ of property within the proposed subdivision. An existing 40' PG&E easement traverses the site generally north to south. PG&E is working with the applicant to relocate this easement elsewhere on the site. Hazardous Waste and Substances Site Determination Pursuant to Government Code 65962.5~ the proposed development site is not located on a hazardous waste substance site. project_desc_stagelI RESOLUTION NO. 03 - 48 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A VESTING TENTATIVE TRACT MAP 7441 AND SITE DEVELOPMENT REVIEW FOR PA 02-024 PINN BROTHERS HOMES, SILVERIA RANCH TASSAJARA ROAD/FALLON ROAD WHEREAS, Allan R. Pinn, on behalf of Pinn Brothers Fine Homes, has requested approval of a Vesting Tentative Tract Map and Site Development Review for a subdivision of 254 residential dwelling units in the Eastern Dublin Specific Planning area; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Community Development Department; and WHEREAS, this project is within the scope of the Eastern Dublin Specific and General Plan Amendment, for which a Program EIR was certified (SCH No. 91-103064). Pursuant to the California Environmental Quality Act (CEQA), residential projects that are consistent with a specific plan for which an'EIR has been certified are exempt from CEQA unless a supplemental EIR is otherwise required by CEQA (See Government Code section 65457). To determine if there were any supplemental impacts that would require the preparation of a supplemental EIR, the City prepared an Initial Study for the project in June 2001 and updated the Initial Study on September 17, 2003. The Initial Study found that the environmental impacts of this project were addressed by the Eastern Dublin EIR (SCH#91-103064). Additionally, wildlife surveys were performed in Spring and August 2003 by Jeff Olberding, Inc., which found two tiger salamander in a pond on the adjacent Mission Peak property, approximately 172 feet from the Project property boundary. The City also reviewed the results of a survey for California tiger salamander aestivation habitat (California Tiger Salamander Assessment for the Silveria-Haight Property, Olberding Environmental, Inc., September 2, 2003) for the project site. The report recommended four strategies that could be implemented during project construction to assure that the project would not affect tiger salamander that could potentially be present including that a buffer of approximately 750 feet be maintained from the pond during grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) for potential aestivation habitat. The closest limit of grading from the pond to the Silveria Ranch property is approximately 275 feet (see Figure 6 in Attachment 6 to the project report, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The Eastern Dublin Specific Plan suggests at least a 100-foot buffer between biological resources and development. WHEREAS, the Applicant has incorporated the 750 foot non-disturbance buffer and other recommendations of the biological survey report in the project Development Plan, and designated 49.1 acres of open space to remain permanently undeveloped to provide potential aestivation habitat areas, which are also included in the Conditions of Approval in the Resolution in for the Vesting Tentative Tract Map and Site Development Review; and WHEREAS, an addendum to the Eastern Dublin EIR has been prepared summarizing the issues related to the California tiger salamander (See Attachment 5). This constitutes a minor change in the project and environmental review under CEQA guidelines Section 15164(a), and the project will have no significant impact on the species that was not addressed in the previous EIR. All other environmental impacts of this project were fully addressed in the Eastern Dublin EIR, and no new significant information has arisen for this project during the preparation of the initial study and addendum that would require further environmental review; and WHEREAS, the City Council did hold a public hearing on the request for annexation to the City and a Planned Development Prezoning and Stage 1 Development Plan for the Project on September 17, 2002, and did approve the said Project on that date; and WHEREAS, the Local Agency Formation Commission of Alameda County did hold a public hearing on the request for annexation on January 9, 2003, and did approve the annexation of the property on that date; and WHEREAS, final annexation of the Silveria Ranch property to the City of Dublin did occur on May 5, 2003 with the filing of the annexation map and payment of State taxes and fees; and WHEREAS, the Planning Commission did hold a public hearing on the application for a Site Development Review and Tentative Parcel Map on September 23, 2003 for the rezoning and development plan; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff report was submitted recommending that the Planning Commission approve the Planned Development Rezoning and Stage 2 Development Plan, Site Development Review, and Tentative Tract Map, subject to conditions; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Tract Map: The Vesting Tentative Tract Map 7441 for PA 02-024 is consistent with the intent of all applicable subdivision regulations and related ordinances. o The design and improvements of Vesting Tentative Tract Map 7441 is consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for a mix of Single Family, Medium Density, and Medium High Density Residential development. o The Vesting Tentative Tract Map 7441 is consistent with the Eastern Dublin Specific Plan and the Planned Development Rezoning proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. The site is located adjacent to major roads and a highway on approximately 93.4 acres and development will be clustered to avoid the physical constraints of the site, and surrounded by approximately 56 acres of open space. The site is, therefore, physically suitable for the type and density of development and the proposed subdivision into 254 residential lots. 2 With the incorporation of mitigation measures from the Eastern Dublin EIR and the recommendations of the biological surveys, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of, property 'within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. o Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review for: Approval of this Site Development Review (PA 02-024) as conditioned is consistent with the purpose and intent of Section 8.104 (Site Development Review) of the Dublin Zoning Ordinance. o The approval of this application, as conditioned, will comply with the policies of the General Plan, the Eastem Dublin Specific Plan as amended, and the Planned Development Rezoning and Development Plan for the project which allows for residential development at this location. o The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans and requires the Applicant/Developer to either construct or pay for the projeCt's fair sham of transportation improvements. o The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances of the City of Dublin and implements the General Plan, as proposed for amendment. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to provide a desirable environment for the development. o The project has been designed with architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings have been incorporated into the project and as Conditions of Approval in order to ensure compatibility of this development with the development's design concept and character of surrounding uses. Landscape considerations, including the location, type, size and coverage of plant materials and similar elements combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map and Site Development Review for PA 02-024 Pinn Brothers/Silveria Ranch Residential Project, subject to the following Conditions of Approval and subject to City Council approval of the pr°posed Planned Development Rezoning and Development Plan. This approval shall be as generally depicted by materials labeled Exhibit A-2, Development Plan, stamped "approved" and on file in the Dublin Planning Division of the Community Development Department, which includes Architectural (floor and elevations) Plans prepared by the Dahlin Group, Inc., dated "received September 12, 2003"; Preliminary Landscape Plan prepared by Rose Associates dated "received September 12, 2003"; and, Preliminary Grading and Utility Plan and Vesting Tentative Tract Map prepared by Ruggeri- Jensen-Azar & Associates, dated "received September 12, 2003", except as modified by the Conditions of Approval contained below. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community Development DepartmenL [DSR] Dublin San Ramon Services District, [F] Alameda County Fire Department/City of Dublin Fire Prevention, [FIN] Finance Department, [PL] Planning Division of the Community Development Department, [PO] Police, [PW] Public works Department. VESTING TENTATIVE TRACT MAP 7441 GENERAL CONDITIONS 1. Approval of Tentative Tract/Subdivision Map. Approval PL, PW City Standard of the Tentative Tract/Subdivision Map for Tract No. 7441, Approval of Silveria Ranch, is conditioned upon the requirement that the Final Map development be consistent with the approved Planned Development (PD) Rezoning, including the Land Use and Development Plan, and the related General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). Approval of this map includes the right to develop these parcels with these general uses. The Final Map(s) shall substantially comply with Exhibit A, the Vesting Tentative Tract Map prepared by Ruggeri- Jensen-Azar & Associates, Engineers, dated received September 12, 2003 and those plans prepared by the Dahlin Group, Architects, and Rose Associates, Landscape Architects, dated received September 12, 2003, unless modified by the Conditions of Approval contained herein. 2. Action Programs/Mitigation Measures. PL, PW Approval of Standard Applicant/Developer shall comply with all applicable action Improvement programs and mitigation measures of the Eastern Dublin Plans through EIR and Mitigation Monitoring program that have not been completion made specific Conditions of Approval. 3. Standard Public Works and Site Development Review PW Approval of Standard Conditions of Approval. Applicant/Developer shall Improvement comply with all applicable City of Dublin Standard Public Plans through Works (Attachment A) and Site Development Review completion Conditions of Approval incorporated herein. In the event of a conflict between the Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. 4. Requirements. Applicant/Developer shall meet or perform PL, PW Approval of Standard all of the requirements of the Subdivision Map Act, the Improvement City's Subdivision Ordinance, and the approved Tentative Plans through Map for the project prior to City Council acceptance of completion offers of dedication. 5. Pre-Annexation Agreement. Applicant/Developer shall PW On-going PW comply with all requirements of the Pre-Annexation Agreement between City of Dublin, Pinn Brothers Construction Inc., Silveria Ranch LLC, and the Albert C. Haight Living Trust recorded as Series No. 2002-503274 on 11/04/02. 6. Development Agreement. Applicant/Developer shall not PL, PW, City Standard develop any of the parcels created by this map until Approval of Applicant/Developer has entered into a Development 1st Final Map Agreement with the City as required by Eastern Dublin Specific Plan, Chapter 11. Such "Specific Plan Development Agreement" will address such issues as required by Chapter 11 of the Eastern Dublin Specific Plan. The term "develop" shall mean recordation of the first final subdivision map for Tract 7441 that further subdivides the parcels created by this map, a final map for single-family, medium, and medium-high density residential uses or issuance of a building permit. 7. Ordinances/General Plan/Policies. The Developer shall PL Approval of Standard comply with the City of Dublin Subdivision Ordinance, City Improvement of Dublin Zoning Ordinance adopted September 1997, the Plans through City of Dublin General Plan, (as amended) applicable completion Specific Plan, (as amended) Public Works criteria and City Grading Ordinance. 8. Eastern Dublin General Plan Amendment/Specific Plan. PL Approval of Standard Applicant/Developer shall comply with all applicable action Improvement programs and mitigation measures of the Eastern Dublin Plans through General Plan Amendment/Specific Plan and companion completion Final Environmental Impact Report (EIR), Mitigation Measures identified in the Mitigated Negative Declarations prepared for the Eastern Dublin General Plan Amendment/Specific Plan that have not been made specific . Conditions of Approval of this or previous projects, thereby superceding the pertinent Mitigation Measures referenced in those documents. The City shall determine which of the requirements from these prior approvals are applied at this stage of approval, and which are applicable upon approval of subsequent individual tentative subdivision maps. 9. Building Codes and Ordinances. All project construction B Ongoing Standard shall conform to all building codes and ordinances in effect at the time of building permit. 10. Fire Codes and Ordinances. All project construction shall F Building Standard conform to all fire codes and ordinances in effect at the time Permit of building permit. 11. Fees. Applicant/Developer shall pay all applicable fees in Various Various Standard effect at the time of building permit issuance, including, but times, but no not limited to: Planning fees; Building fees; Dublin San later than Ramon Services District fees; Public Facilities fees; Dublin Issuance of Unified School District School Impact fees; Public Works Building Traffic Impact fees; Dublin Fire Services fees; Noise Permits Mitigation fees; Inclusionary Housing In-Lieu fees (or as set forth in Condition #95); Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. If the Development Agreement approved for this project conflicts with this condition, the Development 'Agreement shall prevail. 12. Required Permits. Applicant/Developer shall obtain all Various Various Standard necessary applicable permits required by other agencies times, but no including, but not limited to, Alameda County Public later than Works, Alameda County Flood Control District (Zone 7); approval of California Department of Fish and Game; Army Corps of first Final Engineers; and State Water Quality Control Board, and shall Map submit copies of the permits to the Department of Public Works. Applicant/Developer shall also apply, pay all required fees and obtain permits from PG&E for power service connection required to energize traffic signals and streetllghts. 13. Work in Unincorporated Alameda County. According to PW Prior to PW the Annexation Diagram for the Silveria Ranch approval of Reorganization recorded in Book 264 of Maps at Page 34 on Improvement 5/05/03, the northern segment of Tassajara Road to be Plans for improved by the Applicant/Developer as part of Phase IV Phase 4 lies outside of the current City limit in unincorporated Alameda County. If this area is not annexed to the City prior to the commencement of work for PhaSe IV, then the Applicant/Developer shall obtain necessary permits from Alameda County before commencing with said work. 14. Conditions of Approval. In submitting subsequent plans PW Prior to Standard for review and approval, Applicant/Developer shall submit approval of six (6) sets of plans to the Engineering Department for plan first Final check. Each set of plans shall have attached a copy of these Map Conditions of Approval ~vith responses to conditions filled m indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been notated to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached tO each set of plans. Applicant/Developer Will be responsible for obtaining the approvals of all participating non-City agencies. 15. Tassajara Road Future Right-of-Way Line Reservation. PW Approval of PW The City of Dublin is required by Mitigation Measure first Final 3.3/ 14.0 of the Eastern Dublin General Plan Map Amendment/Spec~c Plan Mitigation Measures/Action Programs/Implementation Measures to reserve sufficient right-of-way along Tassajara Road to accommOdate cumulative development of projects along this roadway corridor. To accomplish this, the City is currently developing a Precise Alignment and preparing an Initial Study for the future improvement of Tassajara Road to widen the existing two-lane County road to a six-lane divided arterial. Because the right-of-way lines associated with this future widening have not yet been established pursuant to Municipal Code Chapter 7.68, the Applicant/Developer shall refrain from recording any Final Maps that rely on said right-of-way line establishment until the Precise Alignment is formally adopted. In addition, the Applicant/Developer shall adjust the subdivision configuration and any proposed subdivision improvements to accommodate the adopted Precise Alignment if the adopted alignment differs from the Applicant/Developer's assumed location of the right-of-way for Tassajara Road. 16. Infrastructure. The locaion and siting of project specific PL, PW Approval of Standard ~astewaer, sto~ drain, recycled waer, and po~ble water Improwment system infras~ucture shall be consistent with the resource Plans management policies of the Eastern Dublin Specific Plan. 1 ?. Refuse Collection. The re,se collection se~ice provider PL, PW Occupancy Standard shall b~ consulted to ensure tha adequate space is provided of Any to accommodae collection ~d soaing of petrucible solid Building waste as well as source-separaed recyclable maerials generaed by the r~sidents within this project. 18. Refuse Collection Location. The Applican~ Developer PL, PW Approval of Stand~d shall provide designated r~se collection areas for the Improvement project, to the saisfaction of the Ci~ Engineer and th~ Plans; Communi~ Development Director. Collection ~as shall be Approval of shown on the improvement ~d l~dscape pl~s for this Final Map, phase. Applicant~evelop~r shall provide "No Parking" Occupancy signs in designaed refuse collection areas. The signs shall of Any also stae no trash cans shall be le~ overnight on any s~eets Building and violaors will b~ subject to fine placed by the (For Each communi~ homeowners associaion. These Si~s shall be Phas~ of the installed so they can be ~asily viewed from the privae Project) streets in the area of desi~aed collection areas and that no parking be~een ce~ain time on specific collection days (time and day of the w~ek). If trash dumpsters will b~ provided for th~ condominiums, th~n said dumpsters shall, be stored in enclosures designed for architectural compaibili~ with the su~ounding buildings, and each enclosur~ shall have a roof. The refus~ collection plan shall be approved by the appropriate solid waste collection company prior to approval of improvement plans. 19. Recycling. ApplicanffDeveloper shall provide refuse- PW Occupancy Standard r~cycling collection and conform to the Ci~ of Dublin's of Any r~cycling progr~. Building 20. Water Quali~ Measures. Project specific water quali~ PL, PW Approval of Standard m~asures shall be submiaed with development improvement Final Map plans inco~oraing waer quality measures outlined in the book "Sta~ a the Source". These waer quali~ m~asures should address improving the quali~ of sto~ runoff and the r~moval of disch~ged pollutants from surface runoff into drainag~ facilities to the saisfaction of the Ci~ Engineer. 21. Water Quality Requirements. All development shall meet PL, PW Approval of EDSP the water quality requirements of the Alameda County's Final Map EIR NpDES Permit No. CAS0029831 and the Alameda Countywide Clean Water Program. The Applicant/Developer shall submit a copy of a Notice of Intent obtained from the State Water Resources Control Board, together with a Storm Water Pollution Prevention 'Plan. In addition, all storm water inlets within the street areas of the project shall be stenciled "No Dumping- Drains to Bay" using a stencil approved by the City. 22. Survey Control. Survey monuments shall be set in finished PW Prior to City PW public streets and at designated property corners or other acceptance of control points in accordance with the final maps recorded improvement for this project, and as required by the City Engineer. Said s street monuments shall be set within twenty (20) seconds for any angle and 1 in 10,000 feet for distances between monuments as required by Municipal Code §9.20.040. In addition, pursuant to Subdivision Map Act §66497, the surveyor of record shall, within five days after the final setting of all monuments has been completed, give written notice to the City Engineer that the final monuments have been set. The Applicant/Developer shall then present evidence to the City Engineer of the payment and receipt of payment by the surveyor of record for the monument setting. 23. Survey Monuments/Benchmarks. Applicant/Developer PW Prior to PW shall establish a new benchmark in the vicinity of the major approval of development area that is shown on the Eastern Dublin first Final Specific Plan and to the satisfaction of the City Engineer. Map 24. Vesting Tentative Tract Map SDR Package for Tract PW Approval of Standard 7441. Unless stated in these Conditions of Approval, Final Map(s) Applicant/Developer shall conform to the Tentative Tract Map and site plans shown in Vesting Tentative Map SDR Package for Tract 7441, as described in the Resolution, dated received September 12, 2003, and to the satisfaction of the City Engineer. The Applicant/Developer shall prepare Final Map(s) subdividing the existing property into the configuration, size and number of lots shown on the said submitted Tentative Tract Map 7441 in accordance with the requirements of the Subdivision Map Act and City of Dublin standards. The map shall be reviewed and approved by the City 'Engineer. 25. Improvement Agreement and Security. Pursuant to PW, ADM Approval of Standard §7.16.620 of the Municipal Code and Subdivision Map Act Final Map(s) §66499, the Applicant/Developer shall enter into Improvement Agreement with the City for each Final Map to guarantee the required subdivision improvements. The Agreement will require Improvement Security to be posted to guarantee the faithful performance of the permitted work and the payment for labor and materials. Such Security shall be in the form of cash, a certified or cashier's check, a letter of credit, or surety bonds executed by the Applicant/Developer and by a corporate surety authorized to do business in California. The amount of the Security guaranteeing faithful performance shall be 100% of the estimated cost of the work. The amount of the Security guaranteeing the payment for labor and materials shall be 100% of the estimated cost of the work. The Applicant/Developer shall provide an estimate of these costs with the first submittal of the final map and improvement plans for checking. 26. Release of Security. When all improvements governed by PW, ADM Acceptance Standard the Improvement Agreement are complete to the satisfaction of of the City Engineer, the City Council will consider Improvement accepting the improvements and releasing the Security. s Prior to the Council's acceptance, the Applicant/Developer "~ shall furnish the following to the City: 1. A Maintenance Bond or other replacement security in an amount equal to 25% of the estimated cost of the work to guarantee against defects for a one-year period. 2. As-Built or Record Drawings printed on mylar of all Improvement Plans and maps associated with the project. 3. Digital computer files of the plans in a format compatible with the City's GIS system. 4. A recorded copy of the Covenants, COnditions, and Restrictions that govern the project. 5. A Declaration or Report by the project Geotechnical Engineer confirming that alt geotechnical and grading work associated with the project has been performed in accordance with the Engineer's recommendations. 6. Payment of any outstanding City fees or other debts. 7. Any other information deemed necessary by the City Engineer. 10 BIOLOGICAL ~SOURCES :' ..... 27. Conservation/Open Space Easement. Although no PL, PW Approval of PL species are present on the site, a portion of the property has Final Map been identified as potential aestivation habitat for the California tiger salamander, a Species of Special Concern. The subject open space area, which has been incorporated into the project, and consists of Open Space areas/parcels C, D, and F totaling 49.1 acres, shall be preserved for potential habitat. A conservation/open space easement, or similar instrument shall be agreed to by the Applicant, in a form approved by the City Engineer, City Attorney and Director of Community Development, and recorded for the property, including a map illustrating the parcels within the said easement area. The area shall be maintained by the Homeowners Associations. All recorded documents shall be submitted to the City Engineer for City records. 28. Biological Resource Recommended Measures PL Issuance of PL Incorporated in Project. In addition to the open space Building easement area discussed in Condition #24, the Permits & Applicant/Developer has incorporated the following On-going recommended measures in the Project, as discussed in the survey prepared by Olberding & Associates (September 2003), during the construction of the development project: a. In coordination with the project biologist, install silt fence exclusionary barriers between the breeding pond and the construction area to prevent CTS from migrating from the pond into the construction site. The fencing shall be designed to allow any potential migrating CTS to move from the project site to the pond on the adjacent Mission Peak property. Fencing should be placed prior to the onset of the breeding season which normally coincides with the first rains of the winter. Exclusion .fencing shall remain in place until construction of the project is completed. b. A biological monitor shall be present on-site during grading and ground disturbance construction activities to assure no threats or impacts occur to CTS. c, Conduct erosion and sedimentation best management practices on the project site to reduCe potential impacts to the drainages and downstream watercourses. d. Prohibit grading and vegetation clearing in the immediate area (a minimum of 750') surrounding the breeding pond during the breeding and migratory seasons (November through June). 11 ~ ~ ! ~i ~7~ ................ DEDICATIONS AND IMPROVEMENTS 29. Traffic Study. The Applicant/Developer shall construct all PW Prior to PW necessary on-site and off-site traffic mitigation acceptance of improvements as discussed in .4 Traffic Study/or the Improvement Proposed Silveria Ranch Development in the City of Dublin s prepared by TJKM Transportation Consultants. In addition to the Project-Specific mitigations listed in the report, the Applicant Developer shall also contribute a pro-rata share toward funding the following improvements: 1. Adding a shared right/left-mm lane on the 1-580 · Eastbound Off-ramp at Hacienda Drive as identified in the East Dublin Properties EIR. 2. Improvements for the intersection of Dublin Boulevard/Dougherty Road as evaluated in the study under Buildout conditions. The Applicant/Developer shall advance to the City applicable monies for acquisition of right-of-way and construction of the improvements assumed in the study. The amount of money advanced to the City will be based on the Applicant/Developer's fair share of the deficit (spread over those projects which are required to make up the deficit) between funds available to the City from Category 2 Eastern Dublin Traffic Impact Fee funds and the estimated cost of acquiring the right-of-way and constructing the improvements. The City will provide credit for the Category 2 Eastern Dublin Traffic Impact Fee to the Applicant/Developer for any advance of monies made for the improvements planned for the Dublin Boulevard/Dougherty Road intersection. 12 30. Off-site Right-of-Way Acquisition and Dedication. The PW Prior to PW exhibits prepared by Ruggeri-Jensen-Azar & Associates approval of indicate that off-site right-of-way must be acquired from Improvement neighboring property owners for dedication to the City and Plans or Alameda County for the Tassajara Road improvements. Filing of Specifically, the following right-of-way must be dedicated, Final Map if not dedicated by another property owner or developer.: for the specified 1. Right-of-way for a northbound to eastbound right- phase turn lane at Street "A" must be acquired from Nielsen (APN 985-0002-009) for dedication to the City (required with Phase 1) 2. Right-of-way for the northern segment of Tassajara Road, north of the Fallon Road intersection, must be acquired from Mission Peak Homes, Inc. (APN 985- 0002-001) for dedication to Alameda County (or to the City, if annexed). (required with Phase 4) 3. Additional right-of-way may be necessary to construct a pedestrian bridge across the Tassajara Creek tributary that extends through the Kobold and surrounding properties (APN 985-0002-005-01) for dedication to the City. (required with Phase 1) The Applicant/Developer shall undertake good-faith efforts to negotiate the acquisition of these rights-of-way from neighboring property owners for subsequent dedication. In the event the Applicant/Developer cannot successfully negotiate the right-of-way acquisitions, the City shall use its eminent domain authority to facilitate the acquisitions. All costs associated with the right-of-way acquisition and/or condemnation shall be borne by the Applicant/Developer. 31. Public Service Easement (PSE) Dedications. Applicant/ PW Approval of Standard Developer shall dedicate on the Final Map 10 foot wide Final Map (minimum) Public Service Easements over all proposed water, sewer, joint utility trench lines and publicly- maintained storm drain lines to the satisfaction of the City Engineer. In the event any additional utilities are needed to serve any parcel and/or lot in the development, Applicant/Developer shall also provide additional Public Utility Easements per the requirements of the City Engineer and/or public utility companies as necessary to serve this development with utility services and allow for their vehicular and utility service access. All storm drain lines that are not located in public streets, public parcels or public easements shall be in a dedicated private easement to the homeowners association and operated and maintained by the community Home Owner's Association. 32. Street Names and Address Numbering System. Prior to PW Approval of PW approval and recordation of any Final Map(s), street names Final Map and address numbers shall be assigned to each public/private street and dwelling unit pursuant to Municipal Code Chapter 7.08. The Applicant/Developer shall propose a list of preferred and alternate street names and address numbers for review and approval by the City and all interested outside agencies. Street names must not match or be closely similar to existing street names within Alameda County. Address numbers shall be based on the existing address grid developed for Alameda County. 33. Public Access Easement Dedication. Unless specified in PW Approval of PW the CC&Rs', ApPlicant/Developer shall dedicate reciprocal Final Map access easements to all lots in the development that share common driveway access, parking and sidewalks as approved by the City Engineer. 34. Frontage Improvements. If not constructed by a previous PW Approval of PW construction project or development, Applicant/Developer Improvement shall construct street frontage improvements, including all Plans curb, gutter, sidewalk, landscaping and center median curb along Tassajara Road, Fallon Road and internal roadways where Tract 7441 fronts these streets to the satisfaction of the City Engineer. All frontage landscaping (including tree grates) to the curb shall be maintained by the community Home Owners Association and shall be included in the CC&Rs 35. Title Report. A current title report and copies of the PW With PW recorded deed of all parties having any recorded title interest submittal of in the property to be divided, copies of the deeds, and the Final Map for Final Maps for adjoining properties and easements shall be plan submitted as deemed necessary by the City Engineer. checking 36. Abandonment of Existing PG&E Easements. The PW Prior to PW existing easements controlled by Pacific Gas & Electric Acceptance Company recorded on 7/07/59 in Book 9080 Pages 583 and of 585, as identified in the report by First American Title Improvement (Order Number 610646ALA) dated 3/28/02 shall be s extinguished prior to approval of the final map. The Applicant/Developer shall provide the City with an updated Title Report as evidence that said easements have been extinguished. 37. Access to Nielsen. An access easement across a portion of PW Acceptance Parcel A shall be grantedto Nielsen for access between of Final Map Street "A" and APN 985-0002-009. The easement configuration and the approach from Street "A" shall allow tractor-trailer trucks safe, convenient, and unobstructed access to the Nielsen,property from Street "A". The structural pavement section for Street "A" shall be extended to and conform to the existing surfacing at the common property line. The Applicant/Developer shall provide conform grading and road surfacing on the Nielsen property as needed to provide a suitable connection to the existing Nielsen driveway, subject to permission being granted by the property owner. Improvements shall be in general conformance with the attached exhibit dated 9/17/03 prepared by RJA and Associates. The Applicant/Developer shall also provide provisions for closure of the existing Nielsen property driveway if directed by the City. 38. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other street Improvement improvements in the curb return area shall be located within Plans the public right of way. The location of all street improvements and configuration of right of way that is not shown on Tentative Tract Map 7441 shall be approved by the City Engineer prior to construction. 39. Improvement of Tassajara Road. With the development PW Guaranteed PW of Tract 7441, Applicant/Developer shall improve Tassajara Recordation Road from the southerly edge of the property (south of of Final Map Street "A"- to the northerly edge of the property (nOrth of and Approval Fallon Road) for public street purposes and as agreed upon of in the Development Agreement between the City and Pinn Improvement Brothers Homes. Improvements shall generally conform to Plans the alignment, typical sections, and phasing plan shown on Sheets 1-3 and Sheet 8 of the tentative map, with the following added conditions: 1) The entire Tassajara Road right-of-way for Tract 7441 shall be dedicated as part of the Phase 1 final map. 2) The interim Fallon Road connection to the existing Tassajara Road alignment (Phase 2) shall include a southbound left turn lane and a southbound merge/ acceleration lane on Tassajara Road and other improvements to provide for safe ingress and egress on Tassajara Road, as determined by the City Engineer. The Applicant/Developer shall confer with the Alameda County Fire Department prior to development of improvement plans for Phase 2 to determine the possibility of deferring a connection between the two roads until Phase 4. The City Engineer may consider deferring the connection if approved by ACFD. 15 3) The final interim lane channelization and geometrics at the Fallon Road/Tassajara Road intersection (Phase 4) shall be as approved by the City Engineer. The Phase 4 improvements shall include retention of the existing Tassajara Road pavement as a southbound free-right turn through the interse~ction.' 4) The City Engineer may require additional improvements with each phase to provide for suitable transitions between improvements and to provide for public safety. 5) The City Engineer may modify the scope and phasing of improvements to allow for orderly integration of this work with improvements to be constructed by adjoining developments. 40. Dedications. Unless otherwise stated, all offers of PW Approval of PW dedication shown on the Tentative Map 7441 shall be Final Map dedicated to the community Homeowners Association and to public agencies as shown on Sheets 7 and 8 of Tentative Map SDR Package for Tract 7441, and shall be incorporated as part of the Final Map 7441 for the development as approved by the City Engineer. Unless otherwise stated, all dedications shall be shown as part of the Final Map and Improvements must be secured prior to Final Map approval. 'Dedication shall be as shown on the phasing plan unless otherwise required by these conditions. 41. Improvement and Dedication of Private Trail. In PW Recordation PW accordance with the Development Agreement between the of Final Map City of Dublin and Pinn Brothers Homes for Silveria Ranch and Approval dated September__, 2003, with the parcelization Or of development of adjacent parcels within the tract adjacent to Improvement the southerly and easterly open space areas, Applicant/ Plans Developer shall improve the trail with an all-weather surface and landscaping as shown on the Planned Development exhibits and Tentative Tract Map 7441. The trail and adjacent open space areas shall be for private access purposes and will be maintained by the community Homeowners Association, and shall be dedicated to the Homeowners Association on the Final Map. 42. Improvement of Fallon Road. Improvement of Fallon PW Approval of PW Road. The Applicant/Developer shall improve Fallon Road Improvement for public street purposes (I 10' width right-of-way, 80' Plans, Final curb-to-curb)as shown on the Tentative Map, from Tassajara Map for Road to the southerly project boundary, including 20' of specified pavement on each side of the street, curb and gutter, phase sidewalks and parkway landscaping strip along the project frontage to the satisfaction of the City Engineer. 16 Improvements shall also include center median streetlighting and interim left-turn lane channelization at the intersections. Construction of the center median and inside travel lanes will not be required. Applicant/Developer shall install street improvements and complete signing and striping on Fallon Road in accordance with the plans to the satisfaction of the City Engineer. The entire Fallon Road right-of-way shall be dedicated with the Phase 1 final map. Improvements shall be completed as shown on the phasing plan. 43. Improvement and Grading Plans. Concurrent with the PW Approval of Standard Final Map approval, the Applicant/Developer shall submit Final Map and bond for the approval from the City of Dublin City Engineer all Improvement Plans and Grading Plans for the project. These plans shall be prepared, designed and based on the approved Tentative Map SDR Package for Tract 7441 prepared by Pinn Brothers Homes, dated received September 12, 2003, and signed by a registered civil engineer to the satisfaction of the City Engineer in accordance with the ordinances, standards, specifications, policies and requirements of the City of Dublin using standard City title block and formats. 44. Improvement and Dedication of Streets "A', "B",, "E" PW Recordation PW and Court "D" (Public Streets). With the development of of Final Map Tract 7441, Applicant/Developer shall improve and dedicate and Approval to the City the streets labeled Street "A", "B",, "E" and of Court "D" for public street access purposes and shall Improvement improve the streets to a width as shown on the tentative tract Plans map. Sidewalks shall be constructed and conform to Sheet 2 of Tentative Map SDR Package for Tract 7441, dated September 12, 2003. 45. Improvement and Dedication of Court "F" (Private PW Recordation PW Street). With the development of Tract 7441, of Final Map Applicant/Developer shall improve and dedicate to the HOA and Approval the street shown on Sheet 1 of the Tentative Map SDR of Package for Tract 7441 and labeled as Court "F", and shall Improvement improve the street to a width as shown on the tentative map. Plans Court "F" shall be maintained by the HOA and shall be recorded in the CC&Rs. The sidewalk for said court shall be constructed and conform to Sheet 2 of Tentative Map SDR Package for Tract 7441, dated September 12, 2003. 17 46. Dedication and Improvement of Emergency Vehicle PW Final Map PW Access Easement (EVAE) from Fallon Road and and Approval Westerly of Lot 150 (Parcel "C"). Applicant/Developer of shall dedicate and improve a 20 ft. wide emergency Improvement vehicular access easement that will allow a vehicle to Plans for traverse from the northerly side of Fallon Road and westerly Specified of Lot 150 to connect with Street "E' per Alameda County Phase Fire Department (ACFD) standard requirements. Paved EVAE improvements shall be constructed when Phase IV is built but the access easement shall be dedicated with the Final Map. The access shall be approved by the City Engineer and Alameda County Fire Department Fire Marshal. 47. Dedication of Future Access for Mission Peak Property Applicant/Developer shall offer for dedication a public PW Approval of PW street, 84' in width, extending from the Tassajara Road/ Improvement Fallon Road intersection to the southerly property line of the Plans and Mission Peak property, as shown on the tentative map, in Final Map for conjunction with the final map for Phase 1. A second public Specified street shall be offered for dedication, 44' in width, Phase extending from Street "E" to the southerly property line of the Mission Peak property, as shown on the tentative map as Parcel "M", in conjunction with the final map for Phase 4. In conjunction with the construction of Phase 4, both roads shall be rough-graded in conformance with the most current development proposal for the Mission Peak property. The graded areas shall be hydroseeded following construction. Interim maintenance of these areas shall be by the Homeowner's Association. Upon completion of street improvements for these areas, the City will accept the offer of dedication and assume maintenance of the parcels, i~ The final maps shall include a temporary construction easement on either side of the areas to be dedicated, suitable for grading or other work needed for completion of the street improvements. The map shall include language extinguishing the temporary easements upon completion of the street improvements. The City Engineer may modify these conditions based on the final design and construction schedule for the Mission Peak property at the time the Phase 4 plans and map are submitted for review. 48. Maintenance of Improvements within Public Right-of- PW Recordation PW Way. Applicant/Developer shall maintain the landscaping of Final Map and parkway strip on public streets fronting or within the and Approval project during construction to the satisfaction of the City of Engineer. With the formation of a Homeowner's Improvement 18 Association, all frontage landscaping within the public right- Plans of-way shall be maintained by the Homeowner's Association or by individual property owners, and specified in the Covenants, Conditions, and Restrictions.. 49. Encroachment Permit. An encroachment permit shall be PW Issuance of Standard secured from the City Engineer for any work to be done Grading within the public right-of-way where work is not covered Permits under the improvement plans. 50. Parking Lots. Applicant/Developer shall construct on-site PW Occupancy Standard paved parking stalls for all guest and resident parking to of any units meet the zoning and housing development requirements and to the satisfaction of the City Engineer and Director of Community Development. 51. Open Space Areas. Open Space areas within the PW, PL Recordation PW development and surrounding the developed lots within the of Final Map boundaries of the Silveria Ranch properties shall be under and/or the ownership of the Homeowners Association and shall be Approval of maintained by the association. Improvement Plans 52. Phasing Plan. The construction and occupancy of each PW, PL, B Approval of PW phase of homes will occur in a total of four (4) phases. The Improvement Applicant/Developer shall construct all physical Plans and improvements within each phase for adequate parking, prior to vehicle circulation, pedestrian access in accordance with the occupancy of phasing plan included with the Vesting Tentative Tract Map affected exhibits. If the Applicant/Developer wishes to further building sequence the building occupancies within each of the four identified phases, then a separate Occupancy Phasing Plan shall be submitted for review and approval by the Building Official a minimum of 45 days, prior to any occupancy within that phase. In no case shall homeowner traffic mix with construction traffic. Each shall have its own entrance and exit. The Applicant/Developer shall conform to the Phasing Plan as per the SDR for Tentative Map Tract 7441, dated received September 12, 2003, unless approved otherwise by the City Engineer. 53. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the City Engineer. The type Plans of decorative pavers and pavement section shall be subject to review and approval of the City Engineer. Decorative pavement across entrances to all public and private streets shall be constructed to the satisfaction of the City Engineer and shall be as per Sheets L-1 through L-4 of the Preliminary Landscape Plans of Tentative Map SDR Package for Tract 7441, dated received September 12, 2003. 19 54. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of PW ~nstalled in streets, a Decorative Paving Plan shall be Improvement prepared to the satisfaction of the City Engineer and shall be Plans as per Sheets L-1 through L-4 of the Preliminary Landscape Plans of Tentative Map SDR Package for Tract 7441, dated received September 12, 2003. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in the Homeowners association responsibility in the CC&R's or other funding mechanism acceptable to the City Engineer 55. Noise Study and Mitigation Measures. A noise study PL, PW Approval of Standard shall be prepared for the development prior to approval of Improvement improvement plans/issuance of building permits. Particular Plans/ attention shall be paid to noise impacts of transportation Issuance of corridors on the proposed residences. The interior noise Building levels shall be brought to less than 45 dBA and exterior Permits of noise levels to 67 dBA or lower. Noise impacts generated by each site. mechanical equipment such as air conditioners, pool pumps, etc., shall be minimized. All sound barriers and mitigation measures recommended in the noise study shall be incorporated into the improvement plans for development of each site. Additionally, the construction plans shall be signed by an acoustical consultant. 56. Accessibility Requirements/Handicap Ramps. All PW Completion Standard handicap ramps shall comply with all current UBC Title 24 of requirements and City of Dublin Standards. Improvement S 57. Sidewalks for Phase 3 Condominiums. PW Approval of Standard Applicant/Developer shall construct minimum 4' wide Improvement sidewalk and shall provide 12" wide minimum stepout Plans sidewalk on all parking spaces adjacent to the landscaped areas within Phase 3. Sidewalks shall be rounded or angles at the parking bays to reduce or eliminate the four right- angle bends created at each bay. Drainage Plan 58. Drainage Study. Applicant/Developer shall prepare a PW Submitted PW Drainage Study for the properties along the Tassaj ara/Fallon Prior to Road corridor to be served by the proposed storm drain Approval of trunklines proposed for the project. Specifically, the Study Improvement shall size any new drainage facilities to convey flow from Plans the project as well as the Nielsen, Quarry Lane School, and Kobold properties to the south in a fully-developed condition, utilizing land use designations from the Eastern Dublin Specific Plan. The study shall confirm that no additional properties will need to utilize the new facilities. All storm drain improvements and mitigation measures 20 identified in the Study and/or specified by the City Engineer shall become requirements of this subdivision. 59. Storm Drain Improvements. All storm drain PW Grading of PW improvements needed to serve each phase of the Tentative any specific Map and to serve in the City streets shown on Vesting parcel. Tentative Map Tract 7441 shall be constructed by the Applicant/Developer prior to street construction. Applicant/Developer shall construct interim storm drain improvements with the phased construction of individual parcel developments or other improvements as defined by the City Engineer. The storm drainage improvements serving Street "F" and all of the common driveways within Phases 1, 2, and 3 shall be owned and maintained by the Homeowner's Association. If not shown on the tentative map, an inlet or manhole shall be provided at the right-of- way line to delineate the boundary of City and private maintenance of the lines. The Applicant/Developer shall install two additional inlets at the upstream ends of the curb returns at the Fallon Road/ Street "E" intersection to intercept flows upstream of the wheelchair ramps. 60. Water and Sewer Lines. The Applicant/Developer shall PW Occupancy PW construct all water and sewer main lines needed to serve of any each lot as shown in the Tentative Map Tract 7441, and also building shall grant public service easements over all such utilities. All water and sewer lines shall be designed, and constructed in accordance with Dublin San Ramon Services District criteria, standards and specifications. No homes within Phase 4 shall be occupied until the Zone 3 potable water improvements are extended across the future Fallon Road North bridge, as guaranteed by the Improvement Agreement between City of Dublin and DR Acquisitions LLC recorded as Series No. 2001-058052 on 2/14/01. 61. Damage/Repairs. The Applicant/Developer shall repair all PW Occupancy Standard damaged existing pavement, street, curb, gutter and of first sidewalk along Tassajara Road or any other public street building resulting from construction and vehicle traffic from construction activities of the development to the satisfaction of the City Engineer. Utilities 21 62. Utility Boxes. Applicant/Developer shall place all above PW Occupancy PW grade utility boxes in landscaped areas embellished and of first hidden from public view and shall coordinate the location building with the utility companies to meet their respective requirements: If there is a conflict between the site design and utility requirements it shall be the responsibility of the Applicant/Developer to inform the City of Dublin and develop an agreeable solution acceptable to all parties involved. 63. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy PW Applicant/Developer shall construct all joint utility trenches of affected Utilities (such as electric, telephone, cable TV, and gas) along City units streets shown on the tentative map in accordance with the appropriate utility jurisdiction and the City of Dublin guidelines. In addition, the existing overhead utility line along the Tassajara Road frontage shall be placed underground. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the City Engineer and any applicable agency. All conduits shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk, shall be reviewed and approved by the City Engineer. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. Applicant/Developer shall install two (2) three (3) inch conduits and related pull boxes (spaced 500'max.) in all joint trenches in public rights-of-way. 64. Street Light Maintenance Assessment District. PW Prior to PW Applicant/Developer shall not contest the City's efforts to approval of annex the project into the Citywide Street Light first Final Maintenance Assessment District 1983-1 (for standard Map cobra-head type fixtures), or into the Dublin Ranch Street Light Maintenance Assessment District 1999-1, and shall provide all necessary documentation required by the City to complete the annexation process. The Applicant/Developer shall comply with any City requirements necessary to conform with Proposition 218. 65. Streetlights. Streetlights and all site lights on public and PW Approval of Standard private streets shall be City approved. Decorative lights shall Improvement be designed so as to not shine into adjacent windows, shall Plans be readily available for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan which demonstrates compliance with this condition shall be 22 submitted prior to improvement plan approval and shall be subject to review and approval by the City Engineer. The type of residential streetlights used shall be acceptable to the City Engineer and Community Development Director. Streetlights shall be standard cobra head fixtures for all streets, except that interior streets may utilize the decorative light used in the Dublin Ranch. 66. Installation of Utilities. Applicant/Developer shall submit PW Approval of PW for review the location of all utility boxes and utility Improvement structures as per Tentative Tract Map SDR Package for Plans Tract 7441 dated received September 12, 2003 prior to construction. All utility boxes and utility structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director. 67. Traffic Signal Interconnect and Future School District Conduits. Applicant/Developer shall install two additional conduits in the joint utility trench extending along both Tassajara Road and Fallon Road as follows: A 3-inch diameter traffic signal interconnect conduit shall be installed with No. 6 pull boxes and "Interconnect" labeled lids spaced not more than 200-feet apart. Conduit bends shall have a minimum radius of 3-feet. Terminations shall occur at traffic signal controllers, or at locations that will allow for future extension of the conduit. · A 3-inch diameter conduit shall be installed according to the criteria listed above, except that the pull box lids shall have no label, and the terminations shall occur at project limits subject to the review and approval of the City Engineer. LANDSCAPING ~ ...... ~' 68. Landscaping and Street Trees. The Applicant/Developer PL, PW Completion PW shall construct all landscaping along the project frontage of from the face of curb to the site right-of-way, all street Improvement medians, and all street trees proposed within the public s service easements, to the design and specifications of the applicable street Landscape Plan, City of Dublin specifications, and to the satisfaction of the City Engineer and Director of Community D6velopment. Street tree varieties of a minimum 15-gallon size shall be planted along all street frontages and shall be as shown on the Preliminary Landscape Plan, Sheets L-1 through L-4 of the Tentative Tract Map SDR Package for Tract 7441 prepared by Rose Associates and dated received September 12, 2003. Exact tree locations and varieties shall be reviewed and approved by the City Engineer. A minimum of two street trees shall be planted along the Parcel "I" frontage of Lots 29-37. The proposed variety of trees to be planted adjacent to sidewalks 23 69. 70. 71. 72. or curbs shall be submitted for review and approval by the City Engineer. Root shields shall be required unless otherwise determined by the City Engineer and the Director of Community Development. The Applicant/Developer will be given T.I.F. credit for the Fallon Road median improvements. The median landscaping shall be separately metered (water and power) foi' City Maintenance. Final Landscape Plan. Applicant/Developer shall submit a Final Landscape Plan for approval by the Director of Community Development and the City Engineer which shall reflect the specifications and details of the Preliminary Landscape Plan. Landscape Maintenance and Easement Dedication. The Applicant/Developer shall maintain landscaping after City- approved installation until the appropriate homeowners association is established and assumes the maintenance responsibilities. This maintenance shall include, but not be limited to, weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots, which are to be maintained by the Homeowners Association. Monumentation & Entry Sign. Monumentation and entry signage at the development's intersections at Tassajara Road and Fallon, and for the Villas, shall be constructed as shown on Sheet L-6 of the Preliminary Landscape Plans of Tentative Tract Map SDR Package for Tract 7441 and shown on the Improvement Plans for the project. Landscaping at Intersections. Landscaping at intersections shall be such that sight distance is not obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. PL, PW PL, PW PL, PW PL, PW Approval of Final Map/ Improvement Plans Approval of Final Map/ Completion of Improvement S Completion of Improvement S Completion of Improvement S PW Standard/ PW PW Standard GRADING 73. Grading and Landslide Repair Work on Adjacent Properties. According to the Vesting Tentative Tract Map and SDR exhibits by Ruggeri-Jensen-Azar & Associates, and geotechnical reports prepared by Engeo Inc. (Project Numbers 5148.3.001.01, 5148.3.002.01, and 5148.1.001.01), grading and landslide repair work is necessary on the adjoining DR Acquisition 1 LLC (APN 985-029-010), Lin (APN 985-029-011), and Mission Peak (APN 985-002-001) properties. Before commencing with any off-site grading or landslide repair work, the Applicant/Developer shall provide written evidence from the adjoining property owners that this work is allowed. PW Approval of Grading Plan PW 24 74. Geotechnical Peer Review. Before any grading or PW Approval of PW landslide repair work commences at the site, the Grading Plan Applicant/Developer shall respond to a letter from and gain and On-going concurrence from Kleinfelder, the City's consulting Geotechnical Engineer. Said letter is dated 4/14/03, a copy of which was forwarded to the Applicant on 6/12/03. In addition, the Applicant/Developer shall fund all peer review work by Kleinfelder before and during construction as deemed necessary by the City Engineer to assure that the geotechnical issues associated with the grading and landslide repair work are being performed in accordance with accepted industry standards. 75. Pad and Finished Floor Elevations. Pad and finished floor PW, PL, B Approval of PW, B elevations and grading shall generally match the proposed Grading Plan Grading Plan shown on the SDR and approved improvement plans. Any revisions shall be specifically reviewed and approved by the City Engineer. The Applicant/Developer shall install area drains between buildings and all drainage shall flow away from the buildings as per UBC and to the satisfaction of the City Engineer. 76. Graded Slopes/Erosion Control. All landscaped and PW Acceptance PW graded slopes shall be hydroseeded, covered with a blown of hay application and treated with a tackifier or other erosion Improvement control measures deemed necessary by the City Engineer s immediately upon completion of grading to prevent soil erosion. The hydroseed mix shall be subject to approval by the City Engineer. GEOTEC~ICAL I 77. Geotechnical Report and Recommendations. The PW Issuance of Standard Applicant/Developec shall incorporate the recommendations Building of thc Geotcchnical report prepared for the project, and Permits of additional mitigation measures required by the City each site Engineer into the project. TRAFFIC MD CIRCULATION 78. [Offsite]Traffic Signals. If not constructed by another PW Improvement PW Applicant/Developer, Applicant/Developer is responsible s shall be for installation, modification, or construction of bonded prior signalization with development of property at the following to filing the intersections to the satisfaction of the City Engineer: final map and constructed prior to occupancy of the first unit in the specified phase. a. [ Tassajara Road at Street "A" (Bond/Construct w/Phase 1) 25 b. Tassajara Road at Fallon Road (Bond/Construct w/Phase 4) c. Fallon Road at Street "A" (Bond w/Phase 2, construct w/Phase 4) d. Fallon Road at Street "E" (Bond/Construct w/Phase 4) The installation of the traffic signal at Tassajara Road/Street "A" shall be constructed with Phase 1. The installation of the traffic signal at Fallon Road/Street "A' shall be constructed with Phase 2. The installation of traffic signals at Tassajara Road/Fallon Road and Tassajara Road/Street "E" shall be constructed with Phase 4. The signal improvements at the Tassajara Road/Fallon Road intersection shall accommodate conversion to serve a fourth leg of the intersection (providing access to the Mission Peak property) to the extent possible. The intersection improvements (except for the Mission Peak leg) are eligible for TIF credits. 79. Stop Sign Intersections. Applicant/Developer shall install PW Occupancy PW STOP signs on Street "B", Street "F", and Court "D" at the of Any approach to Street "A', and on Street "F" at the approach to Building Street "B". 80. Traffic Impact Fees. Applicant/Developer is eligible to PW Issuance of PW receive TIF credits/reimbursement for the installation of Building improvements and payments per the City adopted TIF Permit Guidelines Resolution #23-99. 81. No Parking along Streets. Applicant/Developer shall PW Occupancy PW designate no parking areas within 30 feet of all public street of Any intersections. Parking shall only be on the designated areas Building as per approved parking plans and as approved by the City Engineer and Community Development Director. 82. No Parking on Southerly Side of Street "F". Applicant/ PW Approval of PW Developer shall post "no parking at anytime" signs on the Improvement southerly side of Street "F" (private street). Plans 83. LAVTA. Applicant/Developer shall cooperate with LAVTA PW Approval of PW to provide convenient access to public transit, to enhance Final Map local and regional mobility and integration of LAVTA with and other public transit systems, and to locate bus alignments, Improvement turnouts, service stops, bus shelters and other transit Plans amenities to the satisfaction of the City Engineer, and in accordance with the LAVTA letter dated August 20, 2003. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. Applicant/Developer shall comply with all applicable requirements of LAVTA. 26 90. exploratory borings shown on the map that are known to exist, are proposed or are located during field operations without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. Requirements and Fees. Applicant/Developer shall comply with all Alameda County Flood Control and Water Conservation District-Zone 7 Flood Control requirements and applicable fees. Zone 7, PW Grading Permits Issuance of Building. Permits Standard DUBLIN SAN RAMON SERVICES D!ST~T i(O'SRSD) 91. Construction by Applicant/Developer. All in-tract potable DSR, PW Standard 92. 93. 94. and recycled water and wastewater pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. Fire Protection Waterline Systems. Domestic and fire protection waterline systems shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications. Hold Harmless Agreement. The Applicant/Developer shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the completion of the project. Review of Improvement Plans. All improvement plans for DSRSD facilities shall be signed by the District Engineer. The City of Dublin City Engineer shall sign all improvement plans for City of Dublin facilities. Responsibilities for Subdivider. Applicant/Developer shall comply with all implementation "responsibilities for subdivider" as outlined in Tables 9.1 and 9.2 of the "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance # 18-92". DSR, PW DSR PW, DSR DSR, PW Completion of Improvement S Approval of Improvement Plans Ongoing Recordation of Final Map and Approval of Improvement Plans Approval of Improvement Plans Standard Standard PW Standard 95. OTHER CO~ITIONS 28 84. Street Sign Naming Plan. A street sign/naming plan for the PL Approval of Standard internal street system shall be submitted and shall be subject Improvement to approval of the City Engineer and Community Plans Development Director and the City Council. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without a change in street name. 85. Driveways. Driveway slopes into the garage shall not PW Approval of Standard exceed 10% and driveways shall conform with the pavement Improvement leading into these driveways as approved by the City Plans Engineer. Centerline striping shall be installed at all project entries showing two lanes of traffic flow as defined by the City Engineer. 86. Street Addressing Plan. The Applicant/Developer shall PW, PL, F Approval of Standard submit an addressing plan detailing the particulars of . Improvement addressing units to be reviewed and approved by the Plans Community Development Director, City Engineer and the Fire Marshall. Addresses are required on the front and rear of dwellings in Cluster homes. Townhouses require address ranges to be posted on the street side of the buildings. Submittal of a 1"=30' site plan detailing the location of all front entries and garage approaches for addressing is required prior to approval and release of addresses. EMERGENCY sERVICES/FIRE 87. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with the ACFD requirements, for all phases of Improvement development in excess of 25 Units, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 Units, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City Engineer and the ACFD. 88. Wildfire Management Plan. Applicant/Developer shall F Prior to F construct the dwelling units in accordance with the Issuance of requirements of the City's Wildfire Management Plan and Building consistent with the map indicating that the units adjacent to Permits open space areas are to be sprinklered. Fire prevention measures proposed for the dwelling units will be subject to approval by the ACFD Fire Marshal. ALAMEDA CO~TY FLOOD ~ONTR~L'A~ 89. I Wells. Any water wells, cathodic protection wells or I Zone 7, PW I Issuance of [ Standard 27 96. Homeowners Association. Applicant/Developer shall PW, PL Prior to Standard establish a Neighborhood Homeowners Association and/or a approval of Community Homeowners Association that will monitor and Final Map provide oversight to the maintenance of owner-maintained street landscape areas and common areas including community walls and theme fences. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Applicant/Developer shall submit the project CC&Rs for review and approval by the City Engineer and the Director of Community Development. Standards of care between phases of the project shall be reviewed for consistency. The CC&R document shall create opportunities for the neighborhoods in the project area to create a standard consistent for each site. 97. Postal Service. Applicant/Developer shall confer with local PL, PW Approval of Standard postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and City Engineer. A plan showing the locations of all mailboxes shall be submitted for review and approval by the City Engineer. 98. Affordable Housing (Inclusionary Zoning Ordinance PL Approval of Affordable Compliance): Affordable Housing (Inclusionary Zoning Final Map Housing Ordinance Compliance): To comply with the City's Agreement Inclusionary Zoning Ordinance (Dublin Municipal Code Chapter 8.68) and any amendments thereto, 12.5%, or 32 dwelling units in the project must be affordable units in accordance with the regulations of the Ordinance. The Applicant/Developer shall construct at least 7.5% of the affordable units in the project, or 19 units, in Phases 1, 2, and 3, and designate those units as for-sale ("ownership"). Inclusionary units affordable to very low-, low-, and moderate-income households, and shall enter into an agreement with the City to impose appropriate resale controls and rental restrictions on the units. In addition, Applicant/Developer shall pay "in lieu" fees at the rate in effect at the time of building permit issuance for each remaining Inclusionary unit, or 13 units, required to meet the City's Inclusionary Ordinance standard of affordable units in compliance with the City Council adopted Resolution or as agreed to by the City Council. 29 The Applicant/Developer shall enter into an affordable housing agreement, as provided in DMC Section 8.68.070(D)(1) ["affordable by design"], for the project no later than the approval of the final map for this subdivision to secure Applicant/Developer's obligation under the City's Inclusionary Zoning Ordinance as such obligation is specified in this condition. 99. Project's Community Facility. The community facility for PW, B Occupancy PW the project shall comply with all applicable City of Dublin of Building Non-Residential Security Ordinance requirements and shall be under construction by the 25th unit with completion prior to 58th unit. 100. Security Lighting. Applicant/Developer shall provide PW, B, F Occupancy Standard security lighting in any parking lots or areas and above each of Building entrance/exit from the buildings. 101. Private Street $ignage. Applicant/Developer shall post PW Occupancy Standard private street signage in the private street area and along the of Building private trail in accordance with the California Vehicle Code. No trespassing signs should be posted and shall be governed by the California Penal Code Section 602L. 102. Public Facilities Fee/Parks. Applicant/Developer shall pay PL Issuance of Standard a Public Facilities Fee in the amounts and at the times set Building forth in the City of Dublin Resolution No. 60-99, including Permits any subsequent resolution which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks Land" dedication shall be determined by the Parks and Community Services Department. 103. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any 30 damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. 104. Relocation of Existing Improvements. Any relocation PW Completion St~ndard of existing improvements or public utilities shall be of accomplished under the direction of the governing Improvement agency, at no expense to the City. 105. Oversize Construction Loads. Permits shall be PW Issuance of Standard required for oversized and/or overweight construction Grading loads coming to and leaving from the site on City Streets. Permit If soil is to be imported or exported from the site, a haul route plan shall be ~ubmitted to the City for review and approval. 106. Construction Traffic. Applicant/Developer shall prepare a PW Issuance of Standard traffic safety plan for construction traffic interface with Grading public traffic on existing public streets (Tassajara Road and Permit Fallon Road). All construction traffic may be subject to specific routing, as determined by the City Engineer, in order to minimize construction interference with regional non-project traffic movement. 107. Traffic Safety. Regulatory signs and/or "red-curbing" shall PW, PO Approval of Standard be provided in accordance with the standards of the City of Improvement Dublin subject to plan approval by the City Engineer. Plans 108. Damage/Repairs. The Applicant/Developer shall repair all PW Occupancy Standard damaged existing pavement, street, curb, gutter and of first sidewalk, or any other public street facility resulting from building construction and vehicle traffic from construction activities related to the development to the satisfaction of the City Engineer. 109. Storm Drain Easement, Water Easement, Sewer PW, PL Occupancy Standard Easement, Common Area Easement, Ingress/Egress and of first Access Easement, Parking Easement, Emergency Vehicle building Access Easement, Pedestrian Access Easement and Public Service Easement Dedications. The Applicant/Developer shall grant or dedicate Storm Drain Easement, Water Easement, Sewer Easement, Cable TV, Telephone and Electrical Service Easements, Common Area Easement, Ingress/Egress and Access Easement, Parking Easement, Emergency Vehicle Access Easement, Pedestrian Access Easement and Public Service Easements over each parcel in favor of the other parcels located within this 31 project and/or the appropriate public agency as deemed necessary by the City Engineer. The Applicant/Developer shall prepare CC&Rs to reflect these easements and the CC&Rs shall be reviewed and approved by the City Engineer and the City Attorney. 110. Retaining Walls. Where finish grade of this property is in PW Approval of Standard excess of twenty-four (24) inches higher or lower than the Improvement abutting property or adjacent lots and an appropriate slope is plans through not feasible, a concrete or masonry block retaining wall or completion other suitable solution acceptable to the City Engineer shall be required. Details shall be provided for all proposed retaining walls. 111. Waive right to protest. The Applicant/Developer waives any PL, ADM Finaling Standard right to protest the inclusion of the property or any portion of Building it in a Landscape and Lighting Assessment District or similar Permits assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 112. Clarifications and Changes to the Conditions. In the PW, PL Project Standard event that there needs to be clarification to these conditions Acceptance of of approval, the Directors of Community Development and improvement Public Works have the authority to clarify the intent of these conditions of approval to the Applicant/Developer by a written document signed by the Director of Community Development and the City Engineer s and placed in the project file, also have the authority to make minor modifications to these conditions in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. DUBLIN S~ ~MON SERVICES DISTRICT (DSRSD) 109. Construction by Applicant/Developer. All onsite potable DSRSD Completion Standard and recycled water and wastewater pipelines and facilities of shall be constructed by the Applicant/Developer in Improvement accordance with all DSRSD master plans, standards, s specifications and requirements. 32 110. DSRSD Water Facilities. Water facilities must be DSRSD Acceptance DSRSD connected to the DSRSD or other approved water system, of and must be installed at the expense of APPlicant/Developer Improvement in accordance with District Standards and Specifications. s All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with the following requirements: a. Prior to issuance of any building permit, complete improvement plans Issuance of DSRSD shall be submitted to DSRSD that conform to the requirements of the Building DSRSD Code, the DSRSD "Standard Procedures, Specifications and Permits Drawings for Design and Installation of Water and Wastewater Facilities." all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to each Approval of DSRSD development project's demand. Layout and sizing of mains shall be in Improvement conformance with DSRSD utility master planning. Plans c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of DSRSD existing sanitary sewer system. Pumping of sewage is discouraged and Improvement may only be allowed under extreme circumstances follo~ving a case- Plans 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 specification. DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other condition within a separate agreement with the applicant for any project that requires a pumping station. d. Domestic and fire protection waterline systems for tracts or Approval of DSRSD commercial developments shall be designed to be looped or Improvement interconnected to avoid dead end sections in accordance with Plans requirements of the DSRDS Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be located in Issuance of DSRSD public streets rather than in off-street locations to the fullest extent Building possible. If unavoidable, then public sewer or water easements must be Permits and established over the alignment of each public sewer or water line in an all DSRSD off-street or private street location to provide access for future requirements maintenance and/or replacement. 33 f. Prior to the approval by the City of a grading permit or a site Prior to DSRSD development permit, the locations and widths of all proposed easement issuance of dedications for water and sewer lines shall be submitted to and grading approved by DSRSD. permit/site development permit g. All easement dedications for DSRSD facilities shall be by separate Prior to DSRSD instrument irrevocably offered to DSRSD or by offer of dedication on approval of the Final Map. Final Tract Map h. Prior to approval by the City for Recordation, the Final Map shall be Prior to Final DSRSD submitted to and approved by DSRSD for easement locations, widths Map and restrictions, recordation i. Prior to issuance by the City of any building permit, all utility Prior to DSRSD connections fees, plan check fees, inspection fees, permit fees and fees issuance of associated with a wastewater discharge permit shall be paid to DSRSD building in accordance with the rates and scheduled established in the DSRSD permit Code. j. Prior to issuance by the City of any building permit, all improvement Prior to DSRSD plans for DSRSD facilities shall be signed by the District Engineer. issuance of Each drawing of improvement plans shall contain a signature block for building the District Engineer indicating approval of the sanitary sewer or water permit facilities shown. Prior to the approval by the District Engineer, the applicant shall pa all required DSRSD fees, provide an engineer's estimate of construction costs for water and sewer systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer or waterline construction shall be permitted unless the proper Issuance of DSRSD utility construction permit has been issued by DSRSD. A construction building permit will only be issued after all of the items in this condition have permit and all been satisfied. DSRSD requirements 1. The applicant shall hold DSRSD, its Board of Directors, commissions, On-going DSRSD employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, -or fines resulting from the construction and completion of the project. m The project is located within the District Recycled Water Use Zone Approval of DSRSD (Ord. 280), which calls for installation of recycled water irrigation Improvement systems to allow for future use of recycled water for approved Plans landscaped irrigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280, as may be amended or superseded, is required, The District Engineer must approve any exemption thereto, in conformance with Ordinance 280. 34 n. All irrigation facilities shall be subject to review by the District for Approval of DSRSD compliance with District and Dept. of Health Services requirements for Final recycled water irrigation design. Irrigation plans shall not be approved Landscape by the City until review and approval thereof by the City is confirmed, and Irrigation Plans o. The Applicant/Developer shall coordinate with the District and Approval of DSRSD Alameda County Fire Department on required fire flows. The present Improvement interim water system is capable if providing a maximum of 3,500 Plans gallons per minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim water system for fire protection. EMERGENCY SER~CES 111. ACFD Rules, Regulations and Standards. Applicant/Developer shall Issuance of F comply with all Alameda County Fire Services (ACFD) rules, regulations, Building City of Dublin and standards, including minimum standards for emergency Permits access roads and payment of applicable fees, including City of Dublin Fire facilities Fees. 112. Fire Hydrants. The Applicant/Developer shall construct all new fire Occupancy PW hydrants in streets to City and Alameda County Fire Department standards, of adjacent The Applicant/Developer shall comply with applicable Alameda County fire building Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. 113. Fire Conditions. Applicant/Developer shall comply with all conditions of Issuance of F ~ the Alameda County Fire Department (ACFD), including: Building Permits a. Final location of fire hydrantS shall be approved by the Alameda County Fire Department in accordance with current standards. Minimum fire flow design shall be for 1500 gallons per minute with 20-psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the center of the paved street opposite each hydrant. A drawing of the approved locations shall be submitted for future reference. b. Fire lanes shall be identified in the plan and approved by the ACFD prior to installation. c. Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads of fire equipment. The minimum standard shall be H20 design. Design shall be approved by ACFD prior to installation. d. Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD and the City of Dublin. e. Prior to the delivery of any combustible material storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. Approved roadway shall be first lift of asphalt. f. Plans may be subject to revision following review. 114. Projected Timeline. Applicant/Developer shall submit a projected timeline Issuance of PO for project completion to the Dublin Police Services Department, to allow Building estimation of staffing requirements and assignments. Permits 35 115. Graffiti. The Applicant/Developer and/or property owner and/or tenant Acceptance PW, PL shall keep the site clear of graffiti vandalism on a regular and continuous of basis. Graffiti resistant paint for the structures and film for windows or glass Improvement should be used. 116. Energy Conservation. Building plans shall demonstrate the incorporation of Issuance of PL~ PW energy conservation measures into the design, construction, and operation of Building proposed development. Permits STANDARDS 117. Health, Design and Safety Standards. Prior to final PW, PL Occupancy Standard approval allowing occupancy of any new building, the of Any physical condition of the building shall meet minimum Building health, design, and safety standards including, but not limited to the following: a. The streets providing access to the site shall be PL Occupancy Standard complete to allow for safe traffic movements to and of Any from the site. Building b. All traffic striping and control signing on streets PW Occupancy Standard providing access to the site shall be in place, of Any Building c. All street name signs on streets providing access to the PL Occupancy Standard homes shall be in place, of Any Building d. Exterior lighting shall be provided for building PW Occupancy Standard entrances and shall be of a design and placement so as of Affected not to cause glare onto adjoining properties. Building e. All repairs to the street, curb, gutter, and sidewalk ' PW Occupancy Standard which may create a hazard shall be completed to the of Any satisfaction of the City Engineer and any non- Building hazardous repairs shall be complete and/or bonded for. f. All buildings shall have an illuminated address PL, PO Occupancy Standard number that is clearly visible from the middle of the of Any street. Building g. Applicant/Developer shall submit a final lighting plan PL,PO, B, Plans Standard (including photometrics) to the Department of PW Approved Community Development and the Dublin Police prior to Services for review and approval. At a minimum, the IssUance of plan shall include 0.50 candle lighting levels at all Buildirig doors, 1.0 candle lights at ground level in parking lot Permits/ areas, and lighting fixtures that are a vandal-resistant Lighting type. Installed prior to Occupancy of Any Building h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard utility boxes shall be set to grade to the approval of of Any the City Engineer. Building 36 i. The buildings shall have received all necessary B Occupancy Standard inspections and have final approval by the Building of Any Department to allow occupancy. Building j. All fire hydrants in streets providing access to the site F Occupancy Standard shall be operable to City and ACFD standards, of Any Building k. Ail streets providing access to the site shall be PW, F Occupancy Standard improved to an adequate width and manner to allow of Any for fire engine circulation to the approval of the City Building Engineer and ACFD. 1. Exterior landscaping shall be kept at a minimal height PO On-going PO and fullness giving patrol officers and the general public surveillance capabilities of the area. m. Applicant/Developer shall provide each entrance of PO Occupancy PO the complex with a graphic unit locator director, of Any visible from within a vehicle as it enters the complex. Building n. Applicant/Developer shall keep the site clear of PO On-going PO graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials should be used, including appropriate paints and film for windows and appropriate glass. o. Applicant/Developer shall work with the Dublin PO Plan PO Police on an ongoing basis to establish an effective submitted theft prevention and security program, prior to Applicant/Developer shall submit a security plan for Occupancy the site for review and 'approval by the Dublin Police. of Any Building 37 118.a Police Conditions: PO Occupancy PO 1. The Applicant shall comply with all applicable City of of any Dublin Residential Security Ordinance requirements. Building 2. Applicant/Developer shall light Unit addresses at night and as clearly visible from the middle of the street. 3. The Applicant/Developer shall keep any perimeter walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage should be installed and maintained. 4. Applicant/Developer shall install Perimeter fencing at a minimum height of six (6) feet as approved by Community Development Director. 5. Applicant/Developer shall generate street names that will not duplicate those already being used in other segments of the City. 6. Landscaping shall be kept at a minimal height and fullness giving patrol officers and the general public surveillance capabilities of the area. 7. The Applicant/Developer shall build the recreation facility within this development & shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. 8. The Applicant/Developer shall install Landscaping around the recrea~tion facility that shall be kept at a minimal height and fullness giving patrol officers and the general public surveillance capabilities of the area. 9. 'The Applicant/Developer shall construct Security lighting in the parking lot area and above each entrance/exit from the buildings. 10. The Applicant/Developer shall either: (1) Post private street areas in accordance with California Vehicle Code regulations; and/or (2) Traffic and towing must be covered by CC&R's of the Homeowners Association. 11. The Applicant/Developer shall install perimeter construction fencing & shall be fenced during construction, and the City of Dublin Community Development Director shall employ security lighting ~ and patrols as necessary. 38 118.b Notice to of Potential Bnyers. The developer shall provide PL, PW Occupancy PL, PW notice to residents through the CC&R's that existing of Any agricultural activities are adjacentto the project and may Building involve construction related to the agricultural use; and, further that some adjacent properties are designated for possible future residential development on the General Plan. SITE DEVELOPMENT REVIEW This Site Development Review approval for PA 02-024 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the following plans and documents available and on file in the Department of Community Development. (Some of the following items require revisions as noted in other Conditions herein): Architectural Plans prepared by Dahlin Group, Inc. for Pinn Brothers Homes/Silveria Ranch dated received September 12, 2003; Site Plan and Vesting Tentative Map prepared by Ruggeri-Jensen-Azar and Associates, dated received September 12, 2003; and, Preliminary Landscaping Plan prepared by Rose Associates, Landscape Architect, dated received September 12, 2003, by the City of Dublin Department of Community Development stamped approved and on file. The Site Development Review shall also generally conform to the colors and materials board received on September 10, 2003, on file in the City of Dublin Department of Community Development; the written statement prepared by the Applicant/Developer and on file in the City of Dublin Department of Community Development; and is subject to the following conditions: 119. Compliance with Conditions. The prQect shall comply PL, B Through Standard with the Conditions of Approval for the Vesting Tentative Completion Map and the regulations of the Planned Development Rezoning and Stage 2 Development PI~ (refer to Ordinance). 120. Fees: Applic~eveloper shall pay all applicable fees in Various Various times, Stand~d effect at the time of building pemit issuance, including, but no later but not limited to, Planning fees; Building fees; Dublin than Issuance San Ramon Se~ices District Fees; Public Facilities Fees; of building Dublin Unified School Dis~ict School Impact fees; Public pe~its Works Traffic Impact fees; Dublin Fire Se~ices fees; Noise Mitigation fees; Inclusiona~ Housing In-Lieu fees; and, Alameda Coun~ Flood and Water Conse~ation Disffict (Zone 7) Drainage and Water Connection fees in effect at the time of building pemit issuance. 121. Colom and Materials Board. Colors and materials shall PW Issuance of Standard reflect those approved with this prQect, dated received Building from the D~lin Group on September 10, 2003. If Pemits 39 ~lt4 revisions are made to specific colors and materials, the Applicant/Developer shall submit a colors and materials board subject to approval of thc Director of Community Development to reflect any changes made during project review. 122. House Numbers List. Applicant/Developer shall submit PL Issuance of Standard a house numbers list corresponding to lots shown on the Building Tentative Tract Map, and an address plan as described in Permits the Tentative Tract Map conditions. Said list is subject to approval of the Director of Community Development. 123. Term. Approval of the Site Development Review shall be PL Approval of Standard valid for five years from approval by the Planning Improvement Commission to allow time for the four phases of the Plans project to be built. If construction has not commenced by that time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the findings of approval will continue to be met. (note: Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 124. Revocation; The SDR will be revocable for cause in PL On-going Municipal accordance with Section 8.96.020.I of the Dublin Zoning Code Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 125. Plotting Plans - P!otting Plans for each phase of the PL Issuance of Standard project and dwelling unit type shall be submitted by the Building Applicant/Developer to the Department of Community Permits Development for approval by the Director of Community Development prior to submitting for building permits in each respective phase. 126. Air Conditioning Units - Air conditioning units and B, PL Occupancy of Standard ventilation ducts shall be screened from public view with Unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. 127. Automatic Garage Door Openers - Automatic garage B, PL Occupancy of Standard door openers shall be provided for all dwelling units and Unit shall be of a roll-up type. Garage doors shall not intrude into the public right-of-way. 40 Walls and Fencin§ 128. Walls and Fences. All walls and fences shall conform to PL Occupancy of Standard Section 8.72.080 of the Zoning Ordinance unless unit otherwise required by this resolution. ConstructiOn/installation of common/shared fences for all side and rear yards shall be the responsibility of Applicant/Developer. Construction shall comply with fence detail submitted with the plans. 129. Wall or Fence Heights. All wall or fence heights shall be PW Approval of Standard a minimum 6 feet high (except in those locations where Improvement Section 8.72.080 of the Zoning Ordinance requires lower Plans fence heights or where an 8-foot sound attenuation wall is required). All walls and fences shall be located as shown on Sheets L-1 through L-2 of the Development Plan, and designed as shown in the details on Sheet L-5. All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the City Engineer. 130. Level area on both sides offence. Fencing placed at the PW, PL Issuance of Standard top of banks/slopes shall be provided with a minimum Grading one-foot level area on both sides in order to facilitate Permits maintenance by the property owners. 131. Streetlights. Streetlights on arterial streets adjacent to the PW Recording of Standard project shall be the luminaries as approved by the City Final Map Engineer. Street lights shall be designed so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan demonstrating compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the City Engineer. The type of residential streetlights used shall be acceptable to the City Engineer. parking 132. Parking. Applicant/Developer shall provide parking as PL Completion of Standard shown on the Site Plan and Guest Parking Plan, Sheets 5 Improvements and 6 of the Vesting Tentative Tract Map and SDR package dated received on SePtember 12, 2003 by the Dublin Department of Community Development. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking StriPing Detail". Handicapped and visitor parking spaces shall be appropriately identified on the pavement. 133. Recreational Vehicle Parking. Recreation vehicle On-going Municipa 41 parking shall not be permitted on site and shall be 1 Code regulated by the CC&R' s. ~ Police 134. Residential Security. The project shall comply with the PL, B Occupancy of Standard City of Dublin Residential Security Requirements of the Units Residential Security Ordinance. CC&R's for the project will include posting of private street areas in accordance with California Vehicle Code Section 22658, sections 1 and 2. Fire lanes will also be posted in accordance with California Vehicle Code Section 22500.1. The Applicant/Developer and/or Property Owner shall keep perimeter walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant paints and foliage shall be used. The CC&R's shall provide for graffiti removal in perpetuity. Landscaping 135. Final Landscaping and Irrigation Plan. PL, PW Issuance of PW Applicant/Developer shall submit a Final Landscaping and Building Standard Irrigation Plan, conforming to the requirements of Section Permits or 8.72.030 of the Zoning Ordinance (unless otherwise according to required by this Resolution). The plans shall be stamped Phased and approved by the City Engineer and the Director of Occupancy Community Development. That plan should generally Plan, conform to the Site Plan and Preliminary Landscape Plan whichever is prepared by Rose Associates, Landscape Architect, dated first received September 12, 2003. It must reflect any revised project design shown on the Tentative Map with a later date. 136. Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW gallon size shall be planted along all street frontages as Building Standard shown on the final Landscape Irrigation Plan. Exact tree Permits or locations and varieties shall be reviewed and approved by according to the Director of Community Development. Trees planted Phased within, or adjacent to, sidewalks or curbs shall be Occupancy submitted to the City Engineer for review and approval by Plan, the Director of Community Development and the City whichever is Engineer to determine the need for root shields, first Elsewhere, root shields are required. 137. Review. Shrub, vine, espalier, perennial, and ground PL Issuance of PL cover varieties shall be reviewed and approved by the Building Director of Community Development. Permits or according to Phased Occupancy Plan, whichever is first 42 138. Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of PL, F resistant or drought tolerant plant varieties shall be Building required in the plant palette. Permits or according to Phased Occupancy Plan, whichever is first 139. Monument Signs. Design of monument signs shall be PL, PW Completion of approved by the Director of Community Development to Improvements assure compatibility with design elements of the project and by the City Engineer to assure unobstructed traffic visibility. 140. Backflow Devices. Backflow devises shall be hidden PL Issuance of Standard from view by means of fencing, enclosures, landscaping Grading and/or berms. Permits 141. Standard Plant Material, Irrigation System and PL Occupancy of Standard Maintenance Agreement. Applicant/Developer shall Any Unit sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. 142. Water Efficient Landscape Regulations. PL, PW, Issuance of Standard Applicant/Developer shall ensure that the Final DSR Grading Permits Landscaping and Irrigation Plan conforms to the City's Water Efficient Landscape Regulations, including dual piping to facilitate future recycled water. Standards 143. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standard approval allowing occupancy of any new home, the Unit physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the home shall be PL Occupancy of Standard complete to allow for safe traffic movements to and Unit from the home. b. All traffic striping and control signing on streets PW Occupancy of Standard providing access to the home shall be in place. Unit c. All street name signs.on streets providing access to PL Occupancy of Standard the homes shall be in place. Unit d. All streetlights on streets providing access to the PW Occupancy of Standard homes shall be energized and functioning. Unit e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard which may create a hazard shall be completed to the Unit satisfaction of the City Engineer and any non- hazardous repairs shall be complete and/or bonded for. 43 f. The homes shall have a back-lighted illuminated PL Occupancy of Standard house number. Unit g. The lot shall be finish graded, and final grading B Occupancy of Standard inspection shall have been approved by the Building Unit Department. h. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard utility boxes shall be set to grade to the approval of Unit the City Engineer. i. The homes shall have received all necessary B Occupancy of Standard inspections and have final approval by the Building Unit Department to allow occupancy. j. All fire hydrants in streets providing access to the F Occupancy of Standard homes shall be operable to City and ACFD standards. Unit k. All streets providing access to the homes shall be PW, F Occupancy of Standard improved to an adequate width and manner to allow Unit for fire engine circulation to the approval of the City Engineer and ACFD. 1. All front yards of single family dwellings shall be PL Occupancy of Standard landscaped. Common areas of the project shall be Unit landscaped by phase. m All mailbox units shall be at the back of the curb. PL Occupancy of Standard Unit n. Exterior lighting shall be provided for dwelling PL Occupancy of Standard entrances and shall be of a design and placement so Unit as not to cause glare onto adjoining properties. o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy of Standard to provide for security needs. (Photometrics and Unit lighting plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval prior to the issuance of building permits). 144. Glare/Reflective Finishes - The use of reflective finishes PL Issuance of Standard on building exteriors is prohibited. In order to control the Building effects of glare within this subdivision, reflective glass Permits shall not be used on all east-facing windows. MiscellaneoUs 145. Refuse Collection Areas. The refuse collection areas PL, PW Approval of Standard within the project shall be reviewed by the refuse Improvement collection service provider to ensure that adequate space is Plans provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. 146. Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard shall comply with all applicable requirements of the City Zone 7, Improvement of Dublin, Alameda County Fire Department, Public DSR, PL Plans Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Dublin Unified School District and Dublin San Ramon Services District. 44 147. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan Permits 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 participating non-City agencies prior to the issuance of bldg. Permits. 148. Prior to Building Permit Issuance, the applicant/ 'BL Building Standard Applicant/Developer shall submit revised architectural Permit Issuance elevations to the Director of Community Development for review and approval for all three floor plans indicating additional architectural embellishments (belly bands, sill bands, shutters, etc.) for the passive building wall. PASSED, APPROVED AND ADOPTED this 23rd day of September 2003. AYES: NOES: ABSENT: -ABSTAIN: ~. Cm. Fasulkey, Nassar, King, and Machtmes ATTEST: Planning Commission Chairperson Planning Manager 45 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE;.,September 23, 2003 SUBJECT: PA 02-024 Pinn Brothers Homes/Silveria Ranc~h - DevelOpment Rezoning and stage 2 Development Plan, Tentative Tract Map and Site Development Review Prepared by Janet Harbin, Senior Planner ATTACHM~.NTS; RECOMMENDATON: 1. Resolution recomme~!ing City Council adopt the Ordinance Development Plan (with Rezoning Exhibit attached as Exhibit A-1, and Development Plan/Project Plans attached as Exhbit A-2) and related EIR Addeg. dum 2. Resolution Approving Vesting Tentative Tract Map and Site Development Review (with Tentative Trag[Map attached as Exhibit A, and Site Plan attached as E ~.xh~[.~D) and related EIR Addendum 3. Colored Elevations (with color staples), Streetscapes & Landscape Plan 41 Applicant's Project Description 5. Initial Study and Addendum dated September 17, 2003 6. Tiger Salamander Habitat Survey dated September 2, 2003 prepared by Jeff Olberding & Associates 7. Diagram of Access to Nielsen Property !, ........ He~..~ff presentation. 2. Open public hearing. 3. Take testimony from the Applicant and the public. 3. Question Staff, Applicant and the public. 4. Close public hearing and deliberate. 5. Adopt Resolution recommending City Council adopt the Ordinance approving the Planned Development Rezoning and Stage 2 Development Plan and re!atedE~I~R~Ad~~(Attachment 1) 6. Adopt Resolution Approving Vesting Tentative Tract Map and Site Development Review and related EJ~~~ BACKGROUND: On September 17, 2002, the City Council held a public hearing on the request for annexation, in conjunction with a Planned Development Prezoning and Stage 1 Development Plan, for the Silveria, Haight and Nielsen properties comprising approximately 103 acres located on Tassajara Road in the eastern portion of the City. The City Council approved the annexation, Prezoning and Stage 1 Development Plan on that date. The Local Agency Formation Comm.~,ission of ~!.~e~ ~p~...k¢.. ty (LAFCO) held a public hearing on the annexation on COPIES TO: Applicant Property Owners eAfiled \ January 9, 2003, and approved the annexation of the property on that date. Final annexation of th~Sii~eiOa Ranch and Nielsen properties to the City °fDublifi iO~6~/t-iOh~'l~fh~3'~v'2~0~OJ~'ff/~l:i~/B~i~i~'~/i~~i~ ..................... map and payment of State taxes and fees. Pinn Brothers Fine Homes has submitted a project application consisting of a Planned Development Rezoning and Stage 2 Development Plan, Vesting Tentative Tract Map and Site Development Review for 254 multi- family and single-family homes on 'apprOximately 93.4 aCres of annexed Properties located southeast and northeast of the intersection of Tassajara Road and the future extension of Falton R0adl Th'~'93'.4 ~a~i~s~i~ developed include the Silveria and Haighii3~b~3~i~es;~'~6~iO~"'~s th~ ~Sii~'fi~/' i~'~h~. -The rem~ifi~ acres of the original annexation area are owned by Robert Nielsen'Jr., and are not inclUdedi'ri'ih~'i~mpO~d' development. If the property owner o£the parcel proposes to develOp the site in the futUre for a use other'than agriculture, approval of a planned Development Rezoning and Sta~e 2 Development Plan will be reqiii'red prioi~ to development. The homes would be clustered and constructed on approximately 36 acres of the 93.4-acre project site in four phases, with 49.1 acres designated as permanent private open space under a conservation easement, or other similar instrument, agreed to by the Applicant/Developer. The remaining 8 a~res lies §O~Uhh~b/' Fallio~fi'~P(6~d adjacent to the rear yard areas of the single-family and'fii~/:li~-densitY homes,'~d ~Ould The only permitted development in the open space area will be a private trail and related facilities as shown on the project plans (see Attachment 1, Exhibit A-2 foi~ D~¥elopmentPlan), maintenance road and utility eaSements as shoWn on the Site Plan and the Open Space Plan for the project in the Development Plan. The Applicant/Developer intends to construct 102 multi-family dwelling ~its Or condominiums (The Villas), 73 single-family cluster homes (The Manors), and 79 single-family homes (The Esiate~)~ 0ii' the site. The Silveria Ranch properties are currently used for cattle grazing. There are a rural'residenCe and farm structures On the property, which will be removed as part of the development. The surroUnding land o~rs"~d uses include the Lin property to the east which is used primarily as grazing land and is Under City regiew for a~ proposed devel°Pment; the Dublin Ranch proPerty which i~ being deVelOped f°i' residentlal?~i'-~i'~$~l~'~ property with a rural residential home and agricultural use to the south. The Mission peak Home~ property tO the north is currently being used for cattle grazing, and may be considered for devel0PiOent in the'future] The western property boundary is defined by Tassajara Road, which serves as a connection between Alameda ' ' County and Contra Costa Countyi The future ex/ensi0n"of FailOn R0~ad divid~s the 'S'{i~)eri'a Ranch~op~erties into two porti~oiis ~iid is Proposed to be extended t6 ANALYSIS: The Dublin Z6ning ordinance establishes the iiiieni-ih~d' reqii'ii?~/~ii~b~f~i~Pl~$~l~D~'~~i?~ District. The intent of the Pla~ed Development Zoning DiSifiCGS t©'c~$ate a more deii~able use 6'fthe l~& a more coherent ~d coordinated development, ~d a be~er physical enviroment than woUl'd"0~e~se b~ possible ~der a single zoning district or combinmion °fZoning diS~icts. T~S ~diSiriCt~$~ui~e~'~that a~smge i ~d Stage 2 DeVelopmem PI~ be adopted/o'~si~biis~egfii~ii0h~'~f0r~the ~fi's~-d~V~i~op~e~fii}"i~b~fit~ ma~ten~ce of the prope~ M~in the requested Pl~ed DeVelop~hiZOfii~'~S~l~CX~'~h~ ~S~-C proposed Stage 2 Development Plan is illustrated on sheets 3 and4 of the pr'0ject plans in'Atta6liment 1, Exhibit A-2. The Stage 2 Development Plan depicts the precise location of land uses, Unit coUnt, and defiii~i'~i ......................... for the project. East Dublin SPi~qfic'Plan The project is consistem with th~e,Eas~$ Dub!.~n~pecific Plan developmem, ridgeline and open space goals and policies. The project site lies within two subareas of the East~D_ub_li.n.~Specific Plan: the Tassajara Village Center Subarea and the Foothill Re~i.d.¢~t.i~.~_~&r~g,._~.~.Approval of the Stage 2 Development Plan, Site Development (---Keview, and Vesting Tentative Tract Map would allow for a mix of residential de~ities.~9~i~g[~,~,~_~ ............... opecific P1an subarea designations: medium density residential and medium high density residential. Fallon Road divides the proposed project into two distinct neighborhoods; The Tassajara Village neighborhood to the south of Fallon ROad, and the Foothill Residentia!..neighborhood to the north of Fallon road. Each neighborhood has its own design character due to its topographic conditions. The design objective of the Tassajara Village neighborhood is to combine a range of residential densities in a compact space to create a "village-like" character. This residential n~eighborhood is organized by a system of streets that are generally radial to the Tassajara Road/Fallon Road int~r~e~j, gg~.~ ~4~. pattern generally follows the curve ofthe~hl!side to the south, Additionally, the density of development decreases with distance from the intersection. Th~~ ~d_w~¢J_li~ng types are integrated to form a cohesive whole. Condominium units (The Villas) are located at the Tas~sajara Road/Fallon Road interseeti(~n..~_Th~,V.~!,!3~?~ank,~.~e.~ e~gc~, side by Manor homes along the major streets. The lower density single-family estate homes are located within the interior or the deye!opment area, backing on the hillside to the SOUth. The Foothill Residential neighborhood is located in the hillside ~e_a~9 ~¢...~..9f th~_ exte_~ion (Lf F~lo_n ................... Road. The design objective of the Specific Plan for this area was to erea;e_~ neighborhood that serves as a transition between the mom.int~eog,¢ly developed Tassajara Village area to the southwest, and the open space to the east. To achieve this objective, the proposed development area is confined, to o..~n3~guous area in order to reduce grading and preserve 56.2 acres of open space for continuity. The proposed street serving this area is aligned to follow the natural topography. Slopes are graded to form a gentle transitio_n betweez~the graded area and undisturbed topography. Much of the grading proposed for site development is for landslide repair. As hown on the Stage 2 Development Plan, a total of 44 single-family estate homes are proposed with a minimum tot size of 4,000 S.F. Stage 2 Development Plan. The Applicant/Developer's propOsal consists of two single-family residential detached products and a multi-family residential product. The single-family products shown in the Stage 2 Development Plan are small lot (minimum 2,720 square foot lots) cluster homes, identified as The Manors on 7.6 acres; and, larger executive homes (minimum 4,000 square foot lots), identified as The Estates on 14.6 acres. The remainder of the residential, units in the proposed development would be multi,family homes or condominiums on 7.2 acres, identified as The Villas (see Attachment 1, Exhibit A-2 for De~elgpment Plan/Project Plans). Further details on the Applicant/Developer's development concept are contained in Attachment 4, the Applicant's Project Description and Statement. Additionally, the remaining 56.2 acres would be designated as private open space, with 49.1 acres to be under a conservation easement, or similar preservation easement or instrument, agreed upon by the Applicant/Developer and the City or another entity. The only permitted development in the open space area will be a private trail, landscaping, and related facilities as shown on the project plans (see Attachment 1, Exhibit A-2 for Development Plan), and necessary maintenance road and utility easements. The purpose of preserving this open space area is to provide a buffer between, the..d~!!i, ng units and other portions of the site or other adjacent properties which may be developed in the future, and to provide an area for m~tigation of potential effects of development on certain wildlife species consistent with previously adopted mitigation measures in the Eastern Dublin EIR, and to conserve open space and ridgelands consistent with the Stage 1 Development Plan (see Statement of Proposed Uses. The project is proposed for development in four phases (see Attachment 1, Exhibit A-2, Sheet 16, for Phasing Plan). All phases oft he project consist of the development of residential 3 dwelling units at various densities and the establishment of open space areas (see Attachment 1, Exhibit A-2, Sheet 17, for Open Space Plan). Conditional and accessory uses would be permitte'd in accordance With 'those allowed by the Zoning Ordinance. The proposed residential land uses for the pr0pertyare as folloWs: A. PD - Medium Density Residential ~ Permitted Uses: Phases 1 and 2 ' Single Family Dwellings Conditional Uses: Accessory Uses: As provided in the regUlati6flS and prOcedures 'of the R- 1zoniiig Di~ii56i As provided for in the regulation and procedures of the Zoning Ordinanse PD - Medium High Density Residential Permitted Use: Phase 3 - Multi-Family Dwellings Conditional 'us'e's: ....... AS pi~b3id~d in the regulations and procedures of the R'Icl zoning District Accessory Uses: As provided for in the regulation and procedures-of the Zoning Ordinance Do PD - Single Family Residential Permitted Use: Phase 4 - Single Family DWellings Conditional useS: AS ProGded in the':regulations and procedures of the R~ 1 zoning DiStrict Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance PD-Open Space No land uses are permitted in the Open Space parcels designated on the Stage 2 DeVelopment Plan, site plah~ ~Ves~f/ig TentatiVe Map; andDpe~' space Plan 0thOr than a'Publi~ tiiail maintenance road, and utility easements. This area is to serve as potential aestivation habitat for the Cali£omia Tiger Salamander, as discussed in the section on EnVironmental Review, below. Stage 2 Site Plan.' ~The Stage 2 SitePlan is shown in the"s~ge 2 'Development plan'(Project plans) fo~ Sil;¢eria Ranch in Attachment 1, Exhibit A'2~ on Sheefs 3 and 4} Provided by Pinn Bi~others Homes. The Stage 2 Site Plan depicts the lOCatiOn of th'e proposed land uses, circulation system, parking areas, topography and limits b~f grading on the site. Site Area, Proposed Densities, And Phasing Plani~ A~iSi~0ximately 36 acres of the site would be utilized for the construction of the clustered Subdi;eisi0n} and a substantial: mount Of the~ ismperty ~ould be preserved as open space. The 36 acres of the property proposed fOr develoPment of the residential subdivision will'be developed in four Phase's; ~With :49.1 acres north of Fallbn Road of the"93 i'4-~t~i?~'~ '~ '~iside as permanent 0P~'n space under an easement. The remaining 8 'acres Wil1 remain as Open Space adjacent to the rear yard areas'of the homes soUth of Fallon Road. ExcePt ~iS ~pecifi~ally modified bY the p~o~isions~i/t?tlii's-PDDi~ri~/Stag~2 Development Plan, the use, development, improvement and maintenance o~'pr0Perty within this PD District shall be subject to the provisions of the City of Dublin ZOning Ordinancei The first phase of the project includes 35 single-family estate homes designated Single Family Density Residential, and 28 single-family cluster homes designated Medium Density Residential, and is located south of Fallon Road. An 8-ao~e'Portion of the private open space will'be included ih ~his Phasei sti~eet "B" as shown on the Development Plan will be conStructed in Phase 1, along With the 'access-Way to thO'~Ni~lsen property as agreed to by the Pinn Brothers during the annexation process (See DeVelopment Plan, sheet i'i'f0r. location and ~iagram of access way). A-temp0rary E.V.A. will be consmmte~t ~/om the eas~end 6f"A''~ Tassajara ROad. AdditionallY, a portion of the south frontage of Tassajara ROad Witl be C0/i~truc~ed ih~'S phase. The applicant ~also proposes to complete rough, grading and slide rePair for all four Phases of development as part of Phase 1. The development of Phase 1 is to begin in 2004, With Phase 2 through 4 following thereafter. ' 4 The second phase of development consists of the mmai~ng 45 single-family cluster homes south of F~allon Road. Road improvements in Phase 2 include ~..~OBs~9.tip~.~'~'~'~S,~,.~aP~a public access road along the western Fallon Road R.O.W,~_fro~..,.~S.,s_gjara Road southward to Lot 57. hase 3 consi~t~,q[.J~0~,~ti-,~_[~.arLn- ily Condominium dwelling units designated Medium-High Density Residential, and located south of Fallon Road. Road knprovements in Phase 3 inc!u0e..add,i~figgal im_~provements to the south frontage along Tassajara Road. The fourth phase includes ~e rema~n~d~r~f_th~.e~iggle-family estate homes located north ofFa!!gg,..go~.d.~._ ?~g~e ...... 4 proposes up to 44 units on 8.8 ac~r~s,~.R~,~d,.~provements in Phase 4 include Street "E," full improvement of Fallon Road, and construction of~e re~ng portions of the interim Tassajara Road alignment. A phasing summary is provided below indicating the proPosed land use, number of units, and net acreage for each phase. PHASiN~G~ ........................................... Lots/ ....... Max. Net* Phase No. Land Use Parcel # Units Acres S gie Fami " ' ., in iy Residential 29~63 35 ' . 5,'8 2 ~edium Density Residential ...... 64-108 45 4.3 ' 3 ~eaium Hi~h: D:e~sit2 Re~idehfi~l' B " 102 7.2 4 Single Family ReSidential .................. 109-152 44 8.8 Rural ResidentiaVOpen Space C, D, F 0 49.0 Total 254 87.8 *Net Acreage excludes the private roads and local streets generally consistent with the Stage 1 Development Plan approved in 2002 as the' tabiebele~'illuStrates: Silveria Ranch Properties Proposed Stage2 Development Plan Stage 1 Developmentplan Acres± Units Acres± Units the Villas (Medium High 7.2 102 6.4 96 Density Residential) Manor Homes 7.6 73 16.7 112 Medium Density Residential) Estate Homes . 14.6 79 12.8 50 ISingle Family Residential) Rural Residential/Open Space 57.4 0 59.8 1 rassajara RoadfFallon Road - 6.6 ' R.O.W. iTOTAL 93.4 254 103.7 259 As illustrated 'in the PreCeding table/more Units have been allocated'for the Single- F~l~-lZ~iderifi~iFcat~'~ery (79 compared to 50) than previously proposed, and less units (73 compared to a range of 112) have been allocated to the Medium Density Residential category. Flexibility in proposed density ranges is allowed by the General Plan and the East Dublin Specific Plan for a development, Which contains P01i~i~S~0ineting innovative approaches to site design and encouraging clustering as a method of redUcing or avoiding imPac~t0 constrained portions of the planning area. In development of the Stage 2 plan, the lOcation of the dwelling units was refined based On the topographY of the iand'~and the 'findings 0£ the final G~istechni~al repOrt, adjuS~en~s in the alignment of TaSSajara Road during the review process, and to provide a greater amount of open space area around th~.~ey~je~brient. Xs s~eep Si°pes and valleys ChhraCterize thelafid, :tl/e'cii/s~b'fin~ o~f'~h~~ ~its sl~ghfl~ changed. The total nUmber of 254 residential units to be developed on the site is close to the ~otal nUmber of units stated in thestage 1 DevelOpmera'Plan (252[ ~/~rs'fi~ 259), 'and is 'Consisteh~ %iih-fh~ l~d~'u~ d~fi~ifi'~ ~5f' the East Dublin Specific Plan and the DUblin General plan~'a~ discUssed'b~16W.' Architectural Standards. The architectural standards for the Stage 2 Development Plan are established by the architectural drawings prepared by the~Dahlin C~°iip~ifi ih~ p~ojecf pl~'~'(see-she~s A270T~5~'h~X2170~"~Y~ ............ Project Plans in Exhibit A-2). Additionally, the Appli~'~t'h~i~'pi?6~ided supplenseh~l"i~o~h~feifi~ ....................... Attachment 3, Colored Elevations, Streetscapes and Landscape Plan, which includes'the color Samples'foril/e ............. various home styles and designs. Development Standards. To accomplish the land Plan enVisioned, Specific development standards are established in [~¢.Dqy~c!opment Plan to guide the Stage 2 development of the property. Pursuant t° Chapter 8.32 of the Dublin Zoning Ordinance, the proposed Development Plan and development standards for the'PD zoning district are attached as Exhibit A-1 and Exlaibit' Az2,"~Project'plans,~stam~ed'b~y'ff/e~ci~7~e~cei~d August 22, 2003." The Stage 2 Development Plan sets the standards for the development of the site. Where the conditions of approval or the zoning are silent, the development of the site will rely upon the Zoning Ordinance that is currently in effect at the time of the development or any future m6difica~ofis~-~6~tl/~" ~ft~TK~f'~iTfe~fl/~cif~ Dublin Zoning Ordinance for any regulations not specified below. 6 Preliminary Landscape Plan. The Preliminary Landscape Plan is shown on Sheets L-1 through L-6 of project plans, Attachment 1. Ac.ondifiog.o[,t~:~Sj~g~.¥~[ppment Review requires the submittal of.a Final T Landscaping and Irrigation Plan that must conform to the Prglimi~ary Landscape Plan and the requirements of f~he Zoning Ordinance.. .................. Inclusionary Zoning Regulations. The Applicant/Developer will comply with the Inclusionary Zoning Ordinance and any City Council Resolution relating to that ordinance in effect at the time of~eJ.ssu..~ance.0f the first building permit for this project. The regulations recently adopted by the City Council require new residential projects to provide 12.5% of the tot~ gum_..b_~r~~Lng units with the development as affordable units. The City Council may authorize that fees in-lieu of construction can .be paid for 40% of the required units. The Applicant/Developer proposes to provide 19 affordable units within the M~e.Oi~p~.~m~High Density (multi-family) residential areas, which equals 7.5% of the total number for units within the project site. Eleven of the affordable units will be cgns ~tr~...qteO ~it~.~h.~e.~,M..~O~.u._~.High Density Residential (The Villas) area, and 8 units within the ManorhQme. s..,~ T.h.~ applicant proposes to meet the re~_aiging percentage of the affordable housing requirement through the payment of in-lieu fees. The Applicant/Developer is proposing to provide the built affordable units i~.~,~Me~.dium_an~ .M..edium~High Density portion of the project, as they believe it would be difficult to develop an affordable housing product type for the Single-Family Residential areas that would be compatible with the cha. ra~t~r.~f. 9~t,b~r~sjngle-family areas in eastern Dublin. An agreement between the City and the Developer will be prepared to facilitate meeting the affordable housing requirement. The City Council will be the authority in determining how the applicant will be required to meet this housing need. Consistency with General Plan. The proposed development is consistent with the Dublin Ge_n~rg.!~P!an_ and ....... the Eastern Dublin Specific Plan. The project proposes 254 dwelling units, which is within the overall range of f'-" 26 to 515 dwelling units allowed by the plan designations on the property. The portion of the property designated Rural Residential/Open SPace is consistent with the Gen~r~ Plan as it will be placed under an open space easement be maintaine~g~ perm-anent open space. The following table summarizes the General Plan!and use designations and permitted density ranges, the range in number of units allowed by the East Dublin Specific Plan, and the number of mu!fi~r.f~ly and single-family dwelling units being proposed for each plan designation by the proposed project: GENERAL PLAN L~NPlUSE PROPOSED PROPOSED PROPOSED~' DESIGNATION' DENSITY (Average ACREAGE * NUMBER OF dwelling units per (Not including UNITS acre) Tassajara Rd. or Fallon Rd.) Rural Residential/At~gr~cultUre' 0 57.4 0 (ldu/100 acre) Single Family Residential 5.4 14.6 79 0.9-6 du/acre) Medium Density Residential 9.6 8.7 73 (6.1-14 du/acre) Medium High Deiis~i'~ ................... 14.2 7.2 102 Residential (14.1-25 du/acre) Tassajara RD ad/F'aii~ri ~i~'fi~l' ...... 0 6.6 N/A R.O.W TOTAL NEW UNITS ...... 87.3 , 254 Based on the proposed densities for the ¥~io.~.$Jand use designations, the project can be found._t~ b.~ ~Qg~sj~_t~gt ................ with the designations and land use map of the Dublin General P!an.~ 7 Development Agreement Agreement include} but are not limited to, the financing and timing of infrastruC/Urei'PaYment and public facilities impact fees; and the oVersizing, c(~nstruction and general maintenance responsibilities for roads and infrastmcmre'i' and~' 6th~i)gefi~ral~pr0~i0ns~ 'Th~ De~elopm~ht project is currently being prepared by the City Attorney's' Office, an'd ~11 be' 60hSidbre'd'by"it/e'cl~CiS~ii~ later date following the approval SITE DEVELOPMENT REVIEW: TopographY 'and site Developmen~ The site is located within a section of the COast Ranges, identified as the Tassajara Hills. The project ~ite tiiS slopes, which range from 5% in the area between Tassajara ROad and the proposed Fallon ROad to more than 40% in the area north of theproposed Fallon Road. The'iZnaj°rity of the propOsed deVelopment is liscated 6h more level portion of the site between TassajaraRoad and the futUre Fallon ROad. The grading proposed for the aPvrOject takes into consideration the hillY terrain, and WhereVer p0SSible, is ~c0ntou~ed~to ~h~l/i!l~ide§~in 6£d~i~'~ oid excessiVe cuts and fills. In conformance with the Specific Plan. the steeper portions of the site'have 15e~n designated for detached single-family housing, and the 'more level topography is reserved for the medium density and medium high density residential Uses. The'-iteeis~r slopes .and ridgelands are designated as ~ai residential uses. Architectural Concepts & Themes The architectUral Concept for the community is to create a character with strong roots in California, such as homes with detailed features such as. wood, board and batten, Wi~ought iron, brick and'stone. Three diffei~eni housing types with selected architectural styles have been d~veloped by Pinn Brothers HOmes to achieve the architectural concept for the sUbdivisiOn and provide some innovative residential designs: The Villas: These are condominiums consisting of three to foUr floor plans in a cluster of six or eight houses. Unit sizes range between 1,017 to 1,845 square feet. The garages are tucked under the living space' and entered off an auto court, creating a pedestrian friendly street front.- Each unit has a large front balcony and the largest plan includes additional exterior yard space. Two units have three bedrooms and two units have 2 bedrooms. All units include dining areas, powder rooms and in two instance either family rOom~ or' bonus room spaces. In addition, two of the floor plans are designated as affOrdable units, and eleven of'the Villas units will be designated as affordable units. While not a typical California architectUral theme} ~e Northem EUropean Styled elevations IerYds ~'hltefiiaiive and interesting'flt/ir' to ihe'6ften:sebn ci~i~t'im~$r Spanish themed multi-family residences. The applicant has proPosed 4 different' C0163 sCh~m~i'i~6r th$" fourteen buildings and the recreation building. The Manors: Single-family homes consisting of three floor Plans sited along small carriage lanes. The unit sizes range between 1,775 to 2,079 Square feet. Courtyard entrances to each home are located off the common carriage lane. While this type of residence would usually be entered along a paseo or walkway on the opposite side of the home from the auto entrance, this approach allowS'loin'back ~ards at e~/ery lot - a feature that is expected from a single-family home in a less urban setting. Individual courtyard settings have been included to enhance the entrance to each home. ~All.~S include ei..~er ~.Pr.~be~ro0ms, family rooms or dens. All units have 2 ½ baths. Spanish and Italian elevatiOns are grouped together along each side Of the carriage lane to unify these smaller homes and give them a PreSence alOng the streei~ Eight of the proposed Manor homes ~i!! ~b~..d_e_signated as affordable units. Tl~..~.~pplicant is proposing 3 different color schemes for each of the two different archi~ec~al styles. The Estates: Designed for the largest lots in the community, these single-family homes are sited to maximize the views of the surround~g hillsides. Three varied floor plans incorporate features such as garages pushed to the rear to enhance the stree[s~ape, front porches and second floor bal~Q~,.~njoy the views, and two stow volume spaces. Sizes range between 2,479 to 2,858 square feet and incorporate 4 to 5 bedrooms, family rooms, nooks, bonus spaces and up to 3 ½ baths. The elevation themes ar~typically Californian, styled after Craftsman, Monterey, Italian and Spanish homes and enhanced with bri~ ~d~ ~.,tg~_~..,e~t~m'~!ing. Eight varied color schemes are offered for_the 4 differe~t_e[evati0ns: The Dahlin Group has provided supplemental information in~Agag_hrn~ ._~gt ~3, Colored Elevations and Streetscapes, with the color samples for the various home_._~tyles and designs for reference. Additionally, large renderings of the streetscapes and the architectural styles will be available at.the.~m.e_~fing for review. Lot Coverage In the context of this Planne~d..~x~e~lopment, the Applicant is requesting that the lot coverage standard in the Zoning Ordinance of 40 % for two-stow residences be increased to 45% for the single-family density residences and 50% for the medium d~e~ity residences. All units proposed in the development contain two stories. The Planned Developments in the eastern Dublin planning area generally contain smaller lots than those ~?~e. traditional residential subdivisions, in~b.!i~,.__The~¢,g.e.~r Oe¥~elopments als0 exhibit higher lot coverage ratios, often due to the clustering of units away from sensitive resources, unstable ground, or hillside areas. As the proposed Silveria Ranch.~ea..~g.i.g~_.u~~i~!s, the lots in the development ~end .to be smaller in traditional.lo.Is., ~k~)!!..o. oy~.rgge in the development would also increase as the ~standard square footage of the homes is similar to .that i~..r~e~.~t...O~e.¥.e, lopments and the lotsare sma!!~r igsi, ~ze~._. T~¢.~.lp~a~!.~e~i~m~ overage shall be 45% for single-family residential-dwellings. The allowable max~m~m!0~.~9~.9_rgge shall be 50% for medium density dwelling units. The minimum lot size. in the M..~.~.Qr_,~.style homes in the proposed development is 2,720 square feet, with the average size 3,401 square feet. The minimum lot size in ~e Estates..~style homes in the proposed development is 4,000 square feet, with the average size 5,459 square feet. Landscape Design Theme The Preliminary Landscaping Plan is presented in Sheets L-1 through L-6 of the project plans, and colored renderings of the plan are included in Attachment 3, Colored Elevations and Streetscapes. As Silveria Ranch consists of three di.$tinct product types, single family Estate homes, Manor homes and The Villas, the landscape elements haYe..b¢.e_~,~O~.~igned by Rose Associates, Landscape' Architects, to blend with and enhance the architectural theme. The landscape elements have also been designed to tie the project to the s~o.unding open space areas, and integrate all ired. A street tree program and streetscape with pedestrian walkways and open space areas unify the project and provide a hierarchy of color, texture and size. The various entries t9 the d_ex~Jopment are characterized by monumentation, textured concrete paving and boxed specimen canopy trees (see Sheets L-1 through L-4 and L- 6 of the project plans for monuments and paving features). Rows of deciduous tre~.~O~.project for shade and seasonal color, .Evergreen trees are planned to be provided in open space areas in proximity to the residential ~/s.~[o provide year round foliage. Landscaped sidewalks and trails are designed for pedestrians to Z--travel throughout the site and into the open space with tree lined pathways and trellises for visual relief. The ( eveloped area and open space areas have been designed to provide views into the Dublin Valley from the hillside subdivision. According to the applicant, the landscape has been designed to enhance the residents' experience and provide the City with a quality development. 9 Irrigation-:for this development'',' will be an automatic and efficient system designed t° redu~de °V~i~sPray'an excessiverunoff, utiliZe low Precipitation. heads and conserve Water. Irrigation val;ce~:~llb~'~-~ishra~d~lbased on orientation, exposure to the sun, shade and wind and will be designed to be sensitive t° the water Traffic and 'circuhfi0n Tassajara Road is currently a two-lane road extending from DUblin Ranch north Ward to COntra C0hta~Couhty~ The East DUblin SPecifiC Plan anticipates that Tassajara Road will eventually be eXp~d6d~(6'-si~>~hnesl As shown in the East DUblin SpeCific Plan, Fallon Road is pr0posedas a through Street and will eg~ntuall~/~"T: intersect" into Tassajara Road. The interSection°fthe two roads Will..,T" on property previouslY knom as the Haight property, but now owned by SiNeria-P~anch, LEC'~' The proposed eXtensiOn Of FallOn Road W'iffdi~d~ the Silveria Ranch'propertieS int° two d~Velopment areas withinthe project boundaries. Fal16nl~0~d, the project site is currently under construction within the DublinRanch deVelsPment. The City of Dublin is required by Mitigation Measure~J3/14.0 of the Eastern Dublin General'Pian Amendment/specific plan Mitigation MeaS[t/~s/Ac~ion Prbgr~im~s/Impldmentat~oh'-Md~t's~u~ ~is"~e's~ ~i~fffi'~i'e'~{ ........... right-of-way along Tassajara ROad to accommodate cumulative de~elOPmehi'Of projects along this roadWa~ ....... corrido}. T° accompli§h this, the` City is currently de~/eloping a precise Alignment ~d'pre~ih~:~'~h~{~ai" established pursuant to MuniciPal CO-de chapter'z68} th~ APpli~anffD~V~10per~'ll recording any Final MaP'S~that rely 0n'theYight:of-wayline establishment until th~-'P~cise'Alig~efifi~ formally adOpted by ithe City Council tentatively, in late Octobeff In additi°n, the ApPlicant/D~veloPer Will 6e required to adjust the subdiViSiOn c°~guration and any P'r0150ied subdiviSionlm~rov~m~nil ~io"acc0~$dat'~ the adopted Precise Ali alignment differs from the assumed 16cation Of'the right:of-way for TassaJara The Applicant will be required to construct Fallon Road from Tassajara Road sOuthward to intersect witMhe ........ other porti°n 0f'Fall'0ii'PiO~/d'at ~he~Silveri'~ir[pr0pei-tylifi~--subject to ci)edifahd~lSi.i~'~'/if ~ang~dfi~i~S~ ....... as detenniiied'~in'~h~'cond~fiSnS'Of'apPr0~dih ~he R~61ution in Attachment 2fo~ ihe pr0Pos~d proj~'~t':a~d'ihe Development Agreement to be considered by the City Council at a later date. ~ and Fallon ROad. Proposed Street "A" Pr0-4ide'g'afi'ifi~i~l~ai~fibfib~i:iihe;~'6 s~r~ts, street "A" is .... 36' curb-to-c~b,m provide for parking on both sides of the street. SidewalkS are'also proP6~ed'for' iS'6~fl~ld'~' ............ .......... for thestreet ..................... to facilitate' ........... pedestrian' ..... circulation.' ................ For a portion of ItS' ...................................... length, Streetr~'~ ........ hh~me.s::W~': .................................................... on only one side to allow viSual access to the hillside open space to the south. The TaSsajara Road/Sireet ,A, ih~s~dtion and Tassajara Road/Fallon ROad intersecilbn'~ill'~e'si~dli2~d2 The street in the residential ar~a 6n the specified in the-Eas(D/iblin'specific PlaiL' Other traffic mitigation measures required of the Applicant, which are contained in the Conditions of APproVal ~0 fOr the ProjeCt, include contributing a~pro_rata share toward funding the following improvements: Adding a shared fight/left-mm lane on the 1-589 E~,tb~o~.~ug~_Qff-r_,__~amp at Hacienda Drive as identified in the East Dublin Properties EIR. Improvements for the~nter~ec~tion of DUblin Boulevard/D?~ugherty Road as evaluated in the traffic study under Buildout conditions. The Applicant will be required to advance to the ~City applicable monies for acquisition of right-of-way and construction of the improvements assumed in. the traffic study for the project. The amount ofm0ney advanced to the City will be based on the Applicant's fair share of the deficit (spread over those projects which are required to make up the deficit) between funds available to the City from Category 2 Eastern Dublin Traffic Impact Fee funds and the estimated cost offaCquifing the right-of-way and constructing the improvements. The City will provide credit for the Category 2 Eastern Dublin Traffic Impact Fee to the Applicant for any advance of monies made for the improvements planned for the Dublin Boulevard/Dougherty Road intersection . ~ Additionally, off-site fight-of-way must be acquired from neighboring property owners for dedication to the City and Alameda County for the Tassajara Road improvements. Specifically, the following fight-of-way must be dedicated by the Applicant, if not dedicated by another property owner or developer: 1. Right-of-way for a northbound to eastbound right-turn lane at Street "A" must be acquired from Nielsen (APN 985-002-09) for dedication to the City (required with Phase 1). 2. Right-of-way for the northern segment of Tassajara Road, north of the Fallon Road intersection, must be acquired from Mission P~ak Hom~s, Inc. (APN 985-002-01) for dedication to the City (required with Phase 4). 3. Additional fight-of-way may be necessary to construct a pedestrian bridge across the Tassajara Creek tributary that extends through the Kobold and surrounding properties (APN 985-002-05-1) for dedication to the City (required with Phase 1). Access Easement for~j~n~_P_roperty: As a condition of the annexation of the property to the City, Piun Brothers Homes agreed to provide an access easement to R_Qb.~.g ~.~¢~n, Jr. for access to his property from Tassajara Road with development of the proposed project. To facilitate this, a condition has been included inthe Conditions of Approval for the Vesting Tentative Tract Map an access easement across a portion of Parcel A will be granted to Robert Nielsen, Jr., the adjacent property owner, by the Applicant/Developer. The easement is shown on the Development Plan, Sheet 11, and also in Atta~nt 7. The configuration and the approach from Street "A" has. been designed to allow tractor-trailer tm~.safe., convenient, and unobstructed access to the Nielsen property from Street "A". ~TheApplicant/Developer will also be required to provide conform grading ~and road surfacing on the Nielsen property as needed to provide a suitable connection to..the. ~ting Nielsen driveway. The Applicant/Developer must also provide provisions for closure of the existing Nielsen property driveway if directed by the City. Water Supply The project will be served by two DSRSD water pressure zones, Zone 2 and Zone 3. Zone 2 _.wi_ll provide water service up to an elevation of580 feet, Zone 3.~wi!l provide water schick_ up to an elevation of 770 feet. The highest point in the development is at an elevation,of 704fee~ Development in Phases 1, 2, and 3, located in pressure Zone 2, will be served by a northerly extension of the existing Zone 2 water line in Tassajara Road. that now terminates ~at.~lj /,--extended to the Tassajara Road/Street "A" intersection and then loop through Street "A" to Fallon Road, ,xtending southeaSterly along Fallon Road to the southerly proPertY line of the Silveria eroper~yl ....... Development in Phase 4 located Within pressure Zone 3, Will be served by a Zone 3 water line to be extended southerly along Fallon ROad connecting to the Zone 3 water line in Dublin Ranch. The Dublin'Ranch developers will extend the water line to the Dublin Ranch/Silveria Ranch boUndary. Sanitary Sewer .... Sanitary sewer service for the proposed project will 'be provided by extending the existing 12" sanitary sewer line in Tassajara Road, which currently ends at the northerly bOundary of Dublin Ranch. ~This 12" line will ~be extended northerly to the first entry road (street "A") ti5 the Silveria property. The 'sewer line Will flien-f61'[6'~ Street "A" to Fallon ROad. All sanitary sewer lines Will gravity flow. Storm Dr~i~,~gge Project storm drainage Will be conveyed by proposed storm drain iines'ki Tassajarh Rdad and Fallon R°adth~t~'~ will gravity flow to a temporary connection to the existing 54"x62" elliptical Culvert under Tassajara Road located adjacent to the Kobold property. Storm water will enter the culvert by a proposed temporary manhole to be located in ~the- street above the culvert. Ultimately, the' existing culvert will be removed and replaced Wi~h~'a bridge. The bridge is not'part 0fthis development. Scenic Corridor Tassaj ara Pd0adand F~iiioh'Pdo'ad are currentlO/identified ~/s~s'6ei4i~' c0nOdors by th~' Ci't~~ 6f DubliiC B'iO~h~'~ these roads traverse the project site. To guide' development that may be visible from these designated scenic corridors, the City of Dublin has adopted the "Eastern Dublin Scenic COrridor-Policies & 'siandards"] ~"Thli~ document sets forth requirements and provisions for preserving views of sCeiii~qqd~$1in~i"~d"~'01ii 'fro~ ih~ scenic corridor. Within the project area, which is 10~ated in the TasSajara Village area, the document c~[g-~0~i- preservatiOn of the prominent knolls locatedt0 th~'north ~d SoUth of the Fall0n Road ektenSion. The Stage 2 site plan conforms to the scenic corridor Policies and Standards including preserving the-b'ackdr6P Views of the Open Space In the DeVelopment Plan for the prOject, a large PortiOn 6f~fhe project Site, appr6ximatelY'57.4 acres, h/i~'"be~fi preserved as permanent open space. The Specific Plan indicates that this area is to be permanently preserved ai indicated in the' East Diibiin SpeCific Pian/iS ,,Visuall~'sensiti;¢¢~Ridgelahd~2,, Walls and Fences ' · A combination of a 6~foot tall Wrought iron View fenCing~ WoOd fencing ahd'lo~ i'etMfiin-g ~;ill~ will loeb' constructed along the property boundary of the residential lots along TasSajara R0ad and the future extension of Fallon R°ad in"phasesq;'2; ~d 3 Of the' prOjeft (see 16ch{iOns~6~f]~ehoiii~ 6iCgh~{~'E:I~tliiYb~/~h'J}'-hhO~-df~{~l*l~:"bf fencing on Sheet L-5 of Development Plan. WOod fencing (6-foot) and retaining Walls Willbe used in Phase 4. A 6-foot solid wood property line fence will be construcied between the"~ifigle:faihil~)r~Sidelitial"lOts-for privacy. accepted for dedication. The landscape improvements for street right-of-way and open spaces parcels Wilib~': :~ installed b~'the''D~i;~;r' ~';~e'ntly ~th~ ~h~ 'devei0ioi~en/0f fhe '~djacerit~idenfial par~l-'ufil~s ~6~he~'~ ............... specified by the Development Agreement. Private streets and landscaping on lands jointly owned by the Cluster ~2 home homeowners will be_maintaiged by the Homeowners Association of the clustered homes~. ~Tg~_s~aj ara Road and the public streets in the project will be publicly maintained. ("-~he open space areas were part of the Stage 1 Development Plan, and have been further refined withthe Stage 2 plan. The 49.1 acre permanent open space area will be under the authority of an agreed upon entity related to the easement, but maintained by the Homeowners Association._ .~a~e up of all property owners within the entire development. The 8 acre open space area will be owned and main~gig~O_~y the Homeowners Associmion~_with authority over the adjacent developed subdivided lots as shown on the Open Space Ownership and Maintenance Responsibilities EXhibit on Sh..e.~e.t. ? 9~[~.~v.~lopment Plan (Exhibit A-2 of Attachment !). VESTING TENTATIVE TRACT MAP .......................................................................................................... The Applicant has submitted Ve~ting Tentative Tract Map 7441 for the four phases of the project. The map proposes to subdivide the two existing parcels comprising the Silveria Ranch and consisting of 93.4 acres into 254 lots and 10 permanent open space parcels. The first 63 residential lots would constitute Phase.! of the development. Subsequent lots would be developed according to the phasing plan in the Development Plan and as shown above in the Phasing Plan table. The primary access to the project will be from Tassajara Road, via a public street (Street "A"), and the secondary access will be via the future extension of the public Fallon Road which will interseCt with T~.ajara Road as shown on the Development Plan, Sheets 3 through 8. Street "A" also extends through the project are from Tassajara Road to Fallon Road to provide a north access route for the first three phases of the project. Street "E" will provide access from the..f~u~h phase of the project to the extension of Fal!on Road ~qr,~.~.~.~.~i~ngle-family homes in the hillside area ~f~t~e proj eot. Other than Street "F" which will be a private street providing access to the proposed condominium portion of the project, public streets and cluster drive aisles.~ll provide additional access~to.re~s.i~n9.~¢~_. ........................................................................................... nprovements provided by the Vesting Tentative Tract Map, along with the Conditions of ApprOval in Attachment 2, address flood control, street improvements, utilities, schools, phasing, noise mitigation, landscaping, and th.e open space area. The Development Agreement for the project will also include information and..mquirements of the Applicant related to improvements. Street improvements and right-of-way dedications are shown in detg~iJ ,o~n~_t~.~¥~es~ti~n~g Tentative Tract Map and Site Plans contained in the Stage 2 Development Plan (Exhibit A-2 of Atta~e.nt 1). Requirements of the affected uti!ifi.e~. ~ special districts have been incorporated into the Conditions of Approval as part of the required obligations of the Applicant/Developer. ENVIRONMENTAL ANALYS!~: This project is within the Dublin General Plan's Eastern Extended,Planning Area and the Eastem.Du~b.!_in Specific Plan area, which was the subject of an Environmental Impact Report, certified by the City of Dublin in 1993 including revisions to Part I of the Responses to Comments relating to the Kit Fox, and Addendum to the DEIR dated May 4, 1993 and a DKS Associates Traffi~$~dy dated December 15, 1992 (SCH#91103064) ("Eastern Dublin EIR"). The Eastern Dublin EIR~is.a program EIR, which anticipated several subsequent actions related to..fu .mr.~.e~d~ve~opment in Eastern Dublin. The E~R ~jdi~entify some impacts from implementation of the General Plan/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overr~ding considerations for such impacts. Pursuant to the recent comments in the Citizens for a Better Enviro~gt.~9~e, the City Council will be required to adopt a new Statement of Overriding Considerations for significant and adverse impacts identified by the Eastern Dublin E!R. applicable f~o the project. The City also adopted a mitigation-monitoring program, which included numerous measles ...... .ntended to reduce impacts from the development of the Eastern Dublin area, and the City proposes to adopt an addendum to the Eastern Dublin EIR £~r~?~project (See Attachment 5). Government Code section 65457 prOvides that any residential project that is consistent with a specifi for which an EIR has been certified is exempt from CEQA, Unless a supPlemental EIR is required. The' Cii~ prepared an Initial Study, dated June 12, 2001, which was revised on June 28, 2002 and September i 7, 2003~"f6r the project, to determine whether there ~il!.be supplemental environmental impacts occurring as a result of this project beyond or different from those already addressed in the Program EIR'(see Initial Study and Addendum, Attachment 5). Biological and Wildlife Resources Surveys ' Zander Associates conducted reconnaissance-level surveys of the subject properties in' March 1999, Febiaiary 2000 and Febmary 2001. Those studies der-ermined that no'habitat area~ exist 0ri'ibc'site for the red-legged frog, san JoaqUin kit fox, California tiger salamander or the golden eagle. Additionally, a follow-up survey prepared by Olberding Environmental, Inc., wetland biolOgists, to determine the likelihoOd o-f red,legged frog'dispersion habitat 0n..~e properties Was completed in jUne 2002, and found that Such habitat does not exist on the'Silveria Ranch properties. · In August 2003, a survey was conducted and a report prepared by Olberding Efi~'omeii~,'inLi'~f~d~th~lii:e the likelihood of California tiger salamander, a Species of Special Concern as identified by'the Chiifo~ia Department ofFish and Game (CDFG); 'iSb~efiti~l'hhbit~it~0~curring on thbpr6j'e~dt~si~'(~'~'~c~eni-6; Califomi~'Tfger Salamander ASsessment for the SilVeriazHaight' Prope~, the adjacent site oWned by the Mission Peak Development ComPany, the biologist found a Pond appr0Ximaieiy 172 feet froTM the Silveria property boundary containing tw° California tiger salamanders. Although the species usually occurs.in wetland areas such as Tassajara Creek and ponds, and the Silveria Ranch property does not contain any'W;~i~d areas, it is ~0~ i~°-~tve1 within a range of one'mile' for aestiVatiOn and breeding habitat in abandoned~.!~9~s created by other small animals and'rOdents. A Specie~,9f Special Concern has no legal status; however the California Department of Fish and Game recommends considering it when analyzing project impacts to protect declining p6piilaiioiis~-Alih6rikh tl/e ...... species-was:~n0t ~uiid'°n the Sil~efi~/R~-~'~: ......... ............. tls~.-b~i01ogls~fls~-~fff~h~t~d~ih~..~i.bUi~feF..6F breeding Pond during the breeding and migratory seasons (NoVember thr0Ugh'Jmie) for potential aestivation and breeding habitat. The closest limit oi g~ading froiu' the pbnd to the Silveria R~hnch property is appr°X[ma~ly 275 feet (see Figure 6 in Attachment 6, Distances to Mission Peak Pond), and the closest deVeloped lofiS:431 feet from the pond. The Eastern Dublin' SpecifiC 'Plan suggests at least a 100-f0ot buffer betwee~ biological resources and development. The ApPlicator the biological survey report in the project'DeWlopirienfPl'a~, ~d ihesei~eCO~ehd~iti6hs'ar~alsoii~lfi'd~dlh the Conditions of Approval in the ResOlution in Attachment 2. Additionally, as part of the project, the Applicant has d~signated apprOXimat~l~f"z[9A'~'k6~S' 0t~the 56 acre§. o~' project open space Will be retained as permanent open space and pOtential habiiat' valfi~'.'~ This ~a ~kdI6ws a~ large amouiit~of land to remain essentially undeveloped as an open spaCe corridor connecting to surrouriding open space areas'oh"adjacent properties, and contiguous with the buffer area for the SUbject project, thereby providing p0tential~aestivati°n habiiai for the tiger salamander.' An addendum, to th~Eastem Dublin EIR has been prepared su~afiZing the issues'related to the Cali/'omia CONCLUSION: This application has been reviewe, d by the applicable City Departments and agencies, and their comments have /'~heen incorporated into the Stage 2 Development Plan (see Resolution, Attachment 1) and the conditions of .,pproval for the Vesting Tentative Tract Map and Site Development Review (see Resolution, Attachment 2). The proposed project is consistent with~e, rDgbl~¢.~r.~l~[an, Eastern Dublin Specific Plan, and Stage 1 Development Plan previously approved, and represents an appropriate and well-planned project for the site. RECOMMENDAT!,Q~; Staff recommends thePl~. ~anning Commission: 2. 3. 4. 5. o Open the public hearing and hear Staff presentation. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close the public hearing and deliberate. Adopt the Resolution (Attachment 1) recommending City Council adopt the Ordinance approving the Planned Development Rezoning and Stage 2 Development Plan and EIR add. eo0~fg~.P~&02~:0~_24_~ Adopt Resolution Approving Vesting Tentative Tract Map and Site Development Review and EIR addendum (Attachment 2) for PA 02-024. g pa02024XPCr~r2.~doc APPLICANT: Pinn Brothers Construction, Incl ...... i ...... - ....... :~_: ....... -.' i .1475 S. Saratoga Ave., SUite 250 ~ ~ - San Jose, CA 95129 ' ~ Contact: Dale Garren, Vice President of Construction PROPERTY OWNERS: Silveria Ranch~ LLC 6615'& 6833 Tassaj ara Road Dublin, CA 94568 The Dahlin Group, Architects Zander & Associates, Wildlife Biologists Olberding Environmental, Inc., Wetland Regulation & Permitting ' ~ Road and Fallon Road, at 6615 & 6833 TasSajara R0ad~ APN: 985:0002-007/01 & ~985-0002:008-02 EXISTING zONING'.' Pl~bd Ddve!6p/fient (PD)2PDz'Sii/~l~T~l'y'D~fi~i~i~k~ia~d-fiti~/il PD - Medium Density Residential PD - Medium High Density Residential PD - Open Space GENERAUPL~ DESIGNATIONSi ........... sin~'l~ :'F~ily D~iisity 'Re~id'dfiti~'"0~ig'zz '6'~{i~i3'~f' h~fe .................... Medium Density Residential 6.'1 2] 2[~itS is~r' ac/e Medium-High Density Residential 14.1 2 25 units per acre Rural Residential/AgricUlture SPECIFIC 'pL~TDE SiGN~Ti0/N;'~""~ 71'f 'i" ilsihgl~'F~ii~;D~ii~'i~"R~id~iifihl Medium Density Residential ;'~-~ENVIRO~~'"'~VIEW: e n ~ronmental Impacts oft~s project were a~crr~seil~ffi~ Eastern Dublifi EIR. "site2specifiC surveyS'ha-v~:]3ber/pbi~ormedT6f the presence of certain wildlife species (i~e'~li~scuSsi0n ab6ve), and an addbndum to the Eastern Dublin EIR has been prepared (see ..... Attachment 5). RESOLUTION NO. XX-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDNG THE CITY COUNCIL ADOPT THE ORDINANCE FOR A PLANNED DEVELOPMENT (PD) REZONING AND STAGE 2 DEVELOPMENT PLAN FOR PINN BROTHERS FINE HOMES/SILVERIA , ~RANCH EAST OF TASSAJARA ROAD AT THE INTERSECTION OF FALLON ROAD PA 02-024 WHEREAS, Allan R. Pinn of Pirm Brothers Fine Homes has requested approval of a Planned Development Rezoning and Stage 2 Development Plan for PA 02-024, the Silveria Ranch project on approximately 93.4 acres generally located east of Tassajara Road and at the intersection of Fallon Road to the north and south, encompassing 2 properties and the contiguous right-of-way known as Tassajara Road, APN. 985-0002-008-02 and APN. 985-0002-007-02, for development of a 254 dwelling unit residential development, in the Eastern Dublin Specific Plan area; and WHEREAS, the City Council did hold a public hearing on the request for annexation to the City and a Planned Development Prezoning and Stage 1 Development Plan for the Project on September 17, 2002, and did approve the said Project on that date; and WHEREAS, the Local Agency Formation CommissionpfA1. ~arneda.County did hold a public hearing on the request for annexation on January 9, 2003, and did approve the annexation of the property on that date; and WHEREAS, final annexation of the Silveria Ranch property to the City of Dublin did occur on May 5, 2003 with the filing of the annexation map and payment of State taxes and fees; and WHEREAS, this project is within the scope of the Eastern Dublin Specific and General Plan Amendment, for which a Program EIR was certified (SCH No. 91-103064). Pursuant to the California Environmental Quality Act (CEQA), residential projects that are consistent with a specific plan for which an EIR has been certified are exempt from CEQA unless a supplemental EIR is otherwise required by CEQA (See Government Code section 65457). To determine if there were any supplemental impacts that would require the preparation of a supplemental EIR, the City prepared an Initial Study for the project in June 2001 and updated the Initial Study on September 17, 2003. The Initial Study found that the environmental impacts of this project were addressed by the Eastern Dublin EIR (SCH#91-103064). Additionally, wildlife surveys were performed in Spring and August 2003 by Jeff Olberding, Inc., which found two tiger salamander in a pond on the adjacent Mission Peak property, approximately 172 feet from the Project property boundary. The City also reviewed the results of a surwey for California tiger salamander breeding and aestivation habitat (California Tiger Salamander Assessment for the Silveria- Haight Property, Olberding Environmental, Inc., September 2, 2003) for the project site. The report recommended four strategies that could be implemented during project construction to assure that the project would not affect tiger salamander that could potentially be present including that a buffer of approximately 750 feet be maintained from the pond during grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) for potential aestivation habitat. The closest limit of grading from the pond to the Silveria Ranch property is ATTACHMENT 1 approximately 275 feet (see Figure 6 in Attachment 6 to the project report, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The. Eastern Dublin Specific Plan suggests at least a 100 foot buffer between biological resources and development. The Applicant has incorPorated the 750 foot non-disturbance buffer and other recommendations of the biological survey report in the project Development Plan, which are also included in the Conditions of Approval in the Resolution in for the Vesting Tentative Tract Map and Site Development ReView; and WHEREAS, the applicant has incorporated all four recommendations in the Project, and also designated 49.1 acres of open space to remain permanently undeveloped to provide potential aestivation habitat areas; and WHEREAS, a complete application for a Stage 2 Planned Development Rezoning and Development Plan, as required by Section 8.32 of the Zoning Ordinance, has been submitted by the Applicant/Developer which is available and on file in the Community Development Department, Planning Division; and WHEREAS, the Planning Commission held a public hearing on said application on September 23, 2003 and proper notice of said public hearing was given in all respects as required by law; and WHEREAS, .a Staff Report was submitted recommending that the City Council approve the Stage 2 Planned Development Rezoning and Development Plan for PA 02-024, and the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth prior to taking action on the proposed Planned Development Rezoning and Stage 2 Development Plan. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding the said proposed Planned Development Rezoning and Stage 2 Development Plan for PA 02-024: The proposed Stage 2 Planned Development and Development Plan meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a Stage 2 Development Plan for the project for the Pinn Brothers Fine Homes, Silveria Ranch properties project (PA 02-024) that will create a desirable use of land and an environment that will be harmonious and compatible with existing and potential development in surrounding areas, and because the site plan has been designed to be compatible with other proposed and approved plans in the vicinity. The project site is physically suitable for type and intensity of this residential project in that it is intended to conform with the City policies .related to hillside development and to be designed to minimally effect the existing topography and terrain of the site; has adequate access; and, is of a sufficient size to provide housing as well as 49.1 acres of permanent open space and 8 acres of open space for the future residents of the project. The proposed Planned Development Rezoning and Stage 2 Development Plan for the project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or welfare because the Stage 2 Development Plan for the project has been designed in accordance with the Stage 1 Prezoning and Development Plan approved on September 17, 2002, City of Dublin General Plan, Eastern Dublin Specific Plan and Program EIR, and Addenda. Additionally, project specific analysis has determined that the project's design is sensitive to biological features onsite and to surrounding land uses. The proposed Planned Development Rezoning and Stage 2 Development Plan for the project is consistent with all elements and policies of the Dublin General Plan and the Eastern Dublin Specific Plan because the project is within, and is consistent with, the total number of units allowed within the density range of the Rural Residential, Single Family, Medium Density Residential and Medium-High Density Residential designations of both the City of Dublin General Plan Land Use Element and Eastern Dublin Specific Plan (as amended), and because it conforms to the elements and policies of those plans through the provision of open space and wildlife habitat protection required by the Land Use, Parks and Open Space and Conservation Elements, roadways consistent with the Circulation Element, adequate public facilities as required by the Schools, Public Lands and Utilities Element, Housing as desired by the Housing Element, and safe design as required by the Seismic Safety and Safety Element.. o The Stage 2 Planned Development Rezoning and Development Plan is consistent with Chapter 8.32 of the City's Zoning Ordinance because the Stage 2 Development Plan for the project establishes permitted uses which will ensure that the project is compatible with existing and proposed residential and public uses in the immediate vicinity; and o The Stage 2 Planned Development Rezoning and Development Plan will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes the preserVation of significant open areas and natural and topographic landscape features with minimum alteration of natural land forms; and The Stage 2 Planned Development Rezoning and Development Plan will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures; and The adopted Eastem Dublin Specific Plan Mitigation Monitoring Program and the mitigation measures in the Conditions of Approval of Vesting Tentative Tract Map 7441 and the Site Development Review for the project, serve as the reporting and monitoring program required by Public Resources Code Section 21081.6 for the Project. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby adopt a resolution recommending the City Council adopt an Ordinance approving a Planned Development Rezoning and Stage 2 Development Plan for the project (PA 02-024, Pinn Brothers Fine Homes -Silveria Ranch) as set forth in Attachment 1, Exhibit A-1 (Rezoning) and A-2 (Development Plan), of the Staff report and attached hereto, dated September 23, 2003, which constitutes regulations for the use, improvement, and maintenance of the property. PASSED, APPROVED AND ADOPTED this 23rd day of September 2003. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Commission Chairperson Planning Manager g:\02024~PC-Re soPDStage2 .doc EXHIBIT A-1 PLANNED DEVELOPMENT REZONING STAGE 2 DEVELOPMENT PLAN PINN BROTHERS HOMES/SILVERIA RANCH (PA 02-024) This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Pinn Brothers Fine Homes/Silveria Ranch project, generally located in an recently incorporated area of Dublin bounded by Tassajara Road to the west and at the intersection of Fallon Road to the nOrth and south. The project site encompasses 2 properties and the contiguous fight-of-way known as Tassajara Road, loCated to the north of the Quarry Lane School and property owned by Robert Nielsen, Jr. (Nielsen Ranch) within the Eastern Dublin Specific Plan area (APNs: 985-0002-008-02 and 985-0002-007-02). This Development Plan meets all of the requirements for the Stage 2 review of the project. This Development Plan is also represented by the Aerial Photo, Stage 2 Site Plan, Stage 2 Phasing Plan, Vesting Tentative Tract Map (Tract 7441), Preliminary Landscape Plan, Land Use Summary Table, Typical Street Sections, Preliminary Grading and Utility Plan, Erosion Control Plan, and Floor Plan and Elevations, consisting of sheets dated September 11, 2003, and dated "received. September 12, 2003," labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. 03 - ), and on file in the Planning Division of the Community Development Department. The Planned Development Zoning District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. The Development Plan consists of: 1. A Stage 2 Development Plan for 2 parcels, known as the Silveria Ranch, consisting of approximately 93.4 acres. The Stage 2 DeveloPment Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance and consists of the following: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Statement of compatibility with the Stage 1 Development Plan. Statement of proposed uses. Stage 2 Site Plan. Site area, proposed densities. Development regulations. Phasing Plan. Dublin Zoning Ordinance - Applicable ReqUirements Lot Coverage. Architectural Standards. Preliminary Landscaping Plan. Inclusionary Housing Provisions. I Exhibit A-1 STAGE 2 DEVELOPMENT PLAN Zoning: This PD Planned Development Zoning District is to provide for and regulate the development of the Pinn Brothers Fine Homes/Silveria Ranch Properties as shown on Exhibit A-2. (General Plan land use designations include: Single Family Residential, Medium Density Residential, Medium-High Density Residential, and Rural Residential/Agriculture). This Stage 2 Development Plan does not address the remaining 10 acres (the Nielsen Property) of the previous annexation project to the south of the Silveria Ranch Properties, and identified as Rural Residential/Agriculture in the Stage 1 Development' Plan approved in December 2002. When an actual development is proposed for the 10-acre property in the future, approval ora PD Rezoning and Stage 2 Development Plan, and pOssibly additional environmental review, for that particular parcel will be required prior to development/construction. 2. Statement of Proposed/Permitted Uses: The following are u~ses permitted for this site: A) PD Single Family Residential Intent: Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air, privacy and open space for each dwelling; c) provide space for semi-public facilities needed to complement urban residential areas and for institutions that require a residential environment; and d) accommodate single family housing, including a wide range of' units from small-lot and zero-lot line units to large lot estate units. Intensity of Use: .9 - 6.0 dwelling units per acre Permitted Uses: Per the R-1 Zoning District Conditional Uses: Per the R-1 Zoning District Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance B) PD Medium Density Residential Intent: Medium Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities;' c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them; e) provide necessary 2 Exhibit A-1 space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity of Use: 6.1 - 14.0 dwelling units per acre Permitted Uses: Per the R-1 Zoning District Conditional Uses: Per the R-1 Zoning District Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance C) PD Medium-High Density Residential Intent: Medium High Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive six in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity of Use: 14.1 - 25.0 dwelling units per acre Permitted Uses: Per the R-M Zoning District Conditional Uses: Per the R-M Zoning District Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance 3 Exhibit A-1 D) PD Private Open Space Intent: To provide private open space for visual quality of the community, enhanced views, d areas for wildlife habitat and migration, as well as maintaining the ridgelands on the site as a visual resource. Intensi _ty of Use: N/A Permitted Uses: Approximately 57.4 acres of the site shall remain as private open space. Approximately 49.1 of the private open space lying north of Fallon Road shall be maintained as open space under a conservation easement, or other deed restriction acceptable to the Community Development Director, City Engineer and City Attorney, that precludes development in that area other than private trails, landscaping, and necessary maintenance facilities, as shown on the Open Space Plan, Sheet 17 of the Project Plans. o Stage 2 Site Plan: The Stage 2 Development Site Plan consists of Sheets 3 and 4 of the Project Plans in Exhibit A-2, dated September 11, 2003, and "received September 12, 2003" (hereafter, Project Plans). Site area, proposed densities, size and new area. Site consists of two parcels.known as the Silveria Ranch totaling 93.4 acres. See attached Project Plans, Sheet 3 for Land Use Summary. Development Regulations. Residential development regulations have been established to ensure that the proposed buildings and site plan achieve the desired design character and development quality. The regulations set forth the minimum requirements necessary for planning of the property. Refer to the City of Dublin Zoning Ordinance for any regulations not specified below. Single Family Manor Homes Lot Size: 2,720 square feet minimum Front Yard Setbacks: As shown on Project Plans Side Yard Setbacks: 5' minimum; Side Yard Setback for Street Side Corner Lot: 10' minimum, 5' minimum to side entry garage with no parking on apron Building Separation: 10' minimmn Rear yard Setbacks: 14' (Typ.), 9' min. Accessory. Structures: Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 32' maximum, 2 stories 4 Exhibit A-1 Architectural ProjectionS: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards, but never closer than 2' from property line. There shall be a minimum 36" clear on one side yard. Single Family Estate Homes (Single-Family Residential) Lot Size: Lot Width: Lot Depth: Front Yard Setbacks: A. Garage B. Front porch C. Front ofhouse 4,000 square feet minimum; 5,459 square feet average 50 feet minimum 80 feet minimum 18' minimum 10' minimum 15' minimum (All dimensions shall be measured from back of right-of-way line.) Side Yard Setbacks: 5' minimum Side Yard Setback for Street Side Corner Lot: 10' minimum. If a corner lot is adjacent to a landscape parcel between the side Yard and the street, the side yard setback shall be 5' min. Bvi3ding SeParation: 1 O' minimum Rear yard Setbacks: 10' minimum; 5' to rear garage Accessory Structures: Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 35' maximum, 2 stories Architectural Projections: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs; etc.), porches, other architectural projections and air cOnditioning equipment may project 3' into required side yards, but never closer than 2' from property line.. One side yard shall not shall not be obstructed to less than 36 inches. Parking/Garages: Each unit shall be proVided a two-car garage and one guest parking space. Guest parking may be located on street or in specificallY designated guest parking areas. The Villas Lot Size: N/A Front Building Setbacks: 10' 5 Exhibit A-1 Side Yard Setbacks: Building Separation: Rear building Setbacks: Accessory Structures: Building Height: Architectural Projects: Parking/Garages: N/A 25' minimum 10' minimum Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. 40' maximum Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards. Plans 1, 2, and 4 shall provide a two-car garage. Plan 3 shall be provided with a one-car garage. Guest parking shall be provided at 0.5 spaces per unit.. Guest parking may be located on street or in specifically designated guest parking areas. Single-family residential development within the Stage 2 Development Plan is subject to the requirements of the R-1 Zoning District unless otherwise specified above. Multi-Family development, is subject to the requirements of the R-M Zoning District unless otherw/se specified above. 10. Phasing Plan: The site will be developed in four phases. Refer to Project Plans, Sheet 16 of Exhibit A-2, Phasing Plan. Dublin Zoning Ordinance - Applicable Requirements. Except as specifically modified by the provisions of this Planned Development District Rezoning/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District Rezoning. Lot Coverage. The allowable maximum lot coverage shall be 45% for single-family residential dwellings. The allowable maximum lot coverage shall be 50% for medium density dwelling units. Architectural Standards. See attached Floor Plans and Elevations, Sheets A. 1.01 through A.4.02, contained in Exhibit A-2, Development Plan. Any modifications to the project design shall be substantially consistent with these plans and of equal or superior materials and design quality. Landscaping Plan. Refer to Project Plans, Sheets L-1 through L-5, preliminary Landscaping Plan and Details. All Project monumentation and entry signs shall conform to Sheet L-6, Preliminary Landscaping Details of the Project Plans. A Final Landscaping Plan wilt be required to be submitted and approved prior to building permit issuance. 6 Exhibit A-1 11, Inclusionary Zoning Ordinance. To satisfy the City's Inclusionary Zoning Ordinance (Dublin Municipal Code Chapter 8.68) and any amendments thereto, 12.5%, or 32 dwelling units in the project must be affordable units in accordance with the regulations of the Ordinance. The Applicant/Developer shall construct at least 7.5% of the affordable units in the project, or 19 units, in Phases 1, 2, and 3, and designate those units as for-sale ("ownership") Inclusionary units affordable to very low-, low-, and moderate-income households, and shall enter into an agreement with the City to impose appropriate resale controls and rental restrictions on the units. In addition, Applicant/Developer shall pay $79,754 per unit in "in lieu" fees for each remaining Inclusionary unit, or 13 units, required to meet the City's Inclusionary Ordinance standard of affordable units prior to issuance of the first building permit within the first phase of the proj eot (Phase 1). G:~PA#X2002\02-024\Stage 2 Development Plan 7 Exhibit A-1 CALL TO ORDER A regular meeting of the City of Dublin Planning Commission was held on TueSday, September 23, 2003, in the Council Chambers located at 100 Civic Plaza. Chair Fasulkey called the meeting to order at 7:00 p.m. ROLL CALL Present: Commissioners Fasulkey, Nassar, King and Machtmes; Jeri Ram, Planning Manager; Kit Faubion, Assistant City Attorney; Janet Harbin, Senior Planner; Michael Stella, Associate Civil Engineer; and Maria Carrasco, Recording Secretary. Absent: Cm. Jennings ADDITIONS OR REVISIONS TO THE AGENDA - None MINUTES OF PREVIOUS MEETINGS - September 9, 2003 minutes were approved as submitted. ORAL COMMUNICATION Leslie Forsythe, resident of Dublin, has concerns with the stop sign at Peppertree and Juarez Lane. The stop sign is obstructed by the shrubbery and parked cars. Ms. Ram explained that her concern would be referred to the City Council. WRITTEN COMMUNICATIONS - None PUBLIC HEARINGS 8.1 PA 02-024 Pinn Brothers Fine Homes - Silveria Ranch Planned Development Rezoning and Stage 2 Development Plan, Vesting Tentative Tract Map (Tract 7441) and Site Development Review for approximately 93 acres, including approximately 56 acres of permanent open space, for construction of 254 residential dwelling units located at 6615 and 6833 Tassajara Road. Cm. Fasulkey asked for the staff report. Ms. Harbin explained that Pinn Brothers Fine Homes has submitted a project application consisting of a Planned Development Rezoning and Stage 2 Development Plan, Vesting Tentative Tract Map and Site Development Review for multi-family and single-family homes on approximately 93.4 acres of annexed properties located southeast and northeast of the intersection of Tassajara Road and the future extension of Fallon Road. The 93.4 acres to be developed include the Silveria and Haight properties, now known as the Silveria Ranch. The remaining 10 acres of the original annexation area are owned by Robert Nielsen Jr., and are not included in the proposed development..If the property owner of the parcel proposes to develop the site in the future for a use other than agriculture, approval of a Planned Development Rezoning and Stage 2 Development Plan will be required prior to development. The homes would be clustered and constructed on approximately 36 acres of the 93.4-acre project site in four phases, with 49.1 acres designated as permanent private open space under a conservation easement, or other similar instrument, agreed to by the Applicant/Developer. The remaining 8 acres lies south of Fallon Road adjacent to the rear yard areas of the single-family and medium-density homes, and would remain as open space. The only permitted development in the open space area will be. a private trail and related facilities as shown on the project plans, maintenance road and utility easements as shown on the Site Plan, and the Open Space Plan for the project in the Development Plan. The Applicant/Developer intends to construct 102 multi-family dwelling units or condominiums (The Villas), 73 single-family cluster homes (The Manors), and 79 single-family homes (The Estates) on the site. The Silveria Ranch properties are currently used for cattle grazing. There are a rural residence and farm structures on the property, which will be removed as part of the development. The surrounding land owners and uses include the Lin property to the east which is used primarily as grazing land and is under City review for a proposed development; the Dublin Ranch property which is being developed for residential use; and the Nielson property with a rural residential home and agricultural use to the south. The Mission Peak Homes property to the north is currently being used for Cattle grazing, and may be considered for development in the future. The western property boundary is defined by Tassajara Road, which serves as a connection between Alameda County and Contra Costa County. The future extension of Fallon Road divides the Silveria Ranch properties into two portions and is proposed to be extended to Tassajara Road with the development. This application has been reviewed by the applicable City Departments and agencies, and their comments have been incorporated into the Stage 2 Development Plan and the conditions of approval for the Vesting Tentative Tract Map and Site Development Review. The proposed project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and Stage 1 Development Plan previously approved, and represents an appropriate and well-planned project for the site. Ms. Harbin introduced Mark Rutherford, Architect for Dahlin Group. Mr. Rutherford thanked Ms. Harbin for the thorough description of the project. He asked if the Commission had any questions about the architecture of the project. Cm. Fasulkey stated the Planning Commission would ask questions after his presentation. Ms. Harbin read for the record Condition 98 that has changed stating the Applicant/Developer shall pay "in lieu" fees at the rate in effect at the time of building permit issuance for each remaining Inclusionary unit, or 13 units, required to meet the City's Inclusionary Ordinance standard of affordable units in compliance with the City Council adopted Resolution or as agreed to by the City Council. Mr. Rutherford explained that he would show a PowerPoint animation presentation showing an aerial of the area, the streetscape, elevations and architecture of the units for the Villas, the Manors and the Estates. Cm. King asked if some of the units would have a panoramic view of the valley. Mr. Rutherford said some would have spectacular views of the valley. Cm. King asked Mr. Rutherford if he is involved in the landscaping for the project. Mr. Rutherford responded no. Cm. King stated that some of the trees planned for the slopes would grow to be very high. Cm. Fasulkey suggested that the landscape architect address that issue and for Mr. Rutherford to address design issues. Cm. Machtmes asked where the Estate homes would fall in relation to the ridgeline. Mr. Rutherford stated on the backside of the ridgeline. Cm. Nassar asked if some of the driveways are sloped. Mr. Rutherford said some would of the driveways will have a slight bit of a slope because of the grade there. Cm. Fasulkey asked who would maintain the open space area. Mr. Rutherford' said the homeowners association would be responsible for the trails and the open space area. Cm. Fasulkey asked if the City takes any responsibility for the open space area. Ms. Harbin said the City tries not to take responsibility for something that is the responsibility of a homeowners association. Cm. Fasulkey asked what if the homeowners association does not have the funds for maintenance to those areas. Mike Stella stated that on this particular project there would be Covenants Conditions & Restrictions (CC&R's) recorded for the project. The State Department of Real Estate requires that certain reserve funds be set aside for on-going maintenance activities for unforeseen circumstances. Cm. Fasulkey asked the pricing of the houses. Alan Pinn from Pinn Brothers stated they have been building in the Bay Area for 30 years. Their most recent project in the area is Tassajara Ridge, which also has a lot of open space. Their homeowners association hired a consultant to monitor maintenance. The pricing of the homes will range from the low $300,000 for the Villas, $500,000 for the Manors, and $600,000 for the Estate homes. Scott Foyer, Landscape Architect, stated he was available for questions. Cm. King asked if the trees would block the scenic views. Mr. Foyer stated that the trees are on the base of slope and the views of the hills will be blocked, but the view of the valley out the front of the homes will not. Cm. King stated that the plans indicate oak trees will be planted. The California coastal oak tree can grow 70-80 feet tall, which could block scenic views. Mr. Foyer stated in the condition that they are planted they will not achieve their maximum height. That Plant is on the preliminary list for the slope planning but there are other plants on the list that would work just as well. Cm. King recommended using that tree sparingly. Mr. Foyer took note of the recommendation. Cm. Fasulkey asked if there were any other questions or comments, hearing none he closed the public hearing. Cm. Nassar asked if cattle's grazing in that area was a concern. Ms. Harbin responded it is not a concern. The site next to the Pinn Brothers site is zoned agriculture, which allows cattle grazing. Cm. Fasulkey stated there is not any language that specifies the City will take responsibility for maintenance of the open space if the homeowners association fails to do so. Kit Faubion stated Staff could add a condition stating that the City would take over responsibility if the homeowner's association fails to maintain the area. Cm. Fasulkey asked if the City would want to review the language of the homeowner's association agreement. Ms. Ram stated that the City always reviews the CC&R's to ensure conditions of approval are implemented, but does not enforce them. Ms. Harbin stated that on page 31 of the resolution, condition number 96 addresses the homeowner's association requirements. Cm. Fasulkey asked if there are conditions that address the vacant site adjacent to the Pinn site that could have future development. Ms. Harbin stated there isn't a condition of approval that addresses that issue; however residents should be made aware by the realtor that the adjacent property may very well have future development. The adjacent site has a General Plan designation of residential. Ms. Ram stated Staff could add a condition to the Vesting Tentative Map that addresses that issue. Cm. King asked if the developer has to post a bond on the property during development./construction. Mr. Stella stated that there is a performance bond posted that is not released until it is determined that the subdivision improvements are complete. It is with the understanding that the developer will carry a maintenance bond for one year after the original performance bond is released to guarantee against warranty defects. Cm. King asked when the homeowners association is organized. Mr. Stella stated the homeowner's association is for.med befOre the first home is occupied. Ms. Ram asked Mr. Stella at what point of the subdivision does the City Council accept the improvements. Mr. Stella stated it is usually toward the end of the construction. The City does not require the developer to build homes. The City's obligation to the homeowners is to provide the public streets and public utilities to serve those homes. If the streets and utilities are complete and the homes are not yet constructed, the City would consider accepting those improvements but that is the decision of the City Council, Cm. Fasulkey asked for a motion. Ms. Ram explained that the amendments to the conditions should be read into the record. The City Attorney is currently drafting those amendments. Cm. Machtmes complimented the design of the Estate neighborhoods and how the units minimize the appearance of garages from the streetscape level. He would like to encourage similar development projects in the future. Ms. Faubion read for the record, the developer shall provide notice to residents through the CC&R's that existing agricultural activities are adjacent to the project and may involve agricultural construction activities and further that some adjacent properties are general planned for possible future residential development. On motion by Cm. King seconded by Cm. Nassar, with the revised condition 98 and the additional condition of 118.a, by a vote of 4-0-1 with Cm. Jennings absent, the Planning Commission Unanimously approved RESOLUTION NO. 03 - 47 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDNG THE CITY COUNCIL ADOPT THE ORDINANCE FOR PA 02-024 PLANNED DEVELOPMENT (PD) REZONING AND STAGE 2 DEVELOPMENT PLAN FOR PINN BROTHERS FINE HOMES/SILVERIA RANCH EAST OF TASSAJARA ROAD AT THE INTERSECTION OF FALLON ROAD RESOLUTION NO. 03 - 48 A RESOLUTION OF THE PLANNING COMMISSION APPROVING A VESTING TENTATIVE TRACT MAP 7441 AND SITE DEVELOPMENT REVIEW FOR PA 02-024 PINN BROTHERS HOMES, SILVERIA RANCH TASSAJARA ROAD/FALLON ROAD NEW OR UNFINISHED BUSINESS - None OTHER BUSINESS (Commission/Staff Informational Only Reports) Ms. Ram explained to the Commission that Staff has been working on a Commissioner's Guide to better help them in their role of Planning Commissioner. ADIOURNMENT - The meeting was adjourned at 8:15 p.m. Respectfully submitted, Planning Commission Chairperson ATTEST: Planning Manager TABLE OF CONTENTS 1.0 INTRODUCTION ............................................................ . . . . · .. · · · , ......, ..................... · .. · 2.0 PROJECT LOCATION ...................................................................................... .. . .. · · 3.0¸ PROPERTY DESCRIPTION A2qD BACKGROUND ............................................ REGULATORY SETTING ............ 5.0 REVIEW OF EXISTING REPORTS ....................................................................... 6.0 CALIFORNIA TIGER SALAMANDER SPECIES OVERVIEW ........................ 6.1 CTS Morphology ....................................................................................... 6.2 CTS Life History ....................................................................................... 6.3 CTS Ecology .............................................................................................. 6.4 Aestivation Habitat .................................................................................. 7,0' METHODS .................................................................................................................. 5 7.1 Assessment of potential CTS aestivation habitat ................................... 5 7.2 Assessment of Potential CTS breeding habitat ...................................... 6 7.3 Assessment of CTS barriers in surrounding properties ....................... 6 7.4 Methods of USFWS protocol surveys for presence/absence of CTS .... 6 8.0 RESULTS .................................................................................................................... 7 8.1 Presence of CTS at or in the vicinity of the property ............................ 7 8.2 Assessment of potential CTS aestivation habitat ................................... 7 8.3 Assessment of potential CTS breeding habitat ...................................... 7 8.4 Assessment of CTS barriers in surrounding properties ........................ 7 9.0 CONCLUSIONS ...................................................................................................... .. . 8 10.0 RECOMMENDATIONS ............................................................................................ 8 LITERATURE CITED ................................................................................................... . .. .. 10 1 1 1 2 2 2 2 3 4 4 1.0 INTRODUCTION At the request of Pinn. Bros. Construction, Inc., Olberding Environmental conducted a: biological resources analysis assessing the presence of potential habitat suitable for use by the California tiger salmnander [Ambystoma tigrinum californiense.; (CTS)] at the Silveria-Haight Property ("The Property"). The Property is located in Alameda County outside the city boundaries of Dublin. This report documents the methods, results and conclusions of the reconnaissance-level biological resources analysis assessing potential CTS habitat within and immediately surrounding the Property. As a part of the analysis eff6rt, the Property was surveyed for potential breeding and aestivation habitat suitable for the terrestrial and aquatic lifestages of the CTS. The Property and surrounding areas in the immediate vicinity were also examined for structures (e.g., roads, large drainages, etc.) that might constitute potential barriers to CTS dispersal between breeding and aestivation habitat. Finally, this biological resources analysis also includes a review of previously prepared biological reports/information, and pertinent literature on habitat characteristics of the site that could be suitable 'for CTS. The Ca!ifomia Natural Diversity Data Base (CNDDB) and other existing records of recent CTS occurrences were examined, and are included in this report. 2.0 PROJECT LOCATION The Property is located in Alameda County, just so~h of the' Co~itra Costa/Alameda County line (Attachment 1, Figure i). The Property is located north of the city of Dublin and is on the east side of Tassajara Road approximately 2.5 miles north of the Santa Rita exit off Highway 580 (Attachment 1, Figure 2). The Property is situated immediately before the first bend on Tassajara Road where it curves east to cross over the East Fork of Tassajara Creek. The property is bounded on the west by Tassajara Road, on the east by undeveloped areas, on the north by Mission Peak, an adjacent property, and on the south by a residential area (Attachment 1, Figure 3). The Property is a part of the Tassajara Creek watershed and is east of Tassajara Creek. Attachment 1, Figure 3 identifies the location of the property on the USGS 7.5 Quadrangle Map for Livermore. This map also contains CNDDB recorded locations for CTS. 3.0 PROPERTY DESCRIPTION AND BACKGROUND The Property consists of undeveloped grazing lands in a landscape dominated by rolling hills that characterize the upper Tassajara Creek watershed. The project site has steep to moderately steep topography ranging in elevation from approximately 950 feet at the northeastern corner of the Property to 470 feet along Tassajara Road. The hillsides support non-native annual grassland throughout the site and smaller patches of native perennial grassland habitat are found on the north-facing slopes. The land is used for cattle grazing purposes which leaves little or no vegetation in some areas where high traffic occurs. The lands to the north, and east are similarly used for pasture and are separated from the Property by barbed-wire fences. One residence is located west of Tassajara Road, across from the property, and one residence is found on the land to the south of the Property. 4.0 REGULATORY SETTING The CTS is on the California Department of Fish and Game (CDFG) list of animal species of special concern (CDFG, 2003). Species of special concern are those whose breeding populations are declining; therefore those species could face extirpation in the future. The CTS is currently state-listed as a species of special concern in the state of California and is federally listed as endangered in Sonora and Santa Barbara Counties. Although the CTS has no legal status, the CDFG recommends considering them during analysis of proposed project impacts to protect declining populations and avoid the need to list them as endangered in the future. Currently, the CTS is being reviewed for listing as federally threatened or endangered. On May 23, 2003, the U.S. Fish and Wildlife Service (USFWS) published in the Federal Register a proposal to list the CTS as a threatened species under the Endangered Species Act. By court order, the USFWS has until May 15, 2004 tO make a final decision whether to list the species. Therefore, the Federal status of the CTS is Iikely to be resolved by May 2004. 5.0 REvIEw OF EXISTING REPORTS According to the CNDDB listings, the Property does not contain any recorded sightings of CTS. However, the adjacent property to the north does contain a stock pond where CTS have been documented in the year 2000 (Attachment 1, Figure 4). This area ponds seasonally during the winter rains, and serves as a breeding pond during wet years. Dr. Mark Jennings is the listed biologist who identified CTS at the Property. Dr. Jennings has also confirmed the presence of CTS larvae in the breeding pond during surveys he performed in 2002 (Jermings 2003). The distance between the breeding pond and the site is approximately 400 feet. 6.0 CALIFORNIA TIGER SALAMANDER SPECIES OVERVIEW 6.1 CTS Morphology The CTS is a large terrestrial salamander with adults attaining a total length of over 8 inches (203 millimeters) [Stebbins 1951]. Dorsally, the background color appears to be jet black, normally with an overlain pattern of white or yellow spots or bars (Stebbins 1985). Ventral surfaces are highly variable in pattern, ranging from nearly uniform white or pale yellow to variegated white or pale yellow and black (Jermings and Hayes 1994). Juvenile salamanders are 1.7-2.8 inches (42-70 millimeters) from the tip of the snout to the rear of the vent and have the same coloration pattern as adults. Salamanders that are recently metamorphosed often have a pale yellowish-brown, tan, or greenish-colored dorsum with dark flecks and blotches (Jermings, unpub, data). These blotches soon fade to a white or yellow color after only a few weeks. Larval salamanders range in size from 0.4-6.6 inches (11-150 millimeters) in total length with a pate yellowish-brown, tan, or dark-colored dorsum (Anderson 1968). External gills and legs are prominent features on all salamander larvae over 2 weeks old (Scorer 1925). 6.2 CTS Life History Breeding of adult CTS has been observed from late November through February, following the onset of warm rains (Scorer 1925, Barry and Shaffer 1994). Based on observations during the 1990's salamanders often do not breed during periods of aseasonally cold rains or during drought (whether breeding ponds are filled with water or not) [Barry and Shaffer 1994; Jennings, unpub, data]. Both males and females engage in nocturnal breeding migrations traveling up to 1 mile (1.6 kilometers) [Austin and Shaffer 1992] or more from subterranean refuge sites (e.g. small mammal burrows) [Loredo and others. 1961] to egg deposition sites (long-lasting rain pools) (Andersen 1968). Adult salamanders are possibly stimulated to move to breeding sites by the vibrations of rainwater failing on the soil, as adult male salamanders have been observed (after preceding night(s) of rainfall) wandering on the dry soil of rain pools that had not yet filled (Jennings, unpub, data). Males generally precede females during the breeding season by 1-2 weeks (Shaffer and others. 1993, Loredo and others. 1996). Following underwater courtship from one or more males, females normally deposit their moderate-sized (0.13- 0.21 inches [3.6-5.9 millimeters] diameter) eggs singly on vegetation and other debris in thE.. shallow margins of rainwater pools (Scorer 1925). Large females may deposit up to 350 eggs per season, although most females only deposit 100-200 eggs (Jennings, unpub, data). Adult salamanders apparently leave breeding ponds soon after spawning (Scorer 1925), although they may forage for up to a month in the general area if conditions continue to be moist (Barry and Shaffer 1994). Most salamanders soon return to aestivation habitats in small mammal burrows where they spend approximately 9-10 months underground until the next winter rains (Barry and Shaffer 1994; Jennings, unpub, data). Embryos of CTS hatch in approximately 14-28 days after being laid (Scorer 1925) and the resulting gilled, aquatic larvae (0.41-0.43 inches [10.5-11 millimeters] in length) require a minimum of about 10-12 weeks to complete development through metamorphosis. At metamorphosis, young salamanders have attained a total length of about 2.6 inches (75 millimeters) [Anderson 1968, Feaver 1971]. Metamorphosis is apparently initiated by receding water levels in breeding ponds and most larval salamanders do not metamorphose until they are as large as possible (Feaver 1971). Although the native breeding habitat for this species normally dries each year and metamorphosis is paramount under such conditions, there are a few observations of larval salamanders overwintering in artificially-constructed, permanent ponds (H. Bradley Shaffer, University of California at Davis, pers. comm.). The overwintering of larvae (especially to sexual maturity) is common in many closely related species of mole salamanders (Ambystoma spp.) found in other parts of North America (Stebbins 1985, Petranka 1998). 6.3 CTS Ecology CTS larvae are carnivorous and feed on just about any organism they can overpower-- including smaller conspecifics (Feaver 197I). Larger larvae have been observed to feed on the larvae of Pacific treefrogs (Hyla regilla), California toads (Bufo boreas halophilus) and western spadefoots ($caphiopus hammondii), as well as many aquatic invertebrates (Anderson 1968, Feaver 1971, Jermings, unpub, data). Since salamander larvae are very cryptic in coloration, they are often hard to observe in the turbid waters of breeding habitats. Adult CTS apparently eat the same food organisms as juvenile salamanders (Morey and Guinn 1992, Jennings, unpub, data) and may live as long as 20+ years in the wild based on the longevity of other closely related species in captivity (see Snider and Bowler 1992). · Sites used for reproduction are typically natural pools that fill with rainwater and artificial stock ponds; however, salamanders have also been observed to breed in springs, wells, artificial reservoirs, quarry ponds, man-made canals, and rarely, in the slack waters of oxbows in small- to medium-sized streams (Jennings, unpub, data). Such sites may, or may not contain dense amounts of aquatic and streamside vegetation. The highest numbers of larvae appear to occur in aquatic habitats that are largely devoid of any vegetation and contain very turbid water. In such situations, salamander larvae often hide during the day in the deeper portions of the pond, or under debris (such as dead Russian thistles [Salsola tragus]) that blow into the pond (Jennings, unpub, data). Anecdotal evidence indicates that salamanders have a high degree of site fidelity to theft breeding ponds and also to the small mammal burrows they use for refugia (Shaffer and others. 1993; Jennings, unpub, data). For example, a gravid, adult, female CTS removed from a breeding site and transported to a newly-created mitigation pond, moved a straight line distance of approximately 0.9 mile (1.4 kilometers) back to the original point of Capture over a 3-week period (Duke and others. 1998). 6.4 Aestivation Habitat ' Following metamorphosis (normally from early May through July), juveniles emigrate en masse at night from the drying breeding pond (Holland and others. 1990; Jermings, unpub. data), Traveling distances of 1 mile (1.6 kilometers) or more from breeding sites, juvenile salamanders wander into small mammal burrows or deep cracks in the soil, which they use as refugia during the hot summer and fall months (Shaffer el al. 1993, Loredo and others. 1996). Juveniles will also wander into certain man-made structures such as wet basements, wells, underground pipes, and septic tank drains (Scorer 1925). Mortality of juveniles can be high during this transition period due to the stress of metamorphosis and the problems of finding a suitable refuge site before the sun comes up. For example, Holland and others. (1990) found almost an entire cohort of salamanders did not survive unsuitable weather conditions when they attempted to emigrate from their breeding pond during the late summer. Juveniles probably feed on the rich invertebrate fauna that is normally associated with small mammal burrows and grow rapidly over the next several months. Data suggest that most individuals require 2 years to become sexually mature, but some individuals may be slower to mature during periods of drought or aseasonal rainfall (Shaffer and others. 1993). Although predation to salamanders is probably minimal in underground refugia, juveniles and adults are known to be eaten by bullfrogs (Rana catesbeiana), garter snakes (Thamnophi,, spp.), and probably black-crowned night herons (Nycticorax nycticorax) and raccoons (Procyon lotor) when they are present on the surface during the wet winter and spring months (Morey and Guinn 1992; Jennings, unpub, data). Larvae are eaten by a wide variety of predators including garter snakes, bullfrogs, California red-legged frOgs (Rana aurora draytonii), herons (Ardeidae), terns (Sterna spp.), and apparently fish when the latter are introduced into breeding ponds (Baldwin and Stanford 1987; Shaffer and others. 1993; Fisher and Shaffer 1996; Jennings, unpub, data). Juvenile and adult salamanders normally use the burrows of California ground squirrels (Spermo£hilus beecheyi) and Botta's pocket gophers (Thomomys bottae) as underground refugia (Scorer 1925, Jennings and Hayes 1994, Jennings 1996, Loredo and others, 1996). Both juvenile and adult CTS have been known to settle into occupied and unoccupied California ground squirrel burrows to aestivate (Loredo and others 1996). CTS have also been observed in the burrows of California voles (Microtus californicus), blacktail jackrabbits. (Lepus californicus) and the deep cracks of clay soil which may extend up to 15-feet (4.6-meters) deep from the soil surface (Loredo and others; Jennings, unpub. data). As mentioned earlier, salamanders may also turn up in certain man-made structures (e.g., wet basements, wells, swimming pools, underground pipes, and septic tank drains [StOrer 1925, Pickwell I947), sometimes many years after their local breeding site has been destroyed (Jennings, unpub, data). Juvenile and adult salamanders are especially common in situations where piles of concrete, rock, or other rubble are mixed with dirt and are located near breeding sites (Jennings, unpub, data). This is probably because such sites are attractive to burrowing rodents that create extensive tunnel mad burrow systems that in turn are used by juvenile and adult salamanders. 7.0 METHODS 7.1 Assessment of potential CTS aestivation habitat The site was surveyed for potential CTS aestivation habitat by walking transects up the hills in a west to east direction from Tassajara Road. Potential CTS aestivation habitat was classified as one of three types Small mammal burrows. Mounds of dirt 6-12 inches in diameter, which are composed of the tailings of burrowed earth deposited by small mammals such as ground squirrels and moles. Deep cracks in the ground. 5 7.2 Assessment of Potential CTS breeding habitat As there were no stock ponds or other visible signs of areas that pond water, the site was inspected for the presence of swales and shallow depressions along seasonal drainages that could pond during the winter rains. 7.3 Assessment of CTS barriers in surrounding properties Potential barriers to CTS dispersal into or out of the site were assessed by surveying the surrounding areas. Potential barriers include the east fork of Tassajara Creek, Tassajara Road, existing buildings, and fences in properties surrounding the Property. The following are considered to be potential barriers to overland movement of CTS: Roadways with heavy traffic volumes are anticipated to create a dispersal barrier. Large buildings are anticipated to act as partial barriers to CTS dispersal. Walls and wooden fences that are in contact with the ground surface could act as a dispersal barrier. Wire mesh fencing is not considered to be a barrier. The East Fork of Tassajara Creek and Tassajara Creek channels may be a barrier during high floTM times following storm events. These structUres were assessed by driving and walking adjacent to the site. 7.4 Methods of USFWS protocol surveys for presence/absence of CTS USFWS protocol CTS surveys methods for assessing presence/absence of CTS are summarized below. However, since the presence of CTS has been recently identified on the adjacent Property, it is anticipated that no further protocol surveys will be necessary to reconfirm the presence of CTS. Even with a negative finding on the Property, it is likely that the USFWS will assume presence due to the close proximity of a breeding pond. USFWS protocol requires that the presence/absence of CTS be assessed using pitfall trap arrays around the perimeter of the property to be assessed. Each pitfall trap consists of a bucket placed into a pit in the ground that is dug so that the bucket is flush with ground level. Pitfall traps are installed at a distance of approximately 30 feet apart. The arrays are connected using silt fencing that is placed between buckets to form a continuous barrier for CTS movement across the length and breadth of the project site. In addition to perimeter lines, transect trap lines are also included to maximize the chance of capture. Fencing construction must be complete before the onset of the first winter rains, which stimulate adults to move to breeding ponds. 8.0 RESULTS 8.1 Presence of CTS at or in the vicinity of the Property The CNDDB identified a recent CTS sighting (Mission Peak Property 2000) directly north of the subject Property. The sighting is within several hundred feet of the property line in an area corresponding to a recently constructed mitigation pond within an ephemeral drainage (Attachment 1, Figure 3). The CNDDB identifies several other CTS records in the vicinity of the Property. There are two CTS sites within 1.2 miles of the Property. One site is located along Doolan Road, approximately 2.5 miles north of Interstate 580, northwest of Livermore. The other record places the amphibians on the west side of Tassajara Creek, approximately 0.6 miles north of the Santa Rita County Rehabilitation Center. The records for CTS span between 2000 and 2003. Older records also occur. 8.2 Assessment of potential CTS aestivation habitat A relatively high abundance of California ground squirrel burrows were found across the site during transect surveys, which represents appropriate CTS aestivation ~habitat. In addition, areas with deep fissures in the ground were also observed. Many burrows were observed to be actively used by California ground squirrels. Previous studies indicate that CTS are known to occupy California ground squirrel burrows that are actively used by the squirrels (Loredo and others 1996). Therefore, those areas with actively used burrows also constitute potential CTS aestivation habitat. 8.3 Assessment of potential CTS breeding habitat Low-gradient areas were observed along the temporary drainage that flows from east to west surrounding the Property. These areas are likely to contain small areas that pond seasonally but not for the length of time required for successful breeding of CTS. The 2000 CTS sighting on the Mission Peak Property was observed within a constructed seasonal pond at the upper end of an adjacent drainage. Surveys performed in 2002 by Dr. Jennings resulted in a positive finding of juvenile CTS. Other similar areas that could pond on a seasonal basis were observed at the south end of the Property along a seasonal creek channel. 8.4 Assessment of CTS barriers in surrounding properties Tassaj ara Road is considered to be a partial or complete barrier to CTS dispersal between the Property and adjacent potential habitat across the road near Tassajara Creek. Traffic volumes are relatively heavy during rush hours, and traffic activity has been observed to remain high during daytime hours. In addition, both the East Fork of Tassajara Creek and Tassajara Creek are expected to be seasonal barriers during times of heavy flow. The existing barbed wire and other fencing around the site does not constitute a barrier to CTS movement. Therefore, CTS are expected to disperse between the project site and adjacent areas where they are known to occur to the north. Overall, the only potential barriers to CTS dispersal observed occur to the west along Tassajara Road. 7 9.0 CONCLUSIONS While no sightings have been recorded on the Property, several confirmed CTS sightings have been historically recorded by the CNDDB surrounding the subject Property (see Attachment, Figure 3). The closest sighting includes several observations (Jennings 2000 and' 2002) within a constructed pond located north of the subject Property on the Mission Peak Property. In both cases juvenile CTS were observed in the constructed pond located approximately 400 feet north of the Property line. No breeding habitat was identified on the Property· However, observation of juvenile CTS on the adjacent Mission Peak Property suggests that the pond is utilized for breeding. CTS aestivation habitat (ground squirrel burrows) are present throughout the Property. There are no barriers to dispersal between the subject Property and the Mission Peak Property breeding pond. CTS are known to disperse up to a mile away from breeding sites, and therefore could utilize the Property as aestivation habitat. It is anticipated that no additional protocol surveys for CTS following USFWS protocol will be necessary due to the presence of a recorded CTS breeding pond on the adjacent property. 10.0 RECOMMENDATIONS There is an assumption, based on the information provided above, that CTS may utilize the site as aestivation habitat, or as a corridor between aestivation habitat and the breeding pond on the Mission Peak Property. Therefore, it is recommended that Client coordinate with the CDFG concerning the appropriate mitigation measures to implement. There is also the potential that the USFWS may formally list the CTS as either federally threatened or endangered by May 15, 2004. If this listing occurs, development of the Property may require coordination with the USFWS in accordance with Section 7 of the Endangered Species Act. Through consultation and negotiation between the CDFG and/or USFWS appropriate mitigation measures would be determined. These measures may include timing restriction, salvage surveys, biological monitoring, exclusion fencing, avoidance of sensitive areas or reduction in project size and on-site and/or off-site compensatory mitigation. On-site mitigation measures may include the following strategies during the construction of the development project: Silt fence exclusionary barriers should be installed between the breeding pond and the construction area to prevent CTS from migrating from the pond onto the construction site. Care should be taken in the design of the fence to allow any potential migrating CTS the ability to move from the project site to the pond. Fencing should be placed prior to the onset of the breeding season which normally coincides with the first rains of the winter. Implementation of this mitigation measure must be coordinated with the project biologist to insure proper installation. Exclusion fencing should remain in place until construction of the proj eot is completed. A biological monitor shall be present on-site during grading and ground disturbance construction activities to assure no threats or impacts occur to CTS. Conduct erosion and sedimentation best management practices on the project site to reduce potential impacts to the drainages and downstream water courses. Prohibit grading and vegetation clearing in the immediate area (normally regarded as 750 feet) surrounding the breeding pond during the breeding and migratory seasons (November - June) if measures have not be implemented as described above. LITERATURE CITED Anderson, P.R. 1968. The reproductive and developmental history of the California tiger salamander. Unpublished M.A. Thesis, Fresno State College, Fresno, California, vii+82 p. Austin, C.C., and H.B. Shaffer. 1992. Short-, medium-, and long-term repeatability of locomotor performance in the tiger salamander Ambystoma californiense. Functional Ecology, 6(2); 145-153. Baldwin, K.S., and R.A. Stanford. 1987. Life history notes: Ambystoma tigrinum californiense (California tiger salamander). Predation. Herpetological Review, 18(2):33. Barry, S.J., and H.B. Shaffer. 1994. The status of the California tiger salamander (Ambystoma californiense) at Lagunita: a 50-year update. Journal of Herpetology, 28(2): 159-164. Duke, R.R., R.A. Hopkins, M. Jennings, and P. Hartman. 1998. Tradition Golf Club California tiger salamander 1996/1997 mitigation monitoring. Final report prepared for Tradition Golf Club, LLC, San Jose, California. H. T. Harvey and Associates, Alviso, California. [Project No. 957-03]. i+29 p. Feaver, P.E. 1971. Breeding pool selection and larval mortality of three California amphibians: Ambystoma tigrinum californiense Gray, Hyla regilla Baird and Girard, and $caphiol~us hammondii Girard. Unpublished M.A. Thesis, Fresno State College, Fresno, California, vii+58 p Fisher, R.N., and H.B. Staffer. 1996. The decline of'amphibians in California's great Central Valley. Conservation Biology, 10(5): 1387-I397. Flohr, GP. 2003. Unpublished data on mammals trapped in Santa Rosa. · Holland, D.C., M.P. Hayes, and E. McMillan. 1990. Late summer movement and mass mortality in the California tiger salamander (Ambystoma californiense): The Southwestern Naturalist, 35(2): 217- 220. Jennings, M.R. 1996. Natural history notes: Ambystoma californiense (Califomia tiger salamander). Burrowing ability. Herpetological Review, 27(4): 194. Jennings, M.R. 1998. Conservation and biodiversity of amphibians and reptiles along the central California coast. Pages 33-40 In: Nona Chiariello and Raymond V. Dasmann (editors). Proceedings of the Symposium on Biological Diversity of Central California Coast. Association for the Golden Gate Biosphere Reserve, University of California, Department of Environmental Science, Policy, and Management: Cooperative Extension Forestry. vii+122p. Jennings, M.R., and M.P. Hayes. 1994. Amphibian and reptile species of special concern in California. Final Report to the California Department of Fish and Game, Inland Fisheries Division, Rancho Cordova, California, under contract number 8023. iii+225 p. Jennings , M.R., 2003. Personal Communication with Dr. Jermings continuing the positive identification of CTS at the Silveria Property and at the adjacent Mission Peak. property. Loredo, I., D. Van Vuren, and M. L. Morrison. 1996. Habitat use and migration behavior of the California tiger salamander. Journal of Herpetology, 39(2): 282-285. 10 Long, M.M. 1992. Endangered and threatened wildlife and plants, 90-day finding, and commencement of status review for a petition to list the California tiger salamander. Federal Register, 57(224): 54545-54546. [Thursday. November 19, 1992]. Morey, S.R., and D.A. Guinn. 1992. Activity patterns, food habits, and changing abundance in a community of vernal pool amphibians. Pages 149-158 In: Daniel F. Williams, Sheila Byme, and Theodore A. Rado (editors). Endangered and sensitive SPecies of the San Joaquin Valley, California: their biology, management, and conservation. The California Energy Commission, Sacramento, California, and the Western Section of the Wildlife Society, xv+388 p. Petranka. J.W. 1998. Salamanders of the United States and Canada. Smithsonian Institution Press, Washington. D.C. vii+587 p. Pick-well, G. 1947. Amphibians ,and reptiles of the Pacific states. Stanford University Press, Stanford, California, xiv+236 p Staffer, H.B., R.N. Fisher, and S.E. Stanley. 1993. Status report: the California tiger salamander (Ambystoma californiense). 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