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Home My WebLink About6.1 Schaefer Ranch GP Amendor 19 82 /ii � 111 DATE: TO: FROM: SUBJECT STAFF REPORT CITY COUNCIL November 17, 2015 Honorable Mayor and City Councilmembers CITY CLERK File #420 - 30/450 -30 Christopher L. Foss, City Manager �?14 " Schaefer Ranch General Plan Amendment, Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8136 to Create 19 Single - Family Lots, and a CEQA Addendum (PLPA 2012 - 00013) Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The City Council will consider an application by Schaefer Ranch Holdings LLC (Discovery Builders) for a General Plan Amendment and Planned Development Zoning with a Stage 1 and Stage 2 Development Plan to change the land use designation and zoning of 17.30 acres designated as Estate Residential and originally approved for six residential estate lots and common areas, to 7.04 acres designated as Single - Family Residential for 19 single - family detached homes and 10.26 acres designated as Open Space. This proposal results in a net increase of 13 homes to a total of 419 homes, which is below the 474 homes originally anticipated within the Schaefer Ranch project. The application also includes a Site Development Review Permit and Vesting Tentative Map for the proposed homes on the 19 lots. A CEQA Addendum was prepared for this project described above and for a 1.14 acre area at the end of Ridgeline Place contemplated for a future General Plan Amendment. FINANCIAL IMPACT: All costs associated with this project will be borne by the Applicant. In addition, once the City Council has considered the project, the developer will make a $250,000 donation to the endowment to operate and maintain the Dublin Heritage Park and Museums. RECOMMENDATION: Staff recommends that the City Council conduct the public hearing, deliberate, and adopt the Resolution Adopting a CEQA Addendum and a Statement of Overriding Considerations for the Schaefer Ranch Unit 3 and a portion of Unit 1 Project; adopt the Resolution Approving a General Plan Amendment for the Schaefer Ranch Unit 3 Project; waive the reading and INTRODUCE an Ordinance Rezoning the Schaefer Ranch Unit 3 Project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan; and adopt the Resolution Approving a Site Development Review Permit and Vesting Tentative Subdivision Tract Map 8136 for the Schaefer Ranch Unit 3 Project. Page 1 of 5 ITEM NO. 6.1 Submitted By Community Development Director PROJECT DESCRIPTION: 'Reviewed By Assistant City Manager The Project Site is located within Schaefer Ranch which is an area of approximately 500 acres located generally at the westerly city limits north of the Interstate 580 freeway (1 -580) and south of an unincorporated area of Alameda County, near the intersection of Schaefer Ranch Road and the westerly extension of Dublin Boulevard. The Schaefer Ranch project area was annexed to the City and approved for development in 1996. The original approvals anticipated 474 single - family homes in four neighborhoods. The Schaefer Ranch project currently includes 406 lots. Significant portions of the Schaefer Ranch development have since been constructed and much of the surrounding hillside open space areas have been dedicated to the East Bay Regional Parks District or placed in permanent conservation easements. The remaining undeveloped areas of Schaefer Ranch include Unit 2, the 140 lot subdivision located south of Dublin Boulevard, of which 91 are completed and 49 are yet to be completed, and the six existing undeveloped large estate lots that comprise Unit 3 that are located at the western terminus of Dublin Boulevard. This Staff Report addresses a development proposal for Unit 3 along with the environmental analysis to add one additional lot in Unit 1 at the end of Ridgeline Court. However, no development entitlements are proposed for the additional lot on Ridgeline Court at this time. The applicant is currently requesting approval of the following entitlements. Please refer to Attachment 1 for a complete discussion of the proposed project and refer to Attachment 2 for the Applicant's submittal package. • General Plan Amendment — To change 17.30 acres from Estate Residential (0.01 -0.8 units per acre) to 7.04 acres of Single - Family Residential (0.9 to 6 units per acre) and Page 2 of 5 10.26 acres of Open Space. • Planned Development Rezone — Planned Development Rezone with related Stage 1 and Stage 2 Development Plan. • Site Development Review— To construct a 19 single - family detached residential homes. • Vesting Tentative Map - To allow the subdivision of 19 residential lots with the remainder as private access and Open Space. • CEQA Addendum — To evaluate the environmental effects of the proposed Land Use change from Estate Residential to Single Family Residential and Open Space for 17.30 acres on Schaefer Way and for a 1.14 acre area at the end of Ridgeline Place contemplated for a future General Plan Amendment. The Developer will provide a community benefit in conjunction with the proposed project. In 2011, the Developer agreed to donate a $250,000 endowment to help fund the operation and maintenance of the Dublin Heritage Park and Museums in exchange for the City Manager's commitment to process this application (Attachment 3). The Developer will make this donation once the City Council has considered the Project. The City Manager's commitment was made in conjunction with a separate negotiation between the Developer and the City, in which the City agreed to amend the Schaefer Ranch Park Improvement Agreement to extend the completion time. The Developer donated $500,000 to the endowment at the time of the extension. Thus, once the City Council considers the project and the donation is made, the Developer will have donated $750,000 to the endowment to operate and maintain the Dublin Heritage Park and Museums. In addition to the current community benefit offered in conjunction with this General Plan Amendment, Discovery Builders built the School of Imagination ($1,550,000), the East Bay Regional Park Staging Area and trail system ($400,000), Schaefer Ranch Community Park ($3,100,000), contributed funds toward the construction of the Dublin Heritage Park and Museums ($1,500,000), and funded an endowment for operation and maintenance of the Dublin Heritage Park and Museums as described above ($500,000). Discovery Builders has satisfied their inclusionary housing requirements for their existing entitled project, including the six existing estate residential lots in Unit 3, by way of in -lieu fee payments and the construction of affordable units. The proposed re- subdivision of the six lots will result in 13 additional lots. Section 8.68.030 of the City of Dublin Zoning Ordinance requires all new residential development projects of 20 units or more to construct affordable units. Therefore, the proposed project is exempt from the Inclusionary Zoning Requirements. Tonight, the City Council will consider the proposed General Plan Amendment, Planned Development Zoning, Site Development Review Permit, and Vesting Tentative Map for the proposed 19 unit project located within Unit 3, and environmental clearance for one additional lot within Unit 1 of Schaefer Ranch. The Resolutions and Ordinance related to the proposed project entitlements are included as Attachments 4 -7 of this Staff Report. Page 3 of 5 PLANNING COMMISSION ACTION: The Planning Commission considered the proposed project at its meeting on October 27, 2015. Written public comments received after the Planning Commission Agenda was published are included as Attachment 8. The Planning Commission recommended, by a 3 -0 -2 vote (2 Planning Commissioners were absent), that the City Council not approve the project. The Planning Commission Resolution and draft meeting minutes are included (Attachments 9 and 10). ENVIRONMENTAL REVIEW: An Initial Study has been prepared in accordance with the provisions of the California Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental Guidelines. The Initial Study assesses the potential environmental impacts of implementing the proposed project beyond the impacts identified in the 1996 Schaefer Ranch EIR. The proposed project is a modification of a project already approved by the City for the Schaefer Ranch project. The impacts of the Schaefer Ranch project were analyzed in an Environmental Impact Report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR "). The EIR assumed 474 dwelling units, including the six -lot Estate Residential development area. The Initial Study identified no additional impacts from the proposed project, primarily because the project is within the previous assumed density and also within the assumed development area. On the basis of the Initial Study, the City prepared a CEQA addendum in accordance with CEQA Guidelines section 15162/3 and 15164. In 2008, the City approved an Addendum to the 1996 EIR for properties in Unit 2 of the Schaefer Ranch project that included a General Plan Amendment, Planned Development Rezone with related Stage 1 and 2 Development Plan, a Vesting Tentative Subdivision Map, and a Development Agreement to eliminate a 5.69 -acre retail commercial site on the southwest corner of Dublin Boulevard and Schaefer Ranch Road, 12 estate lots, and 24 single - family lots on the south side of Dublin Boulevard and generally west of the retail commercial site. These uses were replaced with up to 140 single - family detached lots. The 2008 Addendum was approved by Dublin City Council Resolution No. 203 -08 on November 4, 2008. The 2008 Addendum did not affect land uses on the current project site. A Resolution recommending that the City Council adopt a CEQA Addendum is included as Attachment 7 with the Initial Study and Addendum attached as included as Exhibits A and B, respectively. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project as well as the entirety of Schaefer Ranch and California Highlands to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Planning Commission Staff Report (without attachments) October 13, 2015 Page 4 of 5 2. Applicant's submittal package dated September 24, 2015 3. City Manager's Letter dated September 2, 2011 4. Resolution approving a General Plan Amendment for the Schaefer Ranch Unit 3 Project 5. Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan 6. Resolution approving a Site Development Review Permit and Vesting Tentative Map 8136 for the Schaefer Ranch Unit 3 Project 7. Resolution adopting a CEQA Addendum and a Related Statement of Overriding Considerations for the Schaefer Ranch Unit 3 and a portion of Unit 1 Project with the Initial Study and Addendum attached as included as Exhibits A and B, respectively 8. Written comments to the Planning Commission 9. Planning Commission Resolution 15 -13 10. Draft Planning Commission meeting minutes dated October 27, 2015 Page 5 of 5 OF O�LIF'OR�� STAFF REPORT PLANNING COMMISSION DATE: October 13, 2015 TO: Planning Commission SUBJECT: PLPA 2012 -00013 — Schaefer Ranch General Plan Amendment, Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8136 to create 19 single - family lots, and a CEQA Addendum Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: Application by Schaefer Ranch Holdings LLC (Discovery Builders) for a General Plan Amendment and Planned Development Zoning with a Stage 1 and Stage 2 Development Plan to change the land use designation and zoning of 17.30 acres designated as Estate Residential and originally approved for 6 residential estate lots and common areas, to 7.04 acres designated as Single - Family Residential for 19 single - family detached homes and 10.26 acres designated as Open Space. This proposal results in a total of 419 homes (a net increase of 13 homes) which is below the 474 homes originally anticipated within the Schaefer Ranch project. The application also includes a Site Development Review Permit and Vesting Tentative Map for the proposed homes on the 19 lots. A CEQA Addendum was prepared for this project described above and for a 1.14 acre area at the end of Ridgeline Place contemplated for a future General Plan Amendment. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council adopt a CEQA Addendum and a Statement of Overriding Considerations for the Schaefer Ranch Unit 3 and a portion of Unit 1 Project; 6) Adopt a Resolution recommending City Council adopt a Resolution approving a General Plan Amendment for the Schaefer Ranch Unit 3 Project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan; 8) Adopt a Resolution recommending City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Subdivision Tract Map 8136 for the Schaefer Ranch Unit 3 Project. Submitted By Consulting Planner COPIES TO: Applicant File R vie By Assistant Community Development Director Page 1 of 12 Item 8.2 PROJECT DESCRIPTION: Background The Project Site is located within Schaefer Ranch which is an area of approximately 500 acres located generally at the westerly city limits north of the Interstate 580 freeway (1 -580) and south of unincorporated area of Alameda County, near the intersection of Schaefer Ranch Road and the westerly extension of Dublin Boulevard. The Schaefer Ranch project area was annexed to the City and approved for development in 1996. The original approvals anticipated 474 single - family homes in four neighborhoods. The Schaefer Ranch project currently includes 406 lots. Significant portions of the Schaefer Ranch development have since been constructed. The remaining undeveloped areas of Schaefer Ranch include Unit 2, the 140 lot subdivision located south of Dublin Boulevard, which is currently under construction. There also are 6 existing undeveloped large estate lots that comprise Unit 3 that are located at the western terminus of Dublin Boulevard. Much of the hillside open space area has been dedicated to the East Bay Regional Parks District or placed in permanent conservation easements. Unit 3 is the subject of this Staff Report, and is comprised of the six large lots with an Estate Residential land use, along with environmental analysis to add one additional lot in Unit 1 at the end of Ridgeline Court. However, no development entitlements are proposed for the additional lot on Ridgeline Court at this time). The project site currently is vacant and is characterized by gentle canyon terrain which has been graded The 17.30 -acre Schaefer Ranch Unit 3 project site is shown on the vicinity map below: Unit 3 Unit 1 BLVD —VICINITY MAP 2of12 Adiacent and Surroundina Land Uses: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Open Space and Hillside Open Space 0 7.04 Public /Semi - Public and DSRSD Water Tank 10.26 Total 17.30 Original Ranch Home and Operating South PD Estate Residential Facilities Public /Semi - Public and DSRSD Tank Site Parks /Public Recreation public park East PD Estate Residential Original Ranch Home and Operating Facilities West PD Open Space Vacant Current Request The current request for the proposed Schaefer Ranch project includes: • General Plan Amendment — To change 17.30 acres from Estate Residential (0.01 -0.8 units per acre) to 7.04 acres of Single - Family Residential (0.9 to 6 units per acre) and 10.26 acres of Open Space. • Planned Development Rezone — Planned Development Rezone with related Stage 1 and Stage 2 Development Plan. • Site Development Review— To construct a 19 single - family detached residential homes. • Vesting Tentative Map - To allow the subdivision of 19 residential lots with the remainder as private access and Open Space. • CEQA Addendum — To evaluate the environmental effects of the proposed Land Use change from Estate Residential to Single Family Residential and Open Space for 17.30 acres on Schaefer Way and for a 1.14 acre area at the end of Ridgeline Place contemplated for a future General Plan Amendment. ANALYSIS: General Plan Amendment The Applicant proposes to amend the General Plan and Specific Plan land uses as follows: TABLE 1: General Plan /SDecific Plan Land Uses Existing Proposed Land Use acres acres Estate Residential 17.30 0 Single Family Residential 0 7.04 Opens Space 0 10.26 Total 17.30 17.30 Density 2.70 units per acre 3 of 12 twaysm ma I p, bel�ow- MANI EXISTING LAND USE EASTMIG GENERAL PLAN 4,x , SIM 1.*-? - =.# - ANN" PROP OS IA AND AND USE PROPOSED GENE RAL PLAN' AMENDMIEN'T ANN The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage 2 Development Plan. The PD Rezone addresses the plan currently proposed for 19 single- family detached units and open space areas. 3-0= HEMS= I 1 A list of permitted, conditional and accessory us 2. Siite plan 3. Development densities, by land uise The proposed project follows, the same descidptiion of residential uses, single-fairrilly detached I res,idential densities and residential development standards adopted for the adjacent neighborhood which is located south of Dublin Boulevard and currently under construction by Toll Brother's., The! Site P'lani, Architectural Design, Landscape Plan, Phasing, and Grading are discussed under the Site Development Review, r, n 50M A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for Schaefer Ranch Unit 3 is included as Attachment 2 with the draft City Council Ordinance included as an Exhibit A and the related Stage 1 and Stage 2 Development Plan as Exhibit B. Site Development Review/Vesting Tentative Map The Applicant's submittal package (including Site Plans, Floor Plans, Landscape Plans, Architecture and the Vesting Tentative Tract Map) are provided in Attachment 3. A Resolution recommending that the City Council approve the Site Development Review and Vesting Tentative Tract Map are included as Attachment 4 with the draft City Council Resolution attached as Exhibit A. Site Layout/Plotting The Vesting Tentative Map would create 19 single - family lots from the 6 existing lots and open space. Ten lots would be located along the north side of Schaefer Way. Nine lots would be located along the south side. The 7.04 acres of Single Family Residential (SFR) use would be comprised of these 19 lots. Open Space and utilities would be located at the end of Schaefer Way and redesignated as Open Space (Lots R and Q). The hillside areas behind the proposed lots also would become part of the 10.26 acres of Open Space. Lot size ranges from 7,007 square feet (Lot 410) to 28,664 square feet (Lot 302) with a maximum coverage of 45% for all of the two -story structures, including optional loggias. Per the Development Regulations each lot has at a minimum, usable private yard area of 500 square feet of contiguous flat area with a minimum dimension of 10 feet on any one side and a clear diameter of 15 feet. Any of the four approved floor plans may be constructed on any of the 19 lots, with some exceptions, as shown on Sheet C -5 and identified in the floor plan "fit list" for each lot (Sheet C- 7). However, Plan 3 fits only on Lots 301 and 414. The purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. The parameters for this plotting provision would be applied as follows: - Any single floor plan may not exceed 45% of the subdivision. - Individual floor plans may be placed next to each other. However, only two of the same individual floor plans may be plotted next to each other without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted next to each other, the same individual floor plan may not be plotted across the street from the two. - In no case will the same architectural elevation or color scheme be allowed next to or across the street from each other, unless they are a different individual floor plan. - Insufficient rear yard minimums may be increased by providing a retaining wall to create additional flat usable area. As individual plot plans are submitted for each phase of development, the Applicant shall provide a master plotting plan for the previous phases to ensure compliance with these standards. The smaller lot sizes for the proposed project than approved initially results in additional open space. 5of12 Access & Circulation All lots are accessible via Schaefer Way, a private street, to be located at the westerly terminus of Dublin Boulevard. With the terrain as a factor, eight lots share driveway access through easements across other lots. Development Regulations The Development Regulations generally are listed as follows: TABLE 2: Development Regulations Standard Minimum (unless otherwise noted) Lot Size 4,500 sf Lot Width Typical Street 45 ft Cul -de -Sac (measure at right -of -way) 35 ft Lot Depth 100 ft Lot Coverage One Story 50% maximum Two Story 45% maximum Building Height (Two Story Maximum) 35 ft Setbacks Front Yard To Living Area or Porch loft To Front Entry Garage 18 ft To side entry Garage 15 ft Side Yard Typical (Interior Lot) 5 ft Corner Lot 5 ft Rear Yard loft Usable Yard Size 500 sf of contiguous flat Dimension 10 ft minimum for any one side and 15 ft minimum diameter clear within the usable yard area. Parking Two enclosed spaces per unit plus one uncovered guest space per unit which may be curbside, on private driveway or in dedicated parking areas. Architecture Styles /Elevations — The three architectural styles proposed are included from the five styles approved previously for Neighborhood A of Schaefer Ranch. Three architectural styles proposed are: (A) Early California, (B) Monterey, and (C) English Country and further described in the Stage 1 and 2 Development Plan (Attachment 2, Exhibit B). The three styles are proposed for each of the four floor plans. 6of12 Each style is identified and described with standards for architectural elements such as: 1) roofs, 2) exterior finishes, 3) windows and doors, 4) trim, and 5) accent elements. The Development Standards ensure that the garage plane will be situated further back from the entry on the front elevation of each floor plan. Color and materials are shown on Sheets A0.7 and A0.8. Among the three styles, the color and materials sheet offer ten color schemes, including six (6) color /styles of brick veneer, seventeen (17) styles of cultured stone veneer, ten (10) color /styles of concrete "S" roof tiles, five (5) color /styles of concrete shake, and four (4) color styles of concrete slate tile. Roll -up garage doors with natural light panels would be installed and coordinated with each color scheme. Floor Plans Each home is two stories with floor plans offered as a four or five - bedroom unit with some loft and /or den options. Each home has a covered front porch, direct interior access to an attached two -car garage, and optional rear ground floor loggia with optional upper level deck for increasing the living area. The ground floor of all plans has access to at least one bathroom or powder room. For Plans 1, 2, and 4, the formal living room and dining areas are near the entry with Family Room integral to the kitchen. Plan 3, which fits only fits on Lots 301 and 414, is arranged with a horizontal layout generally to accommodate the terrain. Each unit has a dedicated laundry room with wash basin, and each kitchen has an island, pantry, and a nook/informal dining area. All Family Rooms would have a gas- burning fireplace with optional fireplaces in each Master bedroom and as a feature to each optional loggia. On the second floor, each unit has at least 4 bedrooms and 2 bathrooms, including a master suite. Each Master bathroom has dual basins, separate water closet, and separate tub and shower. A walk -in closet is accessible through the Master Bathroom. Each secondary bathroom has dual basins and separate compartments for bathing and water closets. With exception of Plan 1, all laundry rooms are on the second floor. Floor plan details are shown in Table 3, below. TABLE 3- Floor Plans Plan Square Feet Bedrooms and Options Bathrooms Parking Elevations Stories 1 2,933 sf 4 + loft + loggia 2% 2 A, B, & C 2 + upper deck 2 3,210 sf 5 + loft + loggia 3 2 A, B, & C 2 3 3,370 sf 4 + 1 (or den) + loft 3 2 A, B, & C 2 + loggia 4 3,469 sf 5 + loft + loggia 2 + 3/ +'/2 2 A, B, & C 2 Total Elevation styles: All three Elevation styles are available for reach of the four floor plans. (A) Early California, (B) Monterey, and (C) English Country. In addition to the common features described above, the floor plans are uniquely described as follows: Plan 1 — Plan 1 is the smallest at 2,933 square feet. All four bedrooms and optional loft are located on the second floor. In addition to the 2 full bathrooms on the second floor, the ground floor has a powder room, or half bathroom, and laundry room as a transition area 7 of 12 from the garage to the living area. The optional ground floor loggia would be located outside of the kitchen /nook area, and the optional second level deck accessible from the Master bedroom. Plan 2 — Plan 2 is 3,210 square feet with 5 bedrooms, including one downstairs bedroom with an adjacent full bathroom. Second floor area also may be built out with optional loft space. As with Plans 3 and 4, a dedicated laundry room would be located on the second floor. The optional loggia may be situated adjacent to the kitchen area or the family room; the family room location would accommodate an optional upper level deck adjacent to the Master bedroom. Plan 3 — This 3,370 square foot Floor Plan is limited to Lots 301 and 314. Plan 3 is a four - bedroom unit plus a ground level (fifth) bedroom (or optional den) with adjacent full bathroom. The entry features double front doors. The horizontal layout results in a linear configuration of the family and dining rooms along the rear of the home, and the four upstairs bedrooms along the front of the home. Optional loft space also may be built out on the second floor. Plan 3 offers two smaller optional loggias, one off of the living room behind the garage and a separate one adjacent to the Family Room with fireplace options for both. An upper level deck would be an available option above the smaller loggia adjacent to the loft area. Plan 4 — Plan 4 is the largest at 3,469 square feet. The ground floor is provided with a "Junior Master Bedroom" with a shower - equipped en suite bathroom (3/ bathroom) and walk - in closet. A separate powder room also would be located on the ground floor. The second floor would be accessed from a circular stairway in the center of the house to reach the four bedrooms (including the Master suite), laundry room, optional and loft. Of the four available floor plans, Plan 4 offers the largest optional loggia. The location of the loggia can be accommodated either adjacent to the ground floor bedroom, where it could provide an optional Master Bedroom deck, or adjacent to the Family Room with no upper deck option. Parkin - The parking requirement is two enclosed parking spaces per unit (38 spaces) with one guest space per unit (19 spaces) that may be provided curbside, on the driveway, or in dedicated parking areas. Based on this standard, the residential parking required for Schaefer Ranch Unit 3 would be 57 spaces. The parking is provided with the attached two -car garages provided with each unit for a total of 38 enclosed parking spaces. Guest space parking is satisfied in driveways (2 per unit resulting in 38 spaces) and curbside along the south side of Schaefer Way (29 spaces) for a total of 67 guest spaces, resulting in an excess of 48 guest spaces. The proposed parking is shown on Attachment 3, Sheet C -8. Landscape / Streetscape Plan The landscaping and streetscape is subject to the characteristics and constraints of a hillside area. Although Schaefer Way is a private street, the landscaping theme and character is intended to reflect the improvements elsewhere in Schaefer Ranch. Sections along the streetscape would include landscaped slopes within front setback areas and along individual and shared driveways. The landscape plans have been prepared to reflect the building footprint of each floor plan in addition to the overall landscape plan for the neighborhood. The landscaping has been designed to be compatible and complement the architecture as to theme and character of the residential structures. Landscape materials include a variety of native and other drought tolerant species. 8of12 Pedestrian circulation is accommodated by sidewalks on both sides of Schaefer Way, and the clustering of driveway access points creates additional segments along the street for landscaping. The Landscape Plans also indicate the type, style, and placement of walls and fences that will be used within the project. The topography is placed in a visual context by the type of fencing materials utilized. This project proposes five different types of fencing. The fence types include: ranch rail fence, tubular metal view fence, wire mesh view fencing primarily for rear yard hillsides, split -view fence of solid wood and lattice, and solid good neighbor fences between private property side yards. The Landscape Plans are provided in Attachment 3, Sheets L -1 through L -6 and include: landscape concept, planting plan, fence types and locations, and grading along with the proposed palette of trees and shrubs. The landscaping for the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. Vesting Tentative Tract Map 8136 The 17.30 area is currently comprised of 6 legal lots and a lot for an existing water quality basin. The applicant is proposing to re- subdivide the area to provide 19 single family residential lots (net gain of 13 lots) and two lots to be designated for open space (one of which will contain the existing water quality basin). A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review and Vesting Tentative Tract Map 8136 is included as Attachment 4. Affordable Housing /Inclusionary Zoning — In accordance with Section 8.68.030 A. of the City of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary Housing requirements. This project will comprise a total of 19 lots if approved and, therefore is not subject to this requirement. Public Art Compliance — In accordance with Section 8.58.030 B. of the City of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Public Art provision requirements. This project will comprise a total of 19 lots if approved and, therefore is not subject to this requirement. CONSISTENCY WITH GENERAL PLAN & ZONING ORDINANCE The proposed amendment to the General Plan and Planned Development Rezoning reflect land uses that are compatible with open space preservation and neighborhood character within the area. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods, including the neighborhood south of Dublin Boulevard that is currently under construction by Toll Brother's. The proposed Stage 1 Planned Development rezoning is consistent with the requested land use amendments. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project has been designed to be compatible with adjacent and surrounding development via architectural elevations, site planning, and design details and integration with the Schaefer Ranch community over all as lots sizes, densities and development standards mirror the neighborhood under construction south of Dublin Boulevard in Schaefer Ranch. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the 9 of 12 proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Tentative Map Subdivisions (Attachment 4). ENVIRONMENTAL REVIEW: An Initial Study has been prepared in accordance with the provisions of the California Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental Guidelines. The Initial Study assesses the potential environmental impacts of implementing the proposed project beyond the impacts identified in the 1996 Schaefer Ranch EIR. The proposed project is a modification of a project already approved by the City for the Schaefer Ranch project. The impacts of the Schaefer Ranch project were analyzed in an environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR "). The EIR assumed 474 dwelling units, including the 6 -lot Estate Residential development area. The Initial Study identified no additional impacts from the proposed project, primarily because the project is within the previous assumed density and also within the assumed development area. On the basis of the Initial Study, the City prepared a CEQA addendum in accordance with CEQA Guidelines section 15162/3 and 15164. In 2008, the City approved an Addendum to the 1996 EIR for properties in Unit 2 of the Schaefer Ranch project that included a General Plan Amendment, Planned Development Rezone with related Stage 1 and 2 Development Plan, a Vesting Tentative Subdivision Map, and a Development Agreement to eliminate a 5.69 -acre retail commercial site on the southwest corner of Dublin Boulevard and Schaefer Ranch Road, 12 estate lots, and 24 single - family lots on the south side of Dublin Boulevard and generally west of the retail commercial site. These uses were replaced with up to 140 single - family detached lots. The 2008 Addendum was approved by Dublin City Council Resolution No. 203 -08 on November 4, 2008. The 2008 Addendum did not affect land uses on the current project site. A Resolution recommending that the City Council adopt a CEQA Addendum is included as Attachment 5 with the Initial Study and Addendum attached as included as Exhibits A and B, respectively. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project as well as the entirety of Schaefer Ranch and California Highlands to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. 10 of 12 ATTACHMENTS: 1. Resolution recommending City Council adopt a Resolution approving a General Plan Amendment for the Schaefer Ranch Unit 3 Project, with draft City Council Resolution attached as Exhibit A. 2. Resolution recommending that the City Council adopt an Ordinance rezoning the Schaefer Ranch Unit 3 Project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with the draft City Council Ordinance attached as Exhibit A. 3. Applicant's submittal package dated September 24, 2015. 4. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit and Vesting Tentative Map 8136 for the Schaefer Ranch Unit 3 Project, with the draft City Council Resolution included as Exhibit A. 5. Resolution recommending that the City Council adopt a CEQA Addendum and a Related Statement of Overriding Considerations for the Schaefer Ranch Unit 3 and a portion of Unit 1 Project, with the draft City Council Resolution included as Exhibit A. 11 of 12 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Schaefer Ranch Holdings LLC, (Discovery Builders), 4061 Port Chicago Highway, Suite H Concord, CA 94520 Attn: Doug Chen LOCATION: North of 1 -580 at the westerly terminus of Dublin Boulevard, west of Schaefer Ranch Road GENERAL PLAN: Existin — Estate Residential Proposed — Single Family Residential and Open Space ZONING: Existing — PD Proposed — PD SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY Open Space and Hillside Open Space North PD Public /Semi - Public and DSRSD Water Tank Original Ranch Home and South PD Estate Residential Operating Facilities Public /Semi - Public and DSRSD Tank Site Parks /Public Recreation public park East PD Estate Residential Original Ranch Home and Operating Facilities West PD Open Space Vacant 12 of 12 A W r7 z_ F~ z U W CL F~ U W F� Z W A W w x EI w H H w a °z ^ aQ m z° �a avQ du 22a d U�a d QQ w. �Gw. ,1d co du<CuC07O zz +I A I I I .1..I z I z za.daz� Qa-I!.4.a¢¢z^QZaZ dd'I'I r aa0^ �a c,a 0-- �axF�. . . 00�,7 c7aex�;a- gal -v�; CU ) CU ) O Oz O g W aa A A abaU C) C) W0 zz a 0C0 >zzz AA 0ww 0Oa ..Ia o.- i0zOOOw a-j Z u0 w A w �A� w H _ _ _ zzE -dQQQ 0Z 0z Z Z +. z zH P 1� 0 Z z 000- .O-Oz» F"OOZ» »F 0 000 u C/)LI)L�wwww000000wccnW.uo www w w 0 0 0 0 I I I I ¢ 1 1 1 1 1 1 1 1 1 1 1 1 1 V f 1 11 11 11 11 11 M M M M M M M M M M M M M M 4 1 1, dzQQQz zzzzzQdz QdzQdZzQzdz .aa a �.a.a aaaa�a a.L a. a, a, a.. . .a.aaP, a. aa.a.L.aa n. a a. 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Port Chicago f lighway, Suite H Concord, CA 94520 Subject: Schaefer Ratich Park Impiovenient.Agreemerit and Additional Future Elititternent's, As you Imow, lam prepired to place on the City Council's Septernber 6, 20 H agenda an arnendment to the Schaefer Ranch park iii,.iproNrcment,,igrecrrici.-it that would extend the tinic for coinpledon of the park un tit no later dian June 30, 201134 I write to forther document certain other entidernents you andcipate seeUig in the near future and our understandings concerning thern. In I-xarticular, it is my understanding that you plan to subinit applications to accomplish the fall owiiig: 1. Reinap lots 297, 218, 299, 300, 30 1, and 302 withi n 'Tract 6765 with up to 20 lots, Youj, intention is to in.clu(Ae pillars or a faux gate to distinguish the reinapped lots froni the other lots within 'I'vact 6756 1 Create as new (,-state lot consisting of approximately 5acres within, Parcel U. Create an, approximately 15,300 square foot lonit, the end of Rich eline Place. I have conum.tted that I would support the processing of these applications, -You b-ave indicated that once the final decision maker had considered each of these applications you would donate an additional $250,000 to increase the endowment for the maintenance and operation of tile Dublin Heritage Park and TvIuseurns. Please let me know immediately if I have misunderstood anything about (,,)ur f6wre undertakings. Very tiTtly, yours, 4 ... ....... Joni pattillo ("it), NIanager Arwa Code (925) � (,Ry Managor 833.66110 . ("ity Cokmnil M3-6650 � Por"norlu'l 6M-6W15 Finano" 833 6640 • 111O l cr Mi w(l 833-663(1 - Parks & Community Smices 833-6645 Police 8,33 66/0 Plallnhq/Cxxir,� Enfower)"'M 831.6610 ^ BlIflilOrl lrqx"Chorr 833 6620 . Fire llrevomfbn Rkwoau 8TA-6606 Pinited oil RwTclerl I lapor RESOLUTION NO. XX - 15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A GENERAL PLAN AMENDMENT FOR THE SCHAEFER RANCH UNIT 3 PROJECT PLPA- 2012 -00013 WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a General Plan and Amendment to change the land use designation on the 17.30 acre site from Estate Residential (0.01 to 0.8 units) to 7.04 acres of Single - Family Residential (0.9 -6.0 units /acre) and 10.26 acres of Open Space; and WHEREAS, the application also includes consistent PD- Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8136 to allow development of 19 single - family detached homes. The proposed development applications are collectively known as the "Project "; and WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road-land WHEREAS, consistent with California Government Code Section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90 -day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Addendum to the environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project /General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR "); and WHEREAS, on October 27, 2015, the Planning Commission adopted Resolution 15 -13 (incorporated herein by reference) recommending that the City Council not approve the General Plan Amendment for the Project; and WHEREAS, on , 2015 the City Council held a properly noticed public hearing on the Project, including the proposed General Plan amendment, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report dated , 2015 and incorporated herein by reference described and analyzed the project and related CEQA Addendum for the City Council and recommended approval of the General Plan amendment for the Project; and Page 1 of 4 WHEREAS, following the public hearing, the City Council approved Resolution XX -15 approving the proposed CEQA Addendum, which resolution is incorporated herein by reference-, and WHEREAS, the City Council did hear and use their independent judgment and considered the CEQA Addendum and prior CEQA documents, and all said reports, recommendations, and testimony hereinabove set forth prior to taking any action on the project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council hereby approves the following amendment to the General Plan based on findings that the amendments are in the public interest and that the General Plan as so amended will remain internally consistent, (strikeout and bold text will not be shown in the General Plan). A. Amend the Land Use Map (Figure 1 -1) of the General Plan as shown below for Schaefer Ranch: DUBLIN GENERAL PLAN (Figure 1 -1) I L A N D U S E October 13, 2015 .� waaarn Extended Planning Aroa • a N� • 5 `� ; S _fto- P.blic /S"PWI.Joe $Pala Can acial /hQatnal mae, SPS'fic EDvnen, aenm.a reweaaueav - ®nw,.... v.0 w..•v...... �.�i.i -n..�i .- wi.....e U Ne�aeed rve5 vmm^�.c v..� .e ~•mm�� o -- inw^cmfryenarry weaaumery wr. ,n.w ntr.vu.m p ...ey�rae � ..— .— ..,.....,.� ...ate. ,., .•... .,..,... �. B. Amend the second paragraph of Section 2.4 to read as follows: Approximately 485 acres lie east of the Urban Limit Line of which 375 acres are Open Space. The remainder of the Western Extended Planning Area is comprised of the Schaefer Ranch residential development which has been approved for up to 419 residential units with an estimated population of 1,131 persons. Table 2.3 sets forth the development potential of the Western Extended Planning Area. Page 2 of 4 C. Amend Table 2.3 as shown below. Table 2.3 - Land Use Development Potential: Western Extended Planning Area LASSIFICA ACRES INTENSITY UNITS' ACTOR YI� Acres Dwelling Dwelling Units Persons/ Population LRESIDENTIA jL Units /Acre Dwelling Unit TOTAL: Rural Residential/ 2,647.0 1 unit/100 acres 26 2.7 70 Agriculture Square Feet Square Feet/ Jobs PUBLIC 2.7 2.7 0 -43 178 -1,193 Estate Residential 20.2 0.01 -0.8 0 -16 Single - Family 73.64 0.9 -6.0 66 -442 Residential .14 TOTAL: 2,740.84 92-458 L 248 -1,236 PARKS AND Acres SQUARE FEET JOBS Number 0 UNITS PUBLIC RECREATION Neighborhood Park 10.4 1 Open Space 375.56 TOTAL: 385.96 1 park PUBLIC /SEMI- Acres Floor Area Square Feet Square Feet/ Jobs PUBLIC Ratio (Gross) (millions) Employee Public /Semi - Public 5.4 .60 max 1 .14 590 239 TOTAL: 5.4 .14 ACRES DWELLING POPULATION SQUARE FEET JOBS 0 UNITS (MILLIONS) 1 Fordwelling units, population and jobs, a decimal fraction of .5 or less is disregarded; a decimal fraction of greater than .5 is rounded up to the nearest whole number. BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the date of adoption. PASSED, APPROVED, AND ADOPTED this day of 2015 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Page 3 of 4 ATTEST: City Clerk Mayor G:IPk20121PLPA- 2012 -00013 Schaefer Ranch Unit 3 GPAIPC Meeting 10.13.151CCReso GPA.doc Page 4 of 4 ORDINANCE NO. XX — 15 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** REZONING THE SCHAEFER RANCH UNIT 3 PROJECT SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN PLPA 2012 -00013 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes to develop 19 single - family detached homes within a 17.30 -acre area. The applications include a General Plan Amendment to change the land use designations from Estate Residential to a combination of Single Family Residential (7.04 acres) and Open Space (10.26 acres). The applications also include Planned Development rezone with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8136. The proposed development and applications are collectively known as the "Project ". B. The Project Site is located in the Western Extended Planning Area at the westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road. C. The City prepared an Addendum to the certified 1996 Schaefer Ranch EIR for the Project. D. Following a duly noticed public hearing, on October 27, 2015, the Planning Commission adopted Resolution 15 -13 recommending that the City Council not approve the CEQA addendum, the General Plan amendment, the Planned Development rezoning with related Stage 1 and 2 Development Plans, and the requested Site Development Review and Vesting Tentative Tract Map 8136. The above resolution are incorporated herein by reference and are available for review at City Hall during normal business hours; and E. A Staff Report for the City Council, dated , 2015 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan. F. On , 2015, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard. G. On , 2015, the City Council adopted Resolution XX -15 approving the CEQA Addendum for the Project and adopted Resolution XX -15 approving a General Plan amendment for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. Page 1 of 10 H. The City Council considered the CEQA Addendum and related prior CEQA documents and all above - referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Schaefer Ranch Unit 3 Project Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide residential development consistent with the surrounding development by providing unique floor plan designs and the incorporation of open space components while also being sensitive to the surrounding hillsides and conservation areas. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account sensitive adjacencies. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the Project maintains the general character and density of adjacent development. The project site conditions are documented in the adopted CEQA Addendum; the environmental impacts that have been identified will be mitigated, and the project will implement all adopted mitigation measures. There are no site conditions that were identified in the Schaefer Ranch EIR and Project CEQA Addendum that will present an impediment to development of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the proposed residential uses approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. The Project uses are compatible with surrounding uses. 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, in that the proposed residential uses and site plan are consistent with the Single Family Residential and Open Space land use designations for the site. Page 2 of 10 C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA Addendum on , 2015, as set forth in Resolution XX -15, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 17.30 acres located in the Western Extended Planning Area at the westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road ( "Project site ", or "Property "). A map of the rezoning area is shown below: Stage 1 Development Plan AT t8or W) 100,09 ACRES APO USE DESNNAT 1046 .I I i i U tl!�'rvMVN @$ " JI n�W8k8 >FP � l � avu. 4 N'TrD1YI4 Cfp t n7 i }J4i[yl iQ ir"RKr„oi rrmrrnti Hire' (- s iM 09 ro 6. Nan d { a Jm �qf� WNN AM!�"fMn PoN4Y � r rv.ry ll 7 w I A k1� M aarm 'T �� ua Na" � 1 �h � �'dNcA�. a��R�"F b, r�E � u, r SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 and 2 Development Plan for the Schaefer Ranch Unit 3 Project This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Schaefer Ranch Unit 3 project, PLPA- 2012 - 00013. Page 3 of 10 The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of Permitted, Conditional and Accessory Uses. PD — Single Family Residential Permitted Uses • Single- family detached Dwelling Unit • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Small family day care homes • Other similar uses as determined by the Community Development Director Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Bed and Breakfast inns • Community clubhouse • Community facilities • Large family day care homes • Other similar uses as determined by the Community Development Director PD Open Space Permitted Uses, including, but not limited to: • Agriculture and grazing • Conservation and wildlife habitat preservation areas • Public or private utilities, services and facilities necessary to serve the project • Public or private recreation facility- active or passive consistent with Open Space use • Trails and maintenance roads, including emergency vehicle access • Other similar uses as determined by the Community Development Director Page 4 of 10 F-IMM Iwo 0=0 2. Stage 1 and 2 Site Plan. tir elt W M, YrtNM4 M "' III +C Pdf y� tM M+ S '•• „:, �.rd�w'rw"�1E�. iiiiiiw ., I E 8 + L A 4 30 ACRE 1 ��I g9 * NM od tt tKWbA k A.M w GA i w� A YY t +k4� 1 d, d �"' � ndw Acaaddrc. M� i °u M"dY k Y� "sir "� ti�X m•' ,. . _ � d V �nn 4v T arr F ✓gym w MIFF ir�ilE'1"� MCA wD� PARCEL s J-32 AGRE' Page 5 of 10 3. Site area, proposed densities. 4. Development Regulations. SINGLE FAMILY SITE DEVELOPMENT STANDARDS STANDARD Proposed Lot Size Land Use acres % Single Family Residential — 19 units 7.04 41% Opens Space 10.26 59% Total 17.30 100% 4. Development Regulations. SINGLE FAMILY SITE DEVELOPMENT STANDARDS STANDARD Minimum Unless Otherwise Noted Lot Size 4500 sf Lot Width • Typical street 45 ft • Cul -de -sac (measure at right -of -way) 35 ft Lot Depth 100 ft Lot CoverageM • one -story 50 % maximum • two -story 45 % maximum Building Height (two-story maximum) (2) 35 ft Setbacks Front Yard • to living or porch loft • to front entry garage 18 ft • to side entry garage 15 ft Side Yard • typical 5 ft • at corners 8 ft Rear Yard loft Usable Yard • size 500 sf contiguous flat • dimension 10 ft minimum any one side and 15 ft diameter clear within usable yard. Parking Spaces • Off- street covered (enclosed garage) 2 • additional space (may be on- street) 1 Specific Notes: Maximum lot coverage regulations are intended to establish the maximum lot area that may be covered with buildings and structures. Buildings and structures include: All land covered by principal buildings, garages and carports, permitted accessory structures, covered decks and gazebos, and other covered and enclosed areas. It does not include: Standard roof overhangs, cornices, eaves, uncovered decks, swimming pools, and paved areas such as walkways, driveways, patios, uncovered parking areas, or roads. (Dublin Zoning Ordinance Section 8.36.100). (2) Residential Building Height: A 35 -foot maximum two stories shall be measured from the finished grade at the midpoint of the building (as shown on a fagade or cross section view running parallel to the slope) to the top ridge of the structure's roof. However, architectural features and elements may exceed this provision by a 5 -foot maximum, and a gable element may exceed this provision by a 5 -foot maximum, subject to approval by the Director of Community Development. Page 6 of 10 5. Phasing Plan. The project be constructed under one phase. 6. Preliminary/Master Neighborhood Landscape Plan. 6 4 8� 11 �Rgmi� AAA aim rrrWUrrwrnnrsrrfrW AAA - 4-17: L 4P . ..... ✓ N, 1, Md, 4P 4t), 4 Jt7 mm o 301 418 / / t" � 1 417 Plan 1 Page 7 of 10 rt 6 4 8� 11 �Rgmi� AAA aim rrrWUrrwrnnrsrrfrW AAA - 4-17: L 4P . ..... ✓ N, 1, Md, 4P 4t), 4 Jt7 mm o 301 418 / / t" � 1 417 Plan 1 Page 7 of 10 Ske Lkw("11 k Ulallklo(n..�,..,.,..,. ,.,.y,.y,.y,.y.,.y,.y. •Lnt7•A9 6 --r Lat'w 0.o w tot w Lpk `II L4 a..sw^in Am •w +M4' %w; xk'. NP. ArWM 'Y4 tUf tiM�. S1Ml'i Pr I #4K i Ini . tisu ;11 WV! ON z•xv Y � ,x *r, �4` ,,4 �V, dip `6 ,� �,y �'4 \\ S 7w °0�� . I y'V� 4�,VN4. \ � r� I Y I I " S "t$ m, d :c� .:'r W..:�i� "` V_. 'w, oa wjs:'P�� ✓ �' a ��,� `ti. �. ,^4„ "WS "`', k�/ 4B .SWII V«m , w z�.�.. JMmr»Mm^ tlYr �.. 7. Architectural Standards. xe rt cT M..Y n y m ��v '�' ,. ,.... .». .... .,. .. » w✓ ..,, „ ..«....... a :. Plan 2 9 The following five (3) architectural styles are shown in the Stage 2 Development Plan. The variety of architectural styles will provide visual interest and identity for each neighborhood street. The architectural elements will be articulated and Chemed to represent a variety of styles through color, texture, and massing details. The architectural styles, along with design elements, are identified below- Monterey- The Monterey style is characterized by low- pitched gable roof and cantilevered second story balconies covered by the principal roof of flat or "S" concrete tile. Wall materials typically are different for first and second floors generally consisting of extensive use of brick on the lower levels with stucco, wood siding, or board and batten above. Page 8 of 10 Architectural elements include simple wooden posts and railings, shutters, window frames, and gable end accents. Colors are California mission blends with varied color accents. Early Californian: Early Californian is distinguished by simple massing and the principal roof material of concrete barrel tiles representing terracotta in color and form on a hip or gable roof above shorter overhangs. Stucco finished exteriors are accented by arched doorways, shutters, wrought iron detailing, and gable end accents. Colors are California mission and brown blends with varied tone accents. English Country. Formal characteristics of the English County style are identified by steeper pitched roof elements with gable forms, stucco accent walls, use of brick accents, and half- timbered details. Stone features, bricked archways, decorative corbels, and multi - paned windows give this style its country image along with the hip and gable roof elements. Colors and materials are lighter charcoal and brown blends with earthy green tone accents. 8. Inclusionary Zoning Regulations. In accordance with Section 8.68.030 A. of the City of Dublin Zoning Ordinance, projects with 20 or more lots are subject to the Inclusionary Housing requirements. This project will comprise a total of 19 lots if approved and, therefore is not subject to this requirement. 9. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the closest comparable Zoning District as determined by the Community Development Director and of the Dublin Zoning Ordinance pursuant to Section 8.32.060.0 except as provided in the Stage 1 and Stage 2 Development Plan. No development shall occur on this property until a Site Development Review permit has been approved for the property. 10. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Schaefer Ranch EIR and subsequent environmental documents, as applicable. SECTION 5. PRIOR PD ZONING SUPERSEDED Ordinance No. 37 -08 (Schaefer Ranch South) establishing the existing PD zoning is superseded as to the Project site. SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. Page 9 of 10 SECTION 7. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2015, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G: 1PAt20121PLPA- 2012 -00013 Schaefer Ranch Unit 3 GPkPC Meeting 10.13.151CC PD Ord.doc Page 10 of 10 RESOLUTION NO. XX -15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * ** APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP 8136 FOR THE SCHAEFER RANCH UNIT 3 PROJECT (PLPA- 2012 - 00013) WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a development of 19 single - family detached homes and open space, on approximately 17.30 acres known as Schaefer Ranch Unit 3, in the planned community known as Schaefer Ranch. The proposed development and applications are collectively known as the "Project "; and WHEREAS, the application includes Site Development Review for 19 single family detached residential units and open space, and Vesting Tentative Map 8136 which subdivides 7.04 acres of the 17.30 -acre area for 19 residential lots; and WHEREAS, the application also includes a General Plan Amendment to change the land use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single - Family Residential and 10.26 acres of Open Space and consistent PD- Planned Development rezoning with Stage 1 and Stage 2 Development Plan; and WHEREAS, the Project site is located in the Western Extended Planning Area at the westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a portion of Parcel "Q" of Tract 6765; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. The City prepared an Initial Study and an Addendum to the environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or 1996 EIR "); and WHEREAS, a Staff Report dated October 27, 2015 was submitted to the City of Dublin Planning Commission recommending City Council approval of the Project, including the Site Development Review request and Vesting Tentative Tract Map 8136; and WHEREAS, on October 27, 2015, the Planning Commission held a properly notice public hearing and adopted Resolution 15 -13 recommending that the City Council not approve the CEQA addendum, the General Plan amendment, the Planned Development rezoning with related Stage 1 and 2 Development Plans, and the requested Site Development Review and Vesting Tentative Tract Map 8136. The above resolution are incorporated herein by reference and are available for review at City Hall during normal business hours; and Page 1 of 30 WHEREAS, on , 2015, the City Council held a duly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard. Following the public hearing, the City Council approved Resolution XX -15 approving the proposed CEQA addendum, Resolution XX -15 approving an amendment to the General Plan, and adopted Ordinance XX -15 approving a Planned Development Rezone with a related Stage 1 and 2 Development Plan for the Schaefer Ranch Unit 3 Project. The above resolutions and ordinance are incorporated herein by reference and are available for review at City Hall during normal business hours; and WHEREAS, the City Council did hear and use its independent judgment and considered the addendum and prior EIR, all said reports, recommendations, and testimony hereinabove set forth before approving the Project. NOW, THEREFORE, BE IT RESOLVED that the above recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review for a development of 19 single - family detached homes on 7.04 acres and 10.26 acres of Open Space within a 17.30 acre site known as Schaefer Ranch Unit 3 located in in the Western Extended Planning Area at westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) the project will be consistent with the architectural character and scale of development in the area; 2) the project will provide a needed and attractive housing opportunity; 3) the project is consistent with the General Plan land use designations of Single Family Residential and Open Space; and 4) the project complies with the development standards established in the Planned Development ordinance for the Project. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivision, and the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PD PLPA 2012 - 00013. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses is consistent with other existing and approved residential development in the surrounding area; 2) the project will contribute to housing opportunities as a complement to the surrounding neighborhoods; 3) the project will serve the current buyer profile and market segment anticipated for this area; and 4) the project contributes to the preservation of Open Space. D. The subject site is suitable for the type and intensity of the approved development because: 1) the Project development envelope is tailored to protect the hillsides which are designated for open space and provide proper drainage; 2) the Project will implement all Page 2 of 30 applicable prior adopted mitigation measures; and 3) the project site is or will be fully served by public services and existing roadways. E. Impacts to existing slopes and topographic features are addressed because: 1) the Project is required to comply with all previously adopted mitigation measures designed to ensure slope stability; 2) grading on the site will ensure that the site drains away from any structures and complies with the Regional Water Quality Control Board requirements; 3) most of the steeper areas of the site are in designated open space; and 4) retaining walls will be constructed as required to support grade differentials between building envelopes and setback or right -of -way areas. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing uses in the area; 2) the structures reflect the architectural styles and development standards for residential buildings currently under construction by Toll Brothers in another portion of Neighborhood A; 3) the materials proposed will be consistent with the City's expectations for a quality level of development; and 4) the color and materials proposed will be coordinated among the structures on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) topography has been taken into consideration for design of the landscape plan; 2) generous and appropriate landscaping is proposed along the street; 3) landscaping in common areas is coordinated with adjacent areas; and 4) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the project site provides opportunities for pedestrian and bicycle circulation; 2) the project will connect to the regional trail system through adjacent neighborhoods and access points. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Vesting Tentative Tract Map 8136: Vesting Tentative Tract Map 8136 A. The proposed Vesting Tentative tract Map 8136 is consistent with the intent of applicable subdivision regulations and related ordinances. B. The proposed subdivision together with its design and improvements of the proposed Vesting Tentative Tract Map 8136 are consistent with the General Plan, as amended, as they relate to the subject property in that it is a subdivision for residential and open space uses consistent with the approved land use designations and density. Page 3 of 30 C. The proposed Vesting Tentative Tract Map 8136 is consistent with the Planned Development zoning approved for Project and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Tract Map 8136 will have adequate access to major constructed or planned improvements. E. Project design, architecture, and concept have been integrated with topography of the project site created by the Vesting Tentative Tract Map 8136 to incorporate water quality measures and minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. The Mitigation Measures adopted with the Schaefer Ranch EIR would be applicable as appropriate for addressing or mitigating any potential environmental impacts of the Project, as documented in the adopted Addendum. G. The proposed Vesting Tentative Map 8136 and the type of improvements will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns with compliance to applicable adopted Mitigation Measures and Conditions of Approval. H. 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. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site Development Review Permit for a development of 19 single - family detached homes on 7.23 acres and 10.05 acres of Open space within a 17.28 acre site known as Schaefer Ranch Unit 3 located in in the Western Extended Planning Area at westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road, as shown on plans prepared by Discovery Design Group, MD Fotheringham & Associates, and Isakson & Associates dated received September 25, 2015 and subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative Map 8136 prepared by Discovery Design Group, MD Fotheringham & Associates, and Isakson & Associates dated received September 25, 2015 and subject to the conditions included 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 Planning Department review and approval. The following codes represent those departments /agencies responsible for monitoring compliance of the conditions of approval. FPL.I Planning, FB1 Building, FPO1 Police, FPWI Public Works FP &CS1 Parks & Community Services, FADMI Administration /City Attorney, FFINI Finance, FF1 Alameda County Fire Department, FDSRI Dublin San Ramon Services District, FCO1 Alameda County Department of Environmental Health, FZ71 Zone 7. Page 4 of 30 CONDITIONS OF APPROVAL NO. CONDITIONS OF APPROVAL Agency Prior to: Source PLANNING GENERAL CONDITIONS 1. Approval. This Site Development Review approval PL Ongoing Planning is for the Schaefer Ranch Unit 3 (PLPA 2012 - 00013). This approval shall be as generally depicted and indicated on the project plans prepared by Discovery Design Group, MD Fotheringham & Associates, and Isakson & Associates dated received September 25, 2015, on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. This approval is subject to adopting the CEQA addendum, and companion General Plan and Specific Plan Amendments and related Planned Development Zoning. 2. Permit Expiration. Construction or use shall PL One Year DMC commence within one (1) year of Site Development After Effective 8.96.020. Review Permit approval or the Permit shall lapse and Date D become null and void. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL Prior to DMC maker may, upon the Applicant's written request for Expiration 8.96.020. an extension of approval prior to expiration, upon the Date E determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC operate this use in compliance with the Conditions of 8.96.020. Approval of this Site Development Review Permit, the F approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. Page 5 of 30 5. Revocation of Permit. The Site Development PL Ongoing DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/Developer shall comply with applicable City Permit of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Applicant/Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Applicant/Developer shall obtain PW Building Standard all permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. Applicant/Developer shall defend, ADM Ongoing Administr indemnify, and hold harmless the City of Dublin and ation /City its agents, officers, and employees from any claim, Attorney action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the Page 6 of 30 Page 7 of 30 extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; 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 cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there PW Ongoing Public needs to be clarification to the Conditions of Works Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Applicant/Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean -up. The Applicant/Developer shall be PL Ongoing Planning responsible for clean -up & disposal of project related trash to maintain a safe, clean and litter -free site. 12. Modifications. Modifications or changes to this Site PL Ongoing DMC Development Review approval may be considered by 8.104.100 the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances /doors. Exterior lighting used after daylight Permit Code hours shall be adequate to provide for security Issuance needs. PLANNING — PROJECT SPECIFIC 14. Satellite Dishes. The Developer's Architect shall PL Project prepare a plan for review and approval by the Specific Director of Community Development and the Building Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run on the interior of the unit to the satellite location on the exterior of the home to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, Page 7 of 30 Page 8 of 30 haphazard and irregular placement. 15. Street Lights. Street lights selected for this PL In conjunction Project subdivision shall have the ability to accept cut -off with approval Specific shielding to the satisfaction of the City Engineer. of improvement plans LANDSCAPING 16. Final Landscape Construction Documents. The PL Issuance of Standard final planting and irrigation design shall: building a. Utilize plant material that will be capable of permits healthy growth within the given range of soil and climate. b. Provide landscape screening that is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. Provide that 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are a minimum of 5 gallons in size. d. Provide concrete curbing at the edges of all planters and paving surfaces where applicable. Final landscape construction documents shall: a. Provide specific landscape and irrigation plans for non - typical and corner lots. This requirement includes any lot that varies more than five feet in width from the typical plan. b. Specify that all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. c. Specify that the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. d. Include a warranty from the owners and /or contractors to warrant all trees, shrubs and ground cover and the irrigation system for one year from the date of project acceptance by the City. 17. Maintenance Agreement. A permanent PL Issuance of Standard maintenance agreement on all common area the building landscaping will be required from the owner insuring permit Page 8 of 30 Page 9 of 30 regular irrigation, fertilization and weed abatement. 18. Tree Preservation. Tree preservation techniques PL Issuance of Standard and guarantees, if applicable, shall be reviewed and the building approved by the Dublin Planning Division prior to the permit issuance of the building permit. 19. Street Trees and Accent Trees. Street trees shall PL Issuance of Standard be spaced between 30 and 50 feet on center or the building approximately one per typical lot. Corner lots shall permit provide a minimum of two trees and a maximum of three street trees per lot. Generally, each lot will provide one accent tree, space permitting. 20. Water Efficient Landscaping Regulations. The PL Issuance of Standard Applicant shall meet all requirements of the City of the building Dublin's Water- Efficient Landscaping Regulations, permit Section 8.88 of the Dublin Municipal Code. 21. Bio- Retention Areas. The designed bio- retention PL Issuance of Standard areas shall be enhanced to create an open space the building landscape that is landscape attractive, conserves permit water, and requires minimal maintenance. 22. Plant Clearances. All trees planted shall meet the PL Issuance of Standard following clearances: the building a. 6' from the face of building walls or roof eaves permit b. 7' from fire hydrants, storm drains, sanitary sewers and /or gas lines C. 5' from top of wing of driveways, mailboxes, water, telephone and /or electrical mains d. 15' from stop signs, street or curb sign returns e. 20' from either side of a streetlight 23. Irrigation System Warranty. The Applicant shall PL Issuance of Standard warranty the irrigation system and planting for a the building period of one year from the date of installation. The permit Applicant shall submit for the Dublin Community Development Department approval, a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. 24. Walls, Fences and Mailboxes. Applicant shall work PL Issuance of Standard with staff to prepare a final wall, fencing and mailbox the building plan that is consistent with Dublin Municipal Code and permit the design character of the architecture. The design of the mailbox station shall be upgraded to provide an enclosure or housing for the gang mailboxes so that they are integrated into the structure. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 25. PL Issuance of Standard Sustainable Landscape Practices. The landscape the building design shall demonstrate compliance with sustainable permit Page 9 of 30 Page 10 of 30 landscape practices as detailed in the Bay - Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay - Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non -turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 26. Copies of Approved Plans. The Applicant shall PL Construction Standard provide the City with one full size copy, one reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. CIVIL CONDITIONS 27. Plans Coordination. Civil Improvement Plans, PL Preparation of Standard Joint Trench Plans, Street Lighting Plans and final grading, Landscape Improvement Plans shall be submitted on planting and the same size sheet and plotted at the same drawing utility plans scale for consistency, improved legibility and interdisciplinary coordination. 28. Utility Placement and Coordination: Utilities shall PL Preparation of Standard be coordinated with proposed tree locations to eliminate final grading, conflicts between trees and utilities. Submit typical utility planting and plans for each house type to serve as a guide during the utility plans preparation of final grading, planting and utility plans. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. The applicant shall submit a final tree /utility coordination plan as part of the construction document review process to demonstrate that this condition has been satisfied. 32. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 33. Retaining Walls. All retaining walls over 30 inches in B Through Standard height and in a walkway shall be provided with Completion guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 34. Phased Occupancy Plan. If occupancy is requested to B Occupancy of Standard occur in phases, then all physical improvements within any affected each phase shall be required to be completed prior to building Page 10 of 30 Page 11 of 30 occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 35. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Division for Permits plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non -City agencies prior to the issuance of building permits. 36. Construction Drawings. Construction plans shall be B Issuance of Standard fully dimensioned (including building elevations) building accurately drawn (depicting all existing and proposed permits conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 37. 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 approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard Page 11 of 30 Page 12 of 30 with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. Air conditioning units shall comply with Section 8.36.060,C,3 of the Zoning Ordinance. 38. Temporary Fencing. Temporary Construction fencing B Through Standard shall be installed along the perimeter of all work under Completion construction. 39. Addressing B Standard a) Provide a site plan with the City of Dublin's address grid overlaid on the plans (1 to 30 scale). Prior to Highlight all exterior door openings on plans release of (front, rear, garage, etc.). The site plan shall addresses include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. Prior to b) Provide plan for display of addresses. The permitting Building Official shall approve plan prior to issuance of the first building permit. (Prior to Prior to permitting) permitting c) Addresses will be required on the front of the dwellings. Addresses are also required near the Occupancy of garage door opening if the opening is not on the any Unit same side of the dwelling as the front door. d) Address signage shall be provided as per the Occupancy of Dublin Residential Security Code. any Unit e) Exterior address numbers shall be backlight and Prior to permit be posted in such a way that they may be seen issuance, and from the street. through f) Driveways servicing more than one (1) individual completion dwelling unit shall have a minimum of 4 inch high identification numbers, noting the range of unit numbers placed at the entrance to each driveway at a height between 36 and 42 inches above grade. The light source shall be provided with an uninterruptible AC power source or controlled only by photoelectric device. 40. Engineer Observation. The Engineer of record shall B Scheduling Standard be retained to provide observation services for all the final components of the lateral and vertical design of the frame building, including nailing, hold- downs, straps, shear, inspection roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 41. Foundation. Geotechnical Engineer for the soils B Permit Standard report shall review and approve the foundation issuance design. A letter shall be submitted to the Building Page 12 of 30 Page 13 of 30 Division on the approval. 42. Green Building B Standard Green Building measures as detailed in the SDR Through package may be adjusted prior to master plan check Completion application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in the master plans. The checklist shall detail what Green Prior to first Points are being obtained and where the information permit is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a completed checklist with appropriate verification that all Green Points required by 7.94 of the Dublin Through Municipal Code have been incorporated. (Through Completion Completion) Homeowner Manual — if Applicant takes advantage of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer Project with the results submitted to the City. (Project) Landscape plans shall be submitted to the Green Building Official for review. (Prior to approval of the landscape plans by the City of Dublin) Applicant/Developer may choose self - certification or Prior to certification by a third party as permitted by the Dublin approval of Municipal Code. Applicant shall inform the Green the landscape Building Official of method of certification prior to plans by the release of the first permit in each subdivision / City of Dublin neighborhood. 43. Electronic File: The Applicant/Developer shall submit B Issuance of Standard all building drawings and specifications for this project the final in an electronic format to the satisfaction of the occupancy Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 44. Construction trailer: Due to size and nature of the B TUP required Standard development, the Applicant/Developer, shall provide a prior to construction trailer with all hook ups for use by City placement of Inspection personnel during the time of construction trailer Page 13 of 30 Page 14 of 30 as determined necessary by the Building Official. A Temporary Use Permit is required prior to placement of the construction trailer. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The applicant/developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. 45. Copies of Approved Plans. Applicant shall provide B 30 days after Standard City with 2 reduced (1/2 size) copies of the City of permit and Dublin stamped approved plan. each revision issuance 46. Solar Zone — CA Energy Code B In conjunction Standard Show the location of the Solar Zone on the site plan. with Master Detail the orientation of the Solar Zone. This Plan check, information shall be shown in the master plan check prior to on the overall site plan, the individual roof plans and issuance of the plot plans. This condition of approval will be Building waived if the project meets the exceptions provided in Permits the CA Energy Code. 47. Wildfire Management. Provide in the master B Prior to Standard drawing set, a sheet detailing which lots are adjacent issuance of to open space and subject to the Wildfire Building Management provisions of the code. Permits 48. Household Waste Materials. Removal of existing B Prior to Project household waste materials on the site shall be issuance of Specific monitored by a qualified professional and that normal Grading and customary testing be performed for lead based Permits and paint and asbestos building materials prior to issuance of demolition of existing on -site buildings. Compliance demolition with this condition shall be demonstrated to the permit Building Official prior to obtaining a demolition permit. FIRE 49. New Fire Residential Sprinkler System F Prior to CA Requirements. In accordance with The Dublin Fire issuance of Building / Code, fire sprinklers shall be installed in all buildings. Building Residenti The system shall be in accordance with the NFPA Permits al Code 13D, the CA Fire Code and CA Building / Residential Code. 50. Fire apparatus. Roadways shall have a minimum F In conjunction CA unobstructed width of 20 feet and an unobstructed with Site Building / vertical clearance of not less than 13 feet 6 inches. Improvement Residenti Roadways under 36 feet wide shall be posted with Drawings al Code signs on one side; roadways under 28 feet wide shall be posted with signs both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1 ". Page 14 of 30 Page 15 of 30 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12 %. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus turnarounds. 51. Gate Approvals. Fencing and gates that cross F Prior to CA pedestrian access and exit paths, as well as vehicle issuance of Building / entrance and exit roads and Emergency Vehicle Building Residenti Access ways, need to be approved for fire department Permits al Code access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. 52. Hydrants & Fire Flows. Show the location of any on- F Prior to CA site fire hydrants and any fire hydrants that are along issuance of Building / the property frontage as well as the closest hydrants Building Residenti to each side of the property that are located along the Permits al Code access roads that serves this property. Provide a letter from the water company indicating what the available fire flow is to this property. DSRSD 53. Complete improvement plans shall be submitted to DSRSD Issuance of Standard DSRSD that conform to the requirements of the any building Dublin San Ramon Services District Code, the permit DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities ", all applicable DSRSD Master Plans and all DSRSD policies. 54. All mains shall be sized to provide sufficient capacity DSRSD Issuance of Standard to accommodate future flow demands in addition to any building each development project's demand. Layout and permit sizing of mains shall be in conformance with DSRSD utility master planning. 55. Sewers shall be designed to operate by gravity DSRSD Issuance of Standard flow to DSRSD's existing sanitary sewer system. any building Pumping of sewage is discouraged and may only be permit allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. Page 15 of 30 56. Domestic and fire protection waterline systems for DSRSD Issuance of Standard Tracts or Commercial Developments shall be any building designed to be looped or interconnected to avoid permit dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 57. DSRSD policy requires public water and sewer lines DSRSD Issuance of Standard to be located in public streets rather than in off- any building street locations to the fullest extent possible. If permit unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off - street or private street location to provide access for future maintenance and /or replacement. 58. Prior to approval by the City of a grading permit or a DSRSD Issuance of Standard site development permit, the locations and widths of any building all proposed easement dedications for water and permit sewer lines shall be submitted to and approved by DSRSD. 59. All easement dedications for DSRSD facilities shall be DSRSD Issuance of Standard by separate instrument irrevocably offered to DSRSD any building or by offer of dedication on the Final Map. permit 60. Prior to approval by the City for Recordation, the Final DSRSD Issuance of Standard Map shall be submitted to and approved by DSRSD any building for easement locations, widths, and restrictions. permit 61. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard Construction Permit by the Dublin San Ramon any building Services District, whichever comes first, all utility permit connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 62. Prior to issuance by the City of any Building Permit or DSRSD Issuance of Standard Construction Permit by the Dublin San Ramon any building Services District, whichever comes first, all permit improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one -year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final Page 16 of 30 PUBLIC improvement drawing review by DSRSD before 67. Ownership and Maintenance of Improvements. PW signature by the District Engineer. Public Prior to approval of the Final Map, the Developer 63. No sewer line or waterline construction shall be DSRSD Issuance of Standard permitted unless the proper utility construction permit any building indicating ownership and maintenance responsibilities has been issued by DSRSD. A construction permit permit for the project street, common area parcels and open will only be issued after all of the items in Condition space improvements. The "Ownership and No. 9 have been satisfied. Maintenance" exhibit shall be subject to review and 64. The Applicant shall hold DSRSD, its Board of DSRSD Issuance of Standard Directors, commissions, employees, and agents of any building Covenants, Conditions and Restrictions PW DSRSD harmless and indemnify and defend the same Public permit (CC &Rs): If the project subdivision is not included in from any litigation, claims, or fines resulting from the Works the existing Schaefer Ranch Homeowners construction and completion of the project. Association, a new Homeowners Association shall 65. Improvement plans shall include recycled water DSRSD Issuance of Standard improvements as required by DSRSD. Services for any building Covenants, Conditions, and Restrictions to govern landscape irrigation shall connect to recycled water permit use and maintenance of Schaefer Way, all common mains. Applicant must obtain a copy of the DSRSD area improvements and all stormwater treatment Recycled Water Use Guidelines and conform to the measures. The said declaration shall set forth the requirements therein. Association name, bylaws, rules and regulations. 66. DSRSD has no objections to this proposed alternate DSRSD Issuance of Project site plan should such a site plan be permissible under any building Specific Dublin Zonina reaulations. I permit CC &Rs requested by its members without the City's PUBLIC WORKS — PROJECT SPECIFIC CONDITIONS OF APPROVAL 67. Ownership and Maintenance of Improvements. PW Final Map Public Prior to approval of the Final Map, the Developer Works shall submit an "Ownership and Maintenance" exhibit indicating ownership and maintenance responsibilities for the project street, common area parcels and open space improvements. The "Ownership and Maintenance" exhibit shall be subject to review and approval by the City Engineer. 68. Covenants, Conditions and Restrictions PW Final Map Public (CC &Rs): If the project subdivision is not included in Works the existing Schaefer Ranch Homeowners Association, a new Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of Schaefer Way, all common area improvements and all stormwater treatment measures. The said declaration shall set forth the Association name, bylaws, rules and regulations. The CC &Rs shall also contain a provision that prohibits the amendment of those provisions of the CC &Rs requested by its members without the City's approval. The CC &R shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of Schaefer Way: landscaping and irrigation, fences, walls, drainage and stormwater treatment features, lighting, signs, and other related improvements. The CC &Rs shall Page 17 of 30 Page 18 of 30 also contain all other items required by these conditions. The Developer shall submit a copy of the CC &R document to the City for review and approval. 69. Covenants, Conditions and Restrictions (CC &Rs): PW Final Map Public If the project subdivision is included in the existing Works Schaefer Ranch Homeowners Association, the CC &Rs shall be amended as needed to govern use and maintenance of Schaefer Way and all other common area improvements specific to the subdivision. 70. Covenants, Conditions and Restrictions (CC &Rs): PW Final Map Public A disclosure shall be provided in the CC &Rs clearly Works alerting residents that the driveway design may cause the bottom of their cars to scrape or otherwise come in contact with the surface of the driveway, which may cause damage to their vehicle(s). The disclosure shall further state that the Buyer should test the driveway before entering into an agreement to purchase the lot. 71. Private street and common area subdivision PW Final Map Public improvements. Common area improvements, private Works streets, private drives and all other subdivision improvements owned or maintained by the HOA are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement. Such improvements include, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps & driveways, enhanced street paving, parking spaces, street lights (wired underground) and appurtenances, drainage facilities, utilities, landscape and irrigation facilities, open space landscaping, stormwater treatment facilities, striping and signage, and fire hydrants. 72. Schaefer Way: Schaefer Way shall be a Private PW Final Map Public Street, owned and maintained by the Homeowners' Works Association. The Developer shall install complete roadway and utility improvements along Schaefer Way as shown on the Tentative Map. Required roadway and utility improvements on Schaefer Way shall include, but are not limited to the installation of curb, gutter, sidewalk, curb ramps, driveways, drainage structures, utilities, street lights, and fire hydrants. a. Existing roadway pavement shall be evaluated and overlaid with a minimum 2" AC overlay (grind and overlay), or replaced as necessary. 73. Schaefer Way: The sidewalk shown along the south PW Occupancy of Public side of Schaefer Way shall extend to the driveway on Units or Works Page 18 of 30 Page 19 of 30 Lot 302 Acceptance of Improvements 74. Schaefer Way Driveway Design: Driveways shall be PW Approval of Public constructed such that a minimum 4 -foot wide Improvement Works accessible path is provided across the driveways, Plans or Final similar to the design used for Schaefer Ranch Units 1 Map and 2. 75. Schaefer Way: Developer shall design and construct PW Occupancy of Public a paved roadway from the end of Schaefer Way to Units or Works the City limit line. Improvements shall also include an Acceptance of appropriately designed gate and cattle guard at the Improvements western terminus. The paved roadway shall consist of minimum 20' wide pavement and structural section comparable to the existing street section for Schaefer Way. Curb and gutter shall be installed on both sides of the street, and the existing catch basins shall be relocated to the new curb and gutter to intercept the storm water run -off and prevent concentrated flows from being released on the adjacent property. All costs of design and construction of these improvements shall be borne by the Developer. 76. Schaefer Way Parking and Restrictions: 29 parallel PW Final Map Public parking stalls shall be provided along the south side Works of Schaefer Way as shown on the Tentative Map. The Developer shall install "No Parking" signs along the north side of Schaefer Way. Final sign location shall be coordinated with and approved by the City Traffic Engineer. 77. Monuments: The Final Map shall include private PW Final Map Public street monuments to be set along Schaefer Way as Works determined by the City Engineer. 78. DSRSD Gate: The Developer shall remove the PW Acceptance of Public existing cable across DSRSD's reservoir access road Tract Works off of the Dublin Boulevard cul -de -sac and install a Improvements new access gate per DSRSD standard details. The gate shall be subject to review and approval by DSRSD and be set back from the back -of- sidewalk such that a standard truck may completely pull off the cul -de -sac while opening the gate. 79. Dublin Blvd.: Special care shall be taken to protect PW Final Map Public existing sidewalks, driveways, roadways, Works landscaping, or other improvements near the entrance to Schaefer Way that may be damaged as a result of operation of construction equipment or construction activities. The Developer shall be solely responsible to repair or replace any damaged improvements as directed by the City Engineer or his representative. Page 19 of 30 80. Existing Davilla Easement: The Developer shall PW Prior to Public coordinate and complete the recordation of a Issuance of 15t Works Quitclaim Deed from Davilla Easement Holders. Building Permit a) Developer shall prepare legal descriptions, plats on Lot and Quitclaim Deed for execution by the Davilla Encumbered by Easement Holders. the Existing b) The Developer shall offer an access easement to Easement the heirs and successors of the Davilla Easement that aligns with the existing Schaefer Way from the terminus at Dublin Blvd to the city limit. 81. Offsite Landscape Improvements: The Developer PW Final Map Public shall plant clinging vine material at the base of the Works entire section of soundwall installed with the Schaefer Ranch Unit 1 Dublin Boulevard extension, along the south side of Dublin Boulevard near Roys Hill Lane. Vines shall be planted on both sides of the soundwall. Developer shall also be responsible for providing a water source and irrigation system to the vines. 82. Public Service Easements: Public utility vaults, PW Final Map Public boxes, appurtenances or similar items shall be Works located within the Public Service Easement behind the back -of- sidewalk. Private improvements such as fences, gates or trellises shall not be located within the public service easements. 83. Private Easements: Reciprocal Ingress /Egress PW Final Map Public Easements shall be required on those lots where Works driveways cross parcel lines. Easements shall be shown /reserved on Final Map for dedication by separate instrument. Copies of recorded easement(s) shall be provided to City prior to issuance of Building Permit for any residence whose driveway crosses the adjacent lot(s) 84. GHAD Dedication: The Developer shall reserve for PW Final Map Public dedication to the Schaefer Ranch Geologic Hazard Works Abatement District (CHAD) by separate instrument for private open space Parcel AA and Parcel BB and any other dedications deemed reasonably necessary by the GHAD Manager. GHAD acceptance of Parcels AA and BB shall be contingent upon completion of all tract and GHAD improvements and formal acceptance of said improvements by the City. 85. GHAD Fence: The Developer shall install a fence PW Acceptance of Public along all boundary lines between the private lots and Improvements Works GHAD parcels. Fence type shall be as approved by Associated with Planning Director and GHAD Manager. Gates to be GHAD Parcels installed at both GHAD maintenance access points or as directed by GHAD Manager, and locks shall be placed on all access gates. Driveway cuts shall be Page 20 of 30 Page 21 of 30 provided at both access points. 86. Conformance to GHAD Plan of Control: The PW Approval of Public Developer shall have the Geotechnical Engineering Improvement Works firm that prepared the Plan of Control (POC) for the Plans Schaefer Ranch Geologic Hazard Abatement District (CHAD) review all final grading and improvement plans and verify that the plans conform to the Schaefer Ranch GHAD POC prior to City approval and issuance of Grading or Sitework Permits. 87. Stormwater Management: The Developer shall PW Final Map and Public submit a Stormwater Management Plan to ensure On -going Works that the existing drainage system, including the existing water quality basin(s), is adequate to treat the additional runoff generated by this development. The Final Stormwater Management Plan is subject to City Engineer approval prior to approval of the Tract Improvement Plans. Approval is subject to the Developer providing the necessary plans, details, and calculations that demonstrate that the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board. 88. Stormwater Source Control: "No Dumping Drains to PW Final Map and Public Bay" storm drain medallions per City Standard Detail On -going Works CD -704 shall be placed on all public and private storm drain inlets. 89. Trash Capture: The project Stormwater PW Final Map and Public Management Plan shall incorporate trash capture On -going Works measures such as inlet filters or hydrodynamic separator units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB), and the Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 90. Landscape Plans: At the latest, the Developer shall PW Final Map and Public submit design development Landscape Plans with the On -going Works second plan check for the street improvement plans and final map. The Landscape Plans shall show details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final Map. 91. Street Light and Joint Trench Plans. Street Light PW Final Map and Public Plans and Joint Trench Plans shall be submitted with On -going Works the first plan check for the street improvement plans and final map. At the latest, design development Street Light Plans and Joint Trench Plans shall be submitted with the second plan check for the street improvement plans and final map. The final streetlight Page 21 of 30 Page 22 of 30 plan and joint trench plan shall be completed prior to Final Map approval for each respective subdivision. 92. Geotechnical /Soils Report: The Developer shall PW Issuance of Public submit a design level geotechnical /soils investigation Grading Permit Works report prepared by a qualified engineer, registered or Final Map with the State of California. The report shall include recommendations regarding pavement sections, soil retention systems, etc. The report shall also include specific recommendations for the proposed permeable pavers or permeable pavement driveways. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 93. Geotechnical Engineer Review and Approval: The PW Issuance of Public Project Geotechnical Engineer shall be retained to Grading Permit Works review all final grading plans and specifications. The or Final Map Project Geotechnical Engineer shall approve all grading plans prior to City approval and issuance of grading permits. 94. Grading: The disposal site and haul truck route for PW Issuance of Public any off -haul dirt materials shall be subject to the Grading Works review and approval by the City Engineer prior to the Permit(s) or approval of the improvement plans or issuance of a Final Map Grading Permit. 95. Dust Control /Street Sweeping: The Developer shall PW Issuance of Public provide adequate dust control measures at all times Grading Works during the grading and hauling operations. All trucks Permit(s) or hauling export and import of materials shall be Final Map provided with tarp cover at all times. Spillage of haul materials and mud - tracking on the haul routes shall be prevented at all times. Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project. If it is determined that the tracking or accumulation of material on the streets is due to its condition activities. 96. Underground Obstructions: Prior to excavation and PW Issuance of Public grading on any portion of the project site, all Grading Works underground obstructions (i.e. debris, septic tanks, Permit(s) or fuel tanks, barrels, chemical waste, etc.) shall be Final Map identified and remove pursuant to Federal, State and local regulations and subject to the review and approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the City Engineer. 97. Resource Agency Permits: Prior to the start of any PW Issuance of Public grading of the site as necessary, permits shall be Grading Works Page 22 of 30 Page 23 of 30 obtained from US Army Corps of Engineers, the San Permit(s) or Francisco Bay Regional Water Quality Board, the Final Map State of California Department of Fish and Games, and the US Fish and Wildlife Service for the grading or alteration of wetland areas within the site, if applicable. The project shall be modified as needed to response to the conditions of the permits. PUBLIC WORKS - STANDARD C©NDITI ©NS f)F APPROVAL 98. Developer shall comply with the City of Dublin Public PW Ongoing Standard Works Standard Conditions of Approval contained Condition below ( "Standard Condition ") unless specifically modified by Project Specific Conditions of Approval above. 99. General. The Developer shall comply with the PW Ongoing Standard Subdivision Map Act, the City of Dublin Subdivision, Condition and Grading Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 100. Hold Harmless /Indemnification. The Developer shall PW Ongoing Standard defend, indemnify, and hold harmless the City of Condition Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City related to this project (Tract Map 8136) to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 101. Clarifications and Changes to the Conditions. In the PW Ongoing Standard event that there needs to be clarification to these Condition Conditions of Approval, the Director of Community Page 23 of 30 Page 24 of 30 Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 102. If there are conflicts between the Tentative Map PW Ongoing Standard approval and the SDR approval pertaining to mapping Condition or public improvements, the Tentative Map shall take precedence. AGREEMENTS AND BONDS 103. The Developer shall enter into a Tract Improvement PW First Final Standard Agreement with the City for all public improvements Map and Condition including any required offsite storm drainage or Successive roadway improvements that are needed to serve the Maps Tract that have not been bonded with another Tract Improvement Agreement. 104. The Developer shall provide performance (100 %), PW First Final Standard and labor & material (100 %) securities to guarantee Map and Condition the tract improvements, approved by the City Successive Engineer, prior to execution of the Tract Improvement Maps Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) FEES 105. The Developer shall pay all applicable fees in effect PW Ongoing Standard at the time of building permit issuance including, but Condition not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees, Noise Mitigation fees, Inclusionary Housing In -Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees and any other fees as noted in the Development Agreement. PERMITS 106. Developer shall obtain an Encroachment Permit from PW Prior to Standard the Public Works Department for all construction Start of Condition activity within the public right -of -way of any street Work where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically Page 24 of 30 Page 25 of 30 included in an Improvement Agreement may not be required. 107. Developer shall obtain a Grading / Sitework Permit PW Prior to Standard from the Public Works Department for all grading and Start of Work Condition private site improvements that serves more than one lot or residential condominium unit. 108. Developer shall obtain all permits required by other PW Prior to Standard agencies including, but not limited to Alameda Start of Work Condition County Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 109. All submittals of plans and Final Maps shall comply PW Prior to Standard with the requirements of the "City of Dublin Public Approval of Condition Works Department Improvement Plan Submittal Improvement Requirements ", and the "City of Dublin Improvement Plans or Final Plan Review Check List ". Map 110. The Developer will be responsible for submittals and PW Prior to Standard reviews to obtain the approvals of all participating Approval of Condition non -City agencies. The Alameda County Fire Improvement Department and the Dublin San Ramon Services Plans or Final District shall approve and sign the Improvement Map Plans. 111. Conditions of Approval. A copy of the Conditions of PW Ongoing Standard Approval which has been annotated how each Condition condition is satisfied shall be included with the submittals to the Public Works Department for the review of the Final Map and improvements plans. The notations shall clearly indicate how all Conditions of Approval will be satisfied and where they are located on the plans. Submittals will not be accepted without the annotated conditions. 112. Geotechnical Report. Developer shall submit a PW Prior to Standard Geotechnical Report, which includes street pavement Approval of Condition sections and grading recommendations. Improvement Plans, Grading Plans, or Final Map 113. Electronic File. Developer shall provide the Public PW Prior to Standard Works Department a digital vectorized file of the Acceptance of Condition "master" files for the project when the Final Map has Improvements been approved. Digital raster copies are not and Release acceptable. The digital vectorized files shall be in of Bonds AutoCAD 14 or higher drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by Page 25 of 30 Page 26 of 30 layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California; NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP 114. The Final Map shall be substantially in accordance PW Prior to Standard with the Tentative Map approved with this application, Approval of Condition unless otherwise modified by these conditions. Final Map Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand -alone project that is not dependent upon future phasing for infrastructure. 115. All rights -of -way and easement dedications required PW Prior to Standard by the Tentative Map shall be shown on the Final Approval of Condition Map. Final Map 116. Any phasing of the final mapping or improvements of PW Prior to Standard a Tentative Map is subject to the approval and Approval of Condition conditions of the City Engineer. Final Map 117. Street names shall be assigned to each public /private PW Prior to Standard street pursuant to Municipal Code Chapter 7.08. The Approval of Condition approved street names shall be indicated on the Final Final Map Map. 118. The Final Map shall include the street monuments to PW Monuments to Standard be set in all public streets. be Shown on Condition Final Map and Installed Prior to Acceptance of Improvements EASEMENTS 119. The Developer shall obtain abandonment from all PW Prior to Standard applicable public agencies and /or private owners of Approval of Condition existing easements and right -of -ways within the Improvement development that will no longer be used. Plans or Appropriate Final Map 120. The Developer shall acquire easements, and /or PW Prior to Standard obtain rights -of -entry from the adjacent property Approval of Condition owners for any improvements on their property. The Improvement easements and /or rights -of -entry shall be in writing Plans or and copies furnished to the City Engineer. Appropriate Final Map GRADING 121. The Grading Plan shall be in conformance with the PW Prior to Standard recommendations of the Geotechnical Report, the Approval of Condition approved Tentative Map and /or Site Development Grading Plans Page 26 of 30 Page 27 of 30 Review, and the City design standards & ordinances. or Issuance of In case of conflict between the soil engineer's Grading recommendations and City ordinances, the City Permits, and Engineer shall determine which shall apply. Ongoing 122. A detailed Erosion Control Plan shall be included with PW Prior to Standard the Grading Plan approval. The plan shall include Approval of Condition detailed design, location, and maintenance criteria of Grading Plans all erosion and sedimentation control measures. or Issuance of Grading Permits, and Ongoing IMPROVEMENTS 123. The public improvements shall be constructed PW Prior to Standard generally as shown on the Tentative Map and /or Site Approval of Condition Development Review. However, the approval of the Improvement Tentative Map and /or Site Development Review is not Plans or Start an approval of the specific design of the drainage, of sanitary sewer, water, and street improvements. Construction, and Ongoing 124. All public improvements shall conform to the City of PW Prior to Standard Dublin Standard Plans and design requirements and Approval of Condition as approved by the City Engineer. Improvement Plans or Start of Construction, and Ongoing 125. Public streets shall be at a minimum 1% slope with PW Prior to Standard minimum gutter flow of 0.7% around bump -outs. Approval of Condition Private streets and alleys shall be at minimum 0.5% Improvement slope. Plans or Start of Construction, and Ongoing 126. Any decorative pavers /paving installed within City PW Prior to Standard right -of -way shall be done to the satisfaction of the Approval of Condition City Engineer. Where decorative paving is installed at Improvement signalized intersections, pre- formed traffic signal Plans or Start loops shall be put under the decorative pavement. of Decorative pavements shall not interfere with the Construction, placement of traffic control devices, including and Ongoing pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer. Maintenance costs of decorative paving shall be the responsibility of the Homeowners Association 127. The Developer shall install all traffic signs and PW Prior to Standard pavement marking as required by the City Engineer. Occupancy of Condition Units or Page 27 of 30 Page 28 of 30 Acceptance of Improvements 128. Street light standards and luminaries shall be PW Prior to Standard designed and installed per approval of the City Occupancy of Condition Engineer. The maximum voltage drop for streetlights Units or is 5 %. Acceptance of Improvements 129. Developer shall construct all potable and recycled PW Prior to Standard water and sanitary sewer facilities required to serve Occupancy of Condition the project in accordance with DSRSD master plans, Units or standards, specifications and requirements. Acceptance of Improvements 130. Fire hydrant locations shall be approved by the PW Prior to Standard Alameda County Fire Department. A raised reflector Occupancy of Condition blue traffic marker shall be installed in the street Units or opposite each hydrant. Acceptance of Improvements 131. The Developer shall furnish and install street name PW Prior to Standard signs for the project to the satisfaction of the City Occupancy of Condition Engineer. Units or Acceptance of Improvements 132. Developer shall construct gas, electric, cable TV and PW Prior to Standard communication improvements within the fronting Occupancy of Condition streets and as necessary to serve the project and the Units or future adjacent parcels as approved by the City Acceptance of Engineer and the various Public Utility agencies. Improvements 133. All electrical, gas, telephone, and Cable TV utilities, PW Prior to Standard shall be underground in accordance with the City Occupancy of Condition policies and ordinances. All utilities shall be located Units or and provided within public utility easements and sized Acceptance of to meet utility company standards. Improvements 134. All utility vaults, boxes and structures, unless PW Prior to Standard specifically approved otherwise by the City Engineer, Occupancy of Condition shall be underground and placed in landscape areas Units or and screened from public view. Prior to Joint Trench Acceptance of Plan approval, landscape drawings shall be submitted Improvements to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. CONSTRUCTION 135. The Erosion Control Plan shall be implemented PW Ongoing as Standard between October 15th and April 15th unless Needed Condition otherwise allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision Page 28 of 30 Page 29 of 30 improvements. 136. If archaeological materials are encountered during PW Ongoing as Standard construction, construction within 100 feet of these Needed Condition materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 137. Construction activities, including the maintenance and PW Ongoing as Standard warming of equipment, shall be limited to Monday Needed Condition through Friday, and non -City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case -by -case basis. 138. Developer shall prepare a Construction Noise PW Prior to Start Standard Management Plan that identifies measures to be of Condition taken to minimize construction noise on surrounding Construction developed properties. The plan shall include hours of Implementatio construction operation, use of mufflers on n Ongoing as construction equipment, speed limit for construction Needed traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 139. Developer shall prepare a plan for construction traffic PW Prior to Start Standard interface with public traffic on any existing public of Condition street. Construction traffic and parking may be Construction; subject to specific requirements by the City Engineer. Implementatio n Ongoing as Needed 140. The Developer shall be responsible for controlling any PW Ongoing Standard rodent, mosquito, or other pest problem due to Condition construction activities. 141. The Developer shall be responsible for watering or PW Prior to Start Standard other dust - palliative measures to control dust as of Condition conditions warrant or as directed by the City Construction; Engineer. Ongoing as Needed 142. The Developer shall provide the Public Works PW Prior to Standard Department with a letter from a registered civil Issuance of Condition engineer or surveyor stating that the building pads Building have been graded to within 0.1 feet of the grades Permits or shown on the approved Grading Plans, and that the Acceptance of top & toe of banks and retaining walls are at the Improvements locations shown on the approved Grading Plans. NPDES 143. Prior to any clearing or grading, the Developer shall PW Prior to Start Standard provide the City evidence that a Notice of Intent (NOI) of Any Condition Page 29 of 30 PASSED, APPROVED, AND ADOPTED this day of , 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor Page 30 of 30 has been sent to the California State Water Construction Resources Control Board per the requirements of the Activities NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 144. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to be Standard shall identify the Best Management Practices (BMPs) Prepared Prior Condition appropriate to the project construction activities. The to Approval of SWPPP shall include the erosion control measures in Improvement accordance with the regulations outlined in the most Plans; current version of the ABAG Erosion and Sediment Implementatio Control Handbook or State Construction Best n Prior to Start Management Practices Handbook. The Developer is of responsible for ensuring that all contractors Construction implement all storm water pollution prevention and Ongoing measures in the SWPPP. as Needed PASSED, APPROVED, AND ADOPTED this day of , 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor Page 30 of 30 RESOLUTION NO. XX - 15 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A CEQA ADDENDUM AND A RELATED STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE SCHAEFER RANCH UNIT 3 AND A PORTION OF UNIT 1 PROJECT PLPA- 2012 -00013 WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes to develop 19 develop single family homes and open space on approximately 17.30 acres known as Schaefer Ranch Unit 3 in the planned community known as Schaefer Ranch. The proposed development and applications are collectively known as the "Project "; and WHEREAS, the application includes a General Plan and Amendment to change the land use designation on the 17.30 acre site from Estate Residential to 7.04 acres of Single Family Residential (SFR) and 10.26 acres of Open Space (OS); and WHEREAS, the application also includes consistent PD- Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8136; and WHEREAS, the Project site is located in the Western Extended Planning Area at westerly portion of the Schaefer Ranch planned community at the westerly terminus of Dublin Boulevard, north of Interstate 580 and west of Schaefer Ranch Road; and WHEREAS, the Project Site currently is subdivided as Lots 297 thru 302, Parcel R, and a portion of Parcel "Q" of Tract 6765; and WHEREAS, a portion of Unit 1 located at the end of Ridgeline Place was also included in the Addendum and is currently designated as Open Space; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, development of the Project site was addressed in a 1996 EIR (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070, the "Schaefer Ranch EIR" or "1996 EIR "). The 1996 EIR identified significant unavoidable impacts that could apply to the Project; therefore, any Project approval must include a Statement of Overriding Considerations. The prior EIR is further described in the draft City Council resolution attached as Exhibit A and incorporated herein by reference; and WHEREAS, based on the proposed Single Family Residential and Open Space land use designations the proposed Project remains less than the number of units initially analyzed in the Schaefer Ranch EIR: and Page 1 of 3 WHEREAS, the City prepared an Initial Study to determine if additional review of the proposed Project was required pursuant to CEQA Guidelines section 15162. Based on the Initial Study, the City prepared an Addendum dated October 2015 describing the project and finding that the impacts of the proposed Project have been adequately addressed in the prior EIR. The Addendum and its supporting Initial Study is attached as Exhibit A; and WHEREAS, on October 27, 2015, the Planning Commission adopted Resolution 15 -13 (incorporated herein by reference) recommending that the City Council not adopt the CEQA Addendum for the Project; and WHEREAS, a Staff Report, dated , 2015 and incorporated herein by reference, described and analyzed the Project and related Addendum for the City Council and recommended adoption of the CEQA Addendum and approval of the Project; and WHEREAS, on , 2015 the City Council held a properly noticed public hearing on the Project, at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the Addendum, as well as the prior EIR and all above - referenced reports, recommendations, and testimony before taking any action on the Project. NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council makes the following findings to support the determination that no further environmental review is required under CEQA for the proposed project. These findings are based on information contained in the CEQA Addendum, the prior EIR, the City Council staff report, and all other information contained in the record before the City Council. These findings constitute a summary of the information contained in the entire record. The detailed facts to support the findings are set forth in the CEQA Addendum and related Initial Study, the prior EIR, and elsewhere in the record. Other facts and information in the record that support each finding that are not included below are incorporated herein by reference- 1 . The proposed Project does not constitute substantial changes to the previous projects affecting the Project site as addressed in the prior EIR, that will require major revisions to the prior documents due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. Based on the Initial Study, all potentially significant effects of the proposed Project are the same or less than the impacts for project which were previously addressed. The proposed Project will not result in substantially more severe significant impacts than those identified in the prior CEQA documents. All previously adopted mitigation measures from the Schaefer Ranch EIR continue to apply to the proposed Project and project site as applicable. 2. The Addendum and its related Initial Study did not identify any new significant impacts of the proposed Project that were not analyzed in the prior EIR. 2of3 3. The City is not aware of any new information of substantial importance or substantial changes in circumstances that would result in new or substantially more severe impacts or meet any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3. BE IT FURTHER RESOLVED that the City Council of the City of Dublin finds the following: 1. No further environmental review under CEQA is required for the proposed Project because there is no substantial evidence in the record as a whole that any of the standards under Sections 21166 or 15162/3 are met. 2. The City has properly prepared an Addendum and related Initial Study under CEQA Guidelines section 15164 to explain its decision not to prepare a subsequent or Supplemental EIR or conduct further environmental review for the proposed Project. 3. The City Council considered the information in the Addendum and prior EIR before approving the land use applications for the proposed Project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the CEQA Addendum and related Initial Study, attached as Exhibit A (and incorporated herein by reference), pursuant to CEQA Guidelines Sections 15162 and 15164 for the Schaefer ranch Unit 3 project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the Statement of Overriding Considerations attached as Exhibit B and incorporated herein by reference. PASSED, APPROVED AND ADOPTED this day of 2015 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor 3 of 3 CEQA ADDENDUM FOR SCHAEFER RANCH UNIT 3 October 13, 2015 On July 9, 1996, the Dublin City Council adopted Resolution No. 203 -08, certifying an Environmental Impact Report for the Schaefer Ranch Project/General Plan Amendment ( "Schaefer Ranch EIR, SCH #95033070). The certified EIR consisted of a Draft EIR and separate Responses to Comments, both in bound volumes. The Schaefer Ranch EIR evaluated the potential environmental effects of urbanizing the approximately 500 -acre Schaefer Ranch with a mixture of residential, commercial, office, parks, public and semi - public and open space land uses. This Addendum has been prepared pursuant to CEQA Guidelines Section 15164 for the Unit 3 portion of Schaefer Ranch, as described below. Project Description and Prior Approvals The City of Dublin approved development of portions of the approximately 500 -acre Schaefer Ranch in 1996. The approvals included a General Plan Amendment, prezoning, annexation to the City, Zone 7 and DSRSD, detachment from the Hayward Area Recreation and Parks District, vesting tentative subdivision maps and a development agreement. The Schaefer Ranch is located in the western portion of the City of Dublin and adjacent to the western City limit of Dublin. More specifically, the Schaefer Ranch is located on the north side of the I -580 freeway, at the western terminus of Dublin Boulevard and south and east of current City of Dublin City limits. Portions of Unit 3 of Schaefer Ranch included in the application are located at the western terminus of Dublin Boulevard (Subarea 1) and at the western terminus of Ridgeview Place (Subarea 2). For the 17.28 -acre Subarea 1, the project proposes to resubdivide 11.3 acres containing 6 estate - residential lots to 19 single - family residential lots within the same development area. The current application for Subarea 1 includes an amendment to the Dublin General Plan, a Planned Development rezoning with related Stage 1 and 2 Development Plan, Site Development Review and a tentative subdivision map . For Subarea 2, the project proposes to build a single family dwelling on a 1.14 -acre site. Applications have not yet been submitted; however, a General Plan amendment, Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, and Site Development Review would be required for the proposed development. Schaefer Ranch Unit 3 Page 2 Addendum EIR -City of Dublin October 2015 Prior CEQA Analyses and Determinations Schaefer Ranch EIR. The Schaefer Ranch EIR analyzed the potential effects of future urban development planned for a then largely undeveloped area west the City of Dublin. Numerous environmental impacts were identified and numerous mitigations adopted upon approval of the Schaefer Ranch General Plan General Plan Amendment. For identified impacts that could not be mitigated to insignificance, the City Council adopted a Statement of Overriding Considerations. All previously adopted mitigation measures for development of the overall Schaefer Ranch project that are applicable to the Project and Project site continue to apply to the currently proposed Project. The Schaefer Ranch EIR is incorporated herein by reference. Current CEQA Analysis and Determination that an Addendum is Appropriate for this Project. Updated Initial Study and Project. The City of Dublin has determined that an Addendum is the appropriate CEQA review for the proposed Project. Prior to making this determination, the City reviewed the Schaefer Ranch EIR to determine if any further environmental review is required for the proposed General Plan Amendment, Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review and associated applications for Unit 3 of the Schaefer Ranch. The Project analyzed in the Initial Study includes re- subdivision of portions of Schaefer Ranch Tract 6765 to create 13 additional residential lots on Subarea 1 of Unit 3, located at the western terminus of Dublin Boulevard in the western portion of the Schaefer Ranch. Dublin Boulevard transitions to Schaefer Ranch, a private street, within the project area. One other residential lot would also be created at the western terminus of Ridgeline Place. Land use entitlements include a General Plan Amendment, a Planned Development rezoning, Site Development Review and Vesting Tentative Tract Maps and Final Maps for the area located at the terminus of Dublin Boulevard. A future General Plan Amendment, Planned Development rezoning, Site Development Review and Final Map would be required for the property located at the western terminus of Ridgeline Place. The City prepared an updated Initial Study dated October 13, 2015, attached and incorporated herein by reference. Through this Initial Study, the City has determined that no subsequent EIR, or negative declaration is required for this Project. No Subsequent Review is Required per CEQA Guidelines Section 15162. CEQA Guidelines Section 15162 identifies the conditions requiring subsequent environmental review. After a review of these conditions, the City has determined that no subsequent EIR or negative declaration is required for this Project. This is based on the following analysis: a) Are there substantial changes to the Project involving new or more severe significant impacts? As documented in the attached Initial Study, there are no substantial changes to the Project from that analyzed in the 1996 Schaefer Ranch EIR. A slight increase in the Schaefer Ranch Unit 3 Addendum EIR -City of Dublin October 2015 Page 3 number of dwellings are proposed as part of this project, but the total number of dwellings would be less than the 466 units originally approved for Schaefer Ranch and less than the 474 units analyzed in the 1996 Schaefer Ranch EIR. The Project on the Unit 3 portion of the Schaefer Ranch would not be a substantial change to the approved Schaefer Ranch project and no additional or different mitigation measures are required. This General Plan Amendment would replace the "Estate Residential" and "Open Space " land use designation with "Single Family Residential" and "Open Space" on 14.7 acres of land at the western terminus of Dublin Boulevard and an "Open Space" land use designation with "Single Family Residential" on an approximately 1.14 -acre site at the western terminus of Ridgeline Place. b) Are there substantial changes in the conditions which the Project is undertaken involving new or more severe significant impacts? There are no substantial changes in the conditions assumed in the Schaefer Ranch EIR. This is documented in the attached Initial Study prepared for this Project dated October 13, 2015. 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 that shows the Project will have a significant effect not addressed in the previous EIR; or previous effects are more severe; or, previously infeasible mitigation measures are now feasible but the applicant declined to adopt them; or mitigation measures 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. As documented in the attached Initial Study, no new or different mitigation measures are required. All previously adopted mitigations continue to apply to the Project, except as noted in the Initial Study. 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 Schaefer Ranch EIR. Conclusion. This Addendum is adopted pursuant to CEQA Guidelines Section 15164 based on the attached Initial Study dated October 3, 2015. The Addendum and Initial Study review the proposed redesignation of land uses and development as discussed above. Through the adoption of this Addendum and related Initial Study, the City determines that the above minor changes in land uses do not require a subsequent EIR or negative declaration under CEQA Guidelines Section 15162. The City further determines that the Schaefer Ranch EIR, adequately addresses the potential environmental impacts of the proposed Project. As provided in Section 15164 of the Guidelines, the Addendum need not be circulated for public review, but shall be considered with the prior certified EIR before making a decision on this project. Schaefer Ranch Unit 3 Addendum EIR -City of Dublin October 2015 Page 4 The Initial Study, Schaefer Ranch EIR and all resolutions cited above are incorporated herein by reference and are available for public review during normal business hours in the Community Development Department, Dublin City Hall, 100 Civic Plaza, Dublin CA SCHAEFER RANCH UNIT 3 INITIAL STUDY/ CEQA ADDENDUM Lead Agency: City of Dublin Prepared By: Jerry Haag, Urban Planner October 2015 Table of Contents Introduction..................................................................................... ..............................2 Applicant.......................................................................................... ..............................2 Project Location and Context ........................................................ ..............................2 ProjectDescription .......................................................................... ..............................3 Environmental Factors Potentially Affected ................................ .............................15 Evaluation of Environmental Impacts .......................................... .............................17 EarlierAnalysis ................................................................................ .............................29 Attachment to Initial Study ............................................................ .............................31 1. Aesthetics .................................................................. .............................31 2. Agricultural Resources ............................................ .............................33 3. Air Quality ................................................................ .............................34 4. Biological Resources ................................................ .............................37 5. Cultural Resources ................................................... .............................39 6. Geology and Soils .................................................... .............................40 7. Greenhouse Gas Emissions ..................................... .............................43 8. Hazards and Hazardous Materials ....................... .............................43 9. Hydrology and Water Quality ............................... .............................45 10. Land Use and Planning ........................................... .............................49 11. Mineral Resources .................................................... .............................49 12. Noise .......................................................................... .............................50 13. Population and Housing ......................................... .............................52 14. Public Services .......................................................... .............................53 15. Recreation .................................................................. .............................57 16. Transportation/ Traffic ............................................ .............................58 17. Utilities and Service Systems .................................. .............................62 18. Mandatory Findings of Significance ..................... .............................64 InitialStudy Preparers .................................................................... .............................65 Agencies and Organizations Consulted ....................................... .............................65 References......................................................................................... .............................65 Introduction This Initial Study has been prepared in accord with the provisions of the California Environmental Quality Act (CEQA), CEQA Guidelines, and City of Dublin Environmental Guidelines. The Initial Study assesses the potential environmental impacts of implementing the proposed project described below. The Initial Study consists of a completed environmental checklist and a brief explanation of the environmental topics addressed in the checklist. The proposed project is a modification of a project already approved by the City -the Schaefer Ranch project. The impacts of the Schaefer Ranch project were analyzed in an environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/ General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070 (the "Schaefer Ranch EIR" or "1996 EIR "). For the potentially significant impacts identified in the Schaefer Ranch EIR that apply to the proposed project, the adopted mitigation measures also apply and are incorporated into this Initial Study by reference. Applicant Schaefer Ranch Holdings, LLC 4061 Port Chicago Highway, Suite H Concord CA 94520 Attn: Doug Chen, RCE, LS (925)803-2617 Project Location and Context The project analyzed in this document is a portion of the larger Schaefer Ranch development project, identified as Unit 3 of Schaefer Ranch. The overall Schaefer Ranch development contains approximately 500 acres of land located in the western portion of the City of Dublin and adjacent to the western boundary of the City Dublin. More specifically, Schaefer Ranch is located on the north side of the I -580 freeway, at the western terminus of Dublin Boulevard. Exhibit 1 depicts the regional setting of Dublin. Exhibit 2 shows the location of the Schaefer Ranch in context with the City of Dublin and the nearby I -580 freeway. This Initial Study analyzes proposed land use changes that would affect two small sites comprising Schaefer Ranch Unit 3. One portion of the project (Subarea 1) is 17.30 acres of land along Schaefer Way, located west of the current cul -de -sc terminus of Dublin Boulevard. A second portion of the project (Subarea 2) involves a 1.14 -acre parcel of land located at the western cul -de -sac terminus of Ridgeline Place. For the purposes of this Initial Study, these two Subareas are identified as the "project" or the "project site." The two component areas of the project site are shown on Exhibit 3. This exhibit identifies Subareas 1 and 2, described more fully below. City of Dublin Page 2 Initial Study /Schaefer Ranch Unit 3 October 2015 Existing land uses adjacent to the overall Schaefer Ranch include vacant lands to the north and west (within the unincorporated portion of Alameda County), vacant lands and residential uses to the east and the I -580 freeway to the south. Properties south of I- 580 include the Rowell Ranch rodeo and equestrian facility and vacant lands within the unincorporated portion of Alameda County. Project Description Background. The Schaefer Ranch General Plan Amendment and prezoning was approved by the City of Dublin in 1996. Subsequently, the Ranch was annexed into the City of Dublin and Dublin San Ramon Services District. A vesting tentative subdivision map for the entire Schaefer Ranch property and a development agreement were approved by the City of Dublin in 1998. 1996 Project EIR. An Environmental Impact Report (EIR) was certified by the City of Dublin in 1996 for the whole of the proposed Schaefer Ranch development. The project analyzed in the 1996 Schaefer Ranch EIR included the following land uses and related features: • A total of 474 residences, including a mix of estate residences, singe family detached dwellings and attached residential dwellings; • Retail and office uses, including a 9.2 -acre neighborhood- serving retail and office center on the corner of Dublin Boulevard and Schaefer Ranch Road and a second, smaller 1.5 -acre retail and office parcel adjacent to I -580; • Public and semi- public uses including a recycled water reservoir, a water storage tank and street rights -of -way; • Parks and recreation uses consisting of approximately 162 acres of land that includes dedication to the East Bay Regional Park District trail, trail head facilities and related improvements. A private homeowners' association recreation facility was also approved; and • Approximately 89 acres of the Schaefer Ranch devoted to other non - buildable open spaces, including but not limited to wildlife habitat areas, drainage retention areas and a reconstructed creek corridor. Primary access is provided by the westerly extension of Dublin Boulevard and the construction of Schaefer Ranch Road, a north south arterial roadway that crosses under the I -580 freeway to connect to Dublin Canyon Road south of the freeway. A Vesting Tentative Subdivision Map (Tract 6765) was subsequently approved by the City of Dublin for 466 total lots on the Schaefer Ranch. The original approval also included extensive grading and re- contouring of the site and extension of utilities and services to support proposed uses. Significant portions of the Schaefer Ranch development have since been constructed. To date, the project developer has re- graded the Schaefer Ranch property, re- subdivided portions of the overall property into 302 lots and, extended Dublin Boulevard, constructed Schaefer Ranch Road, dedicated trails to the East Bay Regional Park City of Dublin Page 3 Initial Study /Schaefer Ranch Unit 3 October 2015 District, constructed a water storage tank and stormwater retention basins and completed major water and sewer lines. 2008 EIR Addendum. In 2008, the City approved an Addendum to the 1996 EIR for properties in Unit 2 of the Schaefer Ranch that included a General Plan Amendment, a vesting tentative subdivision map, a Planned Development rezoning with a Stage 2 Development Plan and a Development Agreement to delete the approved approximately 5.69 -acre retail commercial site on the southwest corner of Dublin Boulevard and Schaefer Ranch Road, 12 estate lots and 24 single - family lots on the south side of Dublin Boulevard and generally west of the retail commercial site. These uses were replaced with up to 140 single - family detached lots. The 2008 Addendum was approved by Dublin City Council Resolution No. 203 -08, approved on November 4, 2008. The 2008 Addendum did not affect current or proposed land uses on the project site. Current development application. The proposed project includes two separate properties on the Schaefer Ranch property. These are identified as Subareas 1 and 2 on Exhibit 3. a) Subarea 1. The first portion of the project would include re- subdivision of portions of six (6) existing Estate Residential lots on 7.04 acres of the 17.30 acres of land located along the north and south sides of Schaefer Way at the western terminus of Dublin Boulevard. The Vesting Tentative Subdivision Map is known as VTM 8136. Approval of the proposed project would result in the creation of nineteen (19) single - family residential lots (a net gain of 13 lots). Proposed lots would range in size from approximately 7007 gross square feet to approximately 28,644 gross square feet. One primary dwelling unit would be allowed per residential lot. Exhibit 4 shows the proposed Vesting Tentative Subdivision Map. b) Subarea 2. A second part of the project would include creation of a new 1.14 -acre residential lot at the terminus of Ridgeline Place and construction of a single - family dwelling on the lot (see Exhibit 5). Approval of a dwelling on this site would require approval of a General Plan Amendment, a Planned Development rezoning, a Site Development Permit and recordation of a Final Subdivision Map to create this lot. The required actions to approve the proposed project would include amending the Dublin General Plan and approval of a Planned Development rezoning with related Stage 1 and Stage 2 Development Plan for Subarea 1. Additionally, new Tentative Subdivision Maps would be needed for Subarea 1. Future approvals of a General Plan Amendment, a Planned Development rezone, a Site Development Review Permit and other actions would be required to allow construction of a dwelling on Subarea 2. If approved, the build -out number of lots on the entire Schaefer Ranch would increase by a total of 14 lots, which includes proposed development on Subareas 1 and 2. The total unit count would increase to 420 dwellings which is less than originally approved and fewer dwellings analyzed in the 1996 EIR, which was 474 residential lots and 10.7 City of Dublin Page 4 Initial Study /Schaefer Ranch Unit 3 October 2015 acres (gross) of commercial uses. The commercial use designation has been since deleted. Access and Circulation. No changes are proposed to the currently approved and constructed roadway system. Both Schaefer Way (a private road) and Ridgeline Place (a public road) are built and operational. As part of this application, the applicant is requesting relief from the provisions of Mitigation Measure 4.G.1 that require fair share payment towards a future traffic signal (EIR pp. 4 -15, 4 -22). The traffic signal requirement was based on projected signal warrants for near term and cumulative 2010 build -out traffic; however, circumstances have changed since the prior EIR in that build -out traffic levels do not meet signal warrants. By email dated October 16, 2014, the County Public Works Agency stated the developer no longer needs to make the fair share payment so long as the developer installed certain improvements, which the developer has agreed to do. Based on the changed circumstances in which a traffic signal is no longer warranted for cumulative traffic, deletion of the fair share payment obligation would not result in new or more severe significant impacts at the intersection beyond those identified in the 1996 EIR. Grading. All Subareas have been mass graded pursuant to a grading permit issued by the City of Dublin. Additional minor grading may be needed in order to create future house pads, access roads and easements. Trenching and excavation would also be required for underground utilities. Infrastructure. As identified in the Schaefer Ranch EIR, the project developer would provide a range of underground utilities to serve the proposed dwellings, including potable, wastewater, telecommunication, natural gas and electrical service. These facilities have been provided. Requested land use approvals. As described above, a number of land use entitlements and approvals are required by the City of Dublin to construct land uses proposed as part of this project. Applications for development of Subarea 1 have been submitted; applications for development of Subarea 2 would be submitted in the future, but the proposed development is assumed for purposes of this Initial Study. These entitlements and approvals are described in more detail below. General Plan Amendment: Existing General Plan land use designations on Subarea 1 have been requested to change from "Estate Residential" and "Open Space" to a combination of "Single Family Residential" and "Open Space." The General Plan is also proposed to be changed in the future from "Open Space" to "Single Family Residential" for Subarea 2. Exhibit 6 shows existing and proposed General Plan land use designations for these subareas. Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan. A Stage 1 and 2 Rezoning and Development Plan is proposed for Subarea 1. A future Planned Development rezoning would be required for Subarea 2 City of Dublin Page 5 Initial Study /Schaefer Ranch Unit 3 October 2015 Site Development Review. An application for a Site Development Review permit has been filed for Subarea 1 to approve building architecture, materials, colors, landscaping, fencing and other design issues. Site Development Review approval is also required for the proposed future dwelling on Subarea 2. Tentative subdivision maps. Subdivision maps must be approved by the City of Dublin to create individual building lots on the two project areas. City of Dublin Page 6 Initial Study /Schaefer Ranch Unit 3 October 2015 CITY OF DUBLIN SCHAEFER RANCH PROJECT CEQA ADDENDUM Exhibit 1 REGIONAL LOCATION 0 2 4 6 8 10 miles SAN PA B L 0 B A Y 4 Martinez 4 San 80 Concord �0 Rafael Richmond Mill 101 580 Valley Walnut 24 Creek Berkeley O 680 Oakland San Francisco 580 �yd�eaa S A N San Leandro -10 DUBLIN FRANCISCO 880 Daly seo City Livermore BAY n 101 Pleasanton Hayward 92 280 San Mateo Fremont f1 84 1 Newark 0 Redwood City Half 84 d Moon Bay Palo (� Alto 880 if J 85 101 680 280 Sunnyvale Santa Clara San Jose 101 17 CITY OF DUBLIN SCHAEFER RANCH PROJECT CEQA ADDENDUM Exhibit 1 REGIONAL LOCATION 0 2 4 6 8 10 miles U W O cc IL x U Z Z J Q m mxo 0w W LL LL O O Q °a x 5) in I E Fallon Rd. Z Z a w J N cc E a a C LWL O I a W W W a Ii,4 o, W I cn assajara Rd. 0 O a °� eg i aaa a QQ� Q Hacienda Dr. w J W Arnold Rd. U U " O U_ ¢ ~ . W W 2 owl i LL¢2 c..� y U y LU i • a ` I Dougherty Rd. yya cY t4 O � Q C D7 Z � Q rn U- 0 SanFamonRd }yw U ` f 1 / GOY G�P��EO I t O �� o U W O cc IL x U Z Z J Q m mxo 0w W LL LL O O Q °a x 5) in E Z Z a w J N cc E a C LWL O I a W W W W I cn 0 U W O cc IL x U Z Z J Q m mxo 0w W LL LL O O Q °a x 5) in � r ✓ �;, ILI ca a EE-v LO / l e• i c 5s • cn a w a M m t N w U w D IL r U W O ir a s z J a � m � O O W w LL LL D O w a a s Uu v g V) III �§ w Oo ggg s - N N • d d w d N tl � N .1 � A d ^ - � g U � , � tyyG 4 F - ...– .._ -...— ii _ x U o ?•oo U• 5 1554�a ,L 5 'k. Irby 0 csu i \ J •: g V) III �§ w Oo ggg s - N N • d d w d N tl � N .1 � A d ^ - � g an ,mob e i i .r I b. t ` � J R N Ci C Ci O h Q O U O W Q T Z UJ a� Z N .Q F IL w > a F- LU U Q CL F- CL F- cc a U w O cc a CO Z X = 0 W W LL W O Oaa U N v U � , � tyyG 4 F Z F N O 'k. Irby csu i \ J •: I4. k_,. • �� I 1 I W w r .I I JAI I, I� o�� trty �,t W I_• C qb, I ,. t 1 '- �� f� � �U \'.•'� V it 4•'.. CT m� 2 � X11 ji a `l an ,mob e i i .r I b. t ` � J R N Ci C Ci O h Q O U O W Q T Z UJ a� Z N .Q F IL w > a F- LU U Q CL F- CL F- cc a U w O cc a CO Z X = 0 W W LL W O Oaa U N v U � , � tyyG 4 F 'k. Irby csu i \ an ,mob e i i .r I b. t ` � J R N Ci C Ci O h Q O U O W Q T Z UJ a� Z N .Q F IL w > a F- LU U Q CL F- CL F- cc a U w O cc a CO Z X = 0 W W LL W O Oaa U N v 0), 098 w 'zi cl LEGEND:. LOT 70 NEW LOT 70 .71 NEW LOT 70—A N F"f SOURCE Isakson & Assoc. Inc., 8-1-2012. CITY OF DUBLIN SCHAEFER RANCH PROJECT CEQA ADDENDUM Exhibit 5 PROPOSED FINAL MAP (Subarea 2) d � a L� a LT �J O 0 Q�iA�di I w O d U 4 �Oe F� ZN Q Z a0 Z w w C� Z U x Ox 0 W j3 W w cn Cf)� CL z OZ m J CL H U w 0 a z CO x 0 w w LL LL ❑ 0 W a U cn v 1. Project description: Resubdivision of portions of Schaefer Ranch Tract 6765 to create 13 additional residential lots on Subarea 1 of Unit 3. One other residential lot would also be created (Subarea 2). Land use entitlements applicable to Subarea 1 include a General Plan Amendment, a Planned Development rezoning, Site Development Review and Vesting Tentative Tract Maps and Final Maps. A future General Plan Amendment, Planned Development rezoning, Site Development Review and Final Map would be required for Subarea 2. 2. Lead agency: City of Dublin Community Development Department 100 Civic Plaza Dublin CA 94568 3. Contact person: Michael Porto Consulting Planner (925) 833 6610 4. Project locations: Subarea 1: Along Schaefer Way, west of the cul -de -sac terminus of Dublin Boulevard; Subarea 2: terminus of Ridgeline Place 5. Project sponsor: Schaefer Ranch Holdings, LLC, attn: Doug Chen 6. General Plan designations: Existing: Estate Residential (0.01 -0.8 du. / ac.) & Open Space (Subarea 1 only) Open Space (Subareas 2) Proposed, Single Family Residential (0.9 -6.0 du./ac.) & Open Space (Subarea 1) Single Family Residential (0.9 -6.0 du. / ac.) (Subarea 2) 7. Zoning: Existing: PD- Planned Development- Estate Residential & Open Space (Subarea 1); PD -Open Space (Subarea 2) Proposed: PD- Planned Development 8. Public agency required approvals: • Approval of Amendment to the General Plan (City of Dublin) • Approval of PD- Planned Development rezoning with related Stage 1 & Stage 2 Development Plan (City of Dublin) • Approval of Site Development Review (City of Dublin) • Approval of Tentative and Final Subdivision Maps (City of Dublin) • Approval of water and sewer connections (DSRSD) • Approval of building permits (City of Dublin) City of Dublin Page 13 Initial Study /Schaefer Ranch Unit 3 October 2015 Approval of a Grading Permit (City of Dublin) City of Dublin Page 14 Initial Study /Schaefer Ranch Unit 3 October 2015 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this Project, involving at least one impact that is a "potentially significant impact" as indicated by the checklist on the following pages. - Aesthetics - Agricultural - Air Quality/ Resources Greenhouse Gas Emissions - Biological - Cultural Resources - Geology /Soils Resources - Hazards and - Hydrology/ Water - Land Use/ Hazardous Quality Planning Materials - Mineral Resources - Noise - Population/ Housing - Public Services - Recreation - Transportation/ Circulation - Utilities / Service - Mandatory Systems Findings of Significance Determination (to be completed by Lead Agency): On the basis of this initial evaluation: I find that the proposed Project could not have a significant effect on the environment and a Negative Declaration will be prepared. _ I find that the proposed Project could not have a significant effect on the environment and a Addendum will be prepared. _ I find that although the proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the Project. A Negative Declaration will be prepared. _I find that although the proposed Project may have a potentially significant effect, or a potentially significant effect unless mitigated, 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 the attached sheets. A focused Supplemental Environmental Impact Report is required, but it must only analyze the effects that remain to be addressed. X I find that although the proposed Project could have a significant effect on the environment, there will not be a significant effect in this case because all potentially significant effects: a) have been analyzed adequately in an earlier EIR pursuant to City of Dublin Page 15 Initial Study /Schaefer Ranch Unit 3 October 2015 applicable standards; and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed Project. An Addendum to the 1996 Schaefer Ranch Environmental Impact Report will be prepared. Signature: ��'% Date: Printed Name: Ldk a For: y City of Dublin Page 16 Initial Study /Schaefer Ranch Unit 3 October 2015 Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except "no impact" answers that are adequately supported by the information sources a lead agency cites in the parenthesis following each question. A "no impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "no impact" answer should be explained where it is based on project- specific factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants, based on a project- specific screening analysis). 2) All answers must take account of the whole action 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. "Potentially Significant 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 17, "Earlier Analysis," as described in (5) below, 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. Identity and state where they are available for review. b) Impacts Adequately Addressed: Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "No New Impact," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. City of Dublin Page 17 Initial Study /Schaefer Ranch Unit 3 October 2015 6) Lead Agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances, etc.). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached and other sources used or individuals contacted should be cited in the discussion. 8) This is 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 a project's environmental effects in whatever format is selected. 9) The explanation of each agency should identify the significance criteria or threshold, if any, used to evaluate each question and the mitigation measures identified, if any, to reduce the impact to a less than significant level. City of Dublin Page 18 Initial Study /Schaefer Ranch Unit 3 October 2015 Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of sources at end of checklist used to determine each potential impact). Note: A full discussion of each item is found following the checklist. Aesthetics. Would the project: a) Have a substantial adverse impact on a scenic vista? b) Substantially damage scenic resources, including but not limited to trees, rock outcroppings and historic buildings within a state scenic highway? (Source: 1, 3) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Source: 3) d) Create a new source of substantial light or glare, which would adversely affect day o nighttime views in the area? (Source: 3) 2. Agricultural Resources. Would the project: a) Convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance, as show on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to a non - agricultural use? (Source: 1, 3) b) Conflict with existing zoning for agriculture use or a Williamson Act contract? (1) c) Conflict with existing zoning for, or cause rezoning of forestland (as defined by PRC Sec. 12220(g), timberland (as defined in PRC Sec. 4526), or timberland zoned Timberland Production (as defined in PRC Sec. 51104 (g)? (Source: 1, 3) d) Result in the loss of forest land or conversion of forest land to non - forest use? (1, 3) e) Involve other changes in the existing environment that, due to their location or nature, could result in conversion of farmland to a non - agricultural use or conversion of forestland to a non - forest use? (Source: 1, 3) City of Dublin Initial Study /Schaefer Ranch Unit 3 Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X X X Page 19 October 2015 3. Air Quality (Where available, the significance criteria established by the applicable air quality management district may be relied on to make the following determinations). Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? (Source: 1, 5) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (Source: 1, 4) 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? (1, 4) d) Expose sensitive receptors to substantial pollutant concentrations? (3) e) Create objectionable odors affecting a substantial number of people? (3) 4. Biological Resources. Would the project a) Have a substantial adverse effect, either directly 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 of Fish and Game or the U.S. Fish and Wildlife Service? (1,3) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies or regulations or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? (1, 3) c) Have a substantial adverse impact 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? (1, 2, 3) City of Dublin Initial Study /Schaefer Ranch Unit 3 Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X X Page 20 October 2015 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? (3) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? (4) f) Conflict with the provision of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional or state habitat conservation plan? (Source: 4) 5. Cultural Resources. Would the project a) Cause a substantial adverse impact in the significance of a historical resource as defined in Sec. 15064.5? (Source: 1) b) Cause a substantial adverse change in the significance of an archeological resource pursuant to Sec. 15064.5? (Source: 1) c) Directly or indirectly destroy a unique paleontological resource or unique geologic feature? (Source: 1) d) Disturb any human remains, including those interred outside of a formal cemetery? (1) 6. 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 Fault Zoning Map issued by the State Geologist or based on other known evidence of a known fault? (Source: 1, 4) ii) Strong seismic ground shaking? (1, 4) iii) Seismic - related ground failure, including liquefaction? (Source: 1, 4) iv) Landslides? (Source: 1, 4) b) Result in substantial soil erosion or the loss of topsoil? (Source: 1, 4) City of Dublin Initial Study /Schaefer Ranch Unit 3 Page 21 October 2015 Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X X X X X X Page 21 October 2015 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- and off -site landslide, lateral spreading, subsidence, liquefaction or collapse? (4) 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: 4) e) Have soils capable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for wastewater disposal? (4) 7. Greenhouse Gas Emissions. Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? (4) b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? 8. 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? (1, 3) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous into the environment? (3) c) Emit hazardous emissions or handle hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? (Source: 1, 3) Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X X City of Dublin Page 22 Initial Study /Schaefer Ranch Unit 3 October 2015 d) Be located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Sec. 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (4) e) For a project located within an airport land use plan or, where such plan has not been adopted, within 2 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: 4) f) For a project within the vicinity of private airstrip, would the project result in a safety hazard for people residing or working in the project area? (Source: 4) g) Impair implementation of or physically interfere with the adopted emergency response plan or emergency evacuation plan? (Source: 1, 4) 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? (2,3) 9. Hydrology and Water Quality. Would the project: a) Violate any water quality standards or waste discharge requirements? (Source: 1, 2) 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 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: 1, 2) City of Dublin Initial Study /Schaefer Ranch Unit 3 Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X Page 23 October 2015 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: 1, 2) d) Substantially alter the existing drainage pattern of the site or areas, including through the alteration of a course or stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? (Source: 1, 2) 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: 1, 2) f) Otherwise substantially degrade water quality? (Source: 1, 2) g) Place housing within a 100 -year flood hazard area as mapped on a Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? (Source: 1,4) h) Place within a 100 -year flood hazard area structures which impede or redirect flood flows? (Source: 1, 4) i) Expose people or structures to a significant risk of loss, injury, and death involving flooding, including flooding as a result of the failure of a levee or dam? (Source: 1, 2) j) Inundation by seiche, tsunami or mudflow? 10. Land Use and Planning. Would the project: a) Physically divide an established community? (Source: 1, 3) Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X X X City of Dublin Page 24 Initial Study /Schaefer Ranch Unit 3 October 2015 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, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1, 2, 4) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? (Source: 1, 2,4) 11. 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? (1) 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: 1) 12. Noise. Would the proposal result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the general plan or noise ordinance, or applicable standards of other agencies? (1,3) b) Exposure of persons or to generation of excessive groundborne vibration or groundborne noise levels? (Source: 1,3) c) A substantial permanent increase in ambient noise levels in the project vicinity above existing levels without the project? (1) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project? (1) 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 n the project area to excessive noise levels? (4) City of Dublin Initial Study /Schaefer Ranch Unit 3 Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X X X Page 25 October 2015 f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (4) 13. Population and Housing. Would the project a) Induce substantial population growth in an area, either directly or indirectly (for example, through extension of roads or other infrastructure)? (1, 3) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (1, 3) c) Displace substantial numbers of people, necessitating the replacement of housing elsewhere? (Source: 1, 3) 14. Public Services. Would the proposal: a) Would the project result in substantial adverse physical impacts associated with the provision of new or 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? (Source: 1, 2) Fire protection? Police protection? Schools? Parks? Other public facilities 15. Recreation: a) Would the project increase the use of existing neighborhood or regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source: 1, 2) 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: 1, 2) City of Dublin Initial Study /Schaefer Ranch Unit 3 Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X X X X X Page 26 October 2015 16. Transportation and Traffic. Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation, including mass transit and all non - motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths and mass transit? (Source: 1, 2) b) Conflict with an applicable congestion management program, including but not limited to, level of service and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways ? - (Source: 1, 2) 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, 4) d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses, such as farm equipment? (Source: 2) e) Result in inadequate emergency access? (2) f) Conflict with adopted policies, plans or programs regarding public transit, bicycle or pedestrian facilities or otherwise decrease the performance of safety of such facilities? (1) 17. Utilities and Service Systems. Would the project a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (Source: 2) City of Dublin Initial Study /Schaefer Ranch Unit 3 Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X Page 27 October 2015 b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (2) 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? (2) d) Have sufficient water supplies available to serve the project from existing water entitlements and resources, or are new or expanded entitlements needed? (2) 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 providers existing commitments? (Source: 2) f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state and local statutes and regulations related to solid waste? (2) 18. Mandatory Findings of Significance. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? City of Dublin Initial Study /Schaefer Ranch Unit 3 Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X X X X X X Page 28 October 2015 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). c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant Impact Less Than Significant With Mitigation Less than Significant Impact No Impact/ No New Impact X X Sources used to determine potential environmental impacts 1. Schaefer Ranch Final EIR 2. Discussion with City staff or service provider 3. Site Visit 4. Other Source XVII. Earlier Analyses a) Earlier analyses used. Identify earlier analyses and state where they are available for review. The following EIR was used in the preparation of this Initial Study: "Final Environmental Impact Report for Schaefer Ranch Project/ General Plan Amendment" WPM Planning Team, April 1996, SCH #95033070. Portions of the environmental setting, project impacts and mitigation measures for this Initial Study refer to environmental information contained in the certified Schaefer Ranch EIR which was prepared for the Schaefer Ranch Project of which the proposed project is a part. The Schaefer Ranch EIR contains mitigation measures which apply to this project. Specific mitigation measures identified in the Schaefer Ranch EIR for potential impacts are referenced in the text of this Initial Study. The Schaefer Ranch EIR is hereby incorporated by reference into this Initial Study pursuant to the standards in CEQA Guideline Section 15150. A copy of this EIR is available to the public for review at the Dublin Planning Division, 100 Civic Plaza, Dublin CA during normal business hours. City of Dublin Page 29 Initial Study /Schaefer Ranch Unit 3 October 2015 Pursuant to CEQA Guidelines Section 15162 and 15163, this Initial Study is intended to identify the potential for any new or substantially increased significant impacts of the project which were not evaluated in the Schaefer Ranch EIR and which would require additional environmental review. City of Dublin Page 30 Initial Study /Schaefer Ranch Unit 3 October 2015 Attachment to Initial Study Discussion of Checklist 1. Aesthetics Environmental Setting The overall Schaefer Ranch site contains a mix of rugged ridges and canyons, woodland, open grasslands and rock outcroppings. Pursuant to previous approvals granted by the City of Dublin, portions of the overall Schaefer Ranch property have been graded and recontoured to accommodate residential development allowed pursuant to the Dublin General Plan, zoning and other land use entitlements. Although a substantial portion of the Schaefer Ranch property has been graded, other portions have either been preserved as permanent open space or open space preserves have been created on the site to replace special - status species habitat that has been impacted. No trees, rock outcroppings or other natural features exist on any of the subareas. Subarea 2 provides views of undeveloped hillsides within the unincorporated portions of Alameda County west of Schaefer Ranch from the terminus of Ridgeline Place. Nearby scenic highways include the I -580 freeway immediately south of Schaefer Ranch. Several light sources exist within the project area due to the presence of streetlights and building lights, although no light sources are located on any of the two Subareas. Schaefer Ranch EIR The Schaefer Ranch EIR identifies significant impacts and mitigation measures to reduce anticipated visual resource impacts to a less- than - significant level. Applicable impacts and mitigation measures include: Impact 5A identified a significant impact with regard to alteration of the site character. This impact noted extensive landform alteration on the Ranch, including ridgeline removal, filling of canyons and creation of an urban landscape. Mitigation Measure 5A.1 requires approval of a subsequent grading plan for the property that relies on matching natural contours to the extent feasible, limitations on the extent of grading and preservation of existing trees. Mitigation measure 5.A.2 requires approval of a master landscape plan for each phase of the project, with special provisions for visually sensitive areas, use of appropriate plant materials adjacent to natural open space areas, use of plants to screen buildings and development of a long -term landscape maintenance program. • Impact 5B noted a significant impact of proposed project construction on the Rowell Ranch Rodeo Park and I -580 freeway south of the site. Development of the project site would change the visual character from both of these viewpoints. Mitigation Measure 5.B.1 requires planting of landscaping, placement of berms City of Dublin Page 31 Initial Study /Schaefer Ranch Unit 3 October 2015 and use of setbacks to substantially reduce the impact of the project from the I- 580 freeway and the Rowell Ranch facility. Mitigation Measure 5.13.2 requires that future site grading be accomplished to reduce visual impacts. Mitigation Measure 5.13.3 requires the issuance of a conditional use permit by the City for the commercial component of the project to ensure that future structures are screened from view and signs are controlled. These mitigation measures continue to apply to the proposed project. Project Impacts a) Have a substantial adverse impact on a scenic vista? No New Impact. Approval and implementation of the proposed project would result in no new or more significant impacts than identified in the 1996 EIR regarding scenic vistas. Both subareas are in areas assumed for development in the 1996 EIR and thus are not part of a scenic vista from offsite or onsite public vantage points. A proposed General Plan Amendment and Planned Development rezoning would convert Subarea 2 from an open space designation to a residential designation that would allow construction of one single family dwelling. The lot is located between two similarly sized residential lots at the end of a cul -de -sac. Redesignating Subarea 2 from open space to residential use would somewhat reduce public views to open spaces to the west, but views would still be partially available even with construction of a home under applicable single family development standards. There are also other, more expansive public views to the west. Because of the location of the lot in relation to neighboring lots and the limited views from the cul -de -sac, the proposed project impact would not be substantial. A potential condition of project approval will require that the future residence on this site be constructed immediately behind the existing dwelling on Ridgeline Place to allow for a scenic corridor of undeveloped lands west of the site. Overall, no new or more severe significant impacts would occur with regard to scenic vistas than were analyzed in the 1996 EIR. b) Substantially damage scenic resources, including visual resources within state scenic highway? No New Impact. The two subareas have been fine graded as part of the mass grading of the overall Schaefer Ranch. None of the sites are located within view of a state scenic highway (I -580) and none contain significant scenic resources, including but not limited to major rock outcroppings, major stands of trees or bodies of water. Overall, no new or more severe significant impacts would occur with regard to scenic resources than were analyzed in the 1996 EIR. C) Substantially degrade existing visual character or the quality of the site? No New Impact. The proposed project would include replacing vacant estate residential lots with single - family dwellings (Subarea 1) and a vacant open space lot with a single - family dwelling (Subarea 2). The 1996 EIR analyzed the impact of altering the entire Schaefer Ranch from a rural area to a more urbanized development. The overall type and character of land uses included the proposed project would have approximately the same impacts on Subarea 1 as the current General Plan residential land use designations. Subarea 2 has already been graded for residential development. No new or more severe significant impacts would City of Dublin Page 32 Initial Study /Schaefer Ranch Unit 3 October 2015 occur with regard to degradation of the scenic character of the project area than were analyzed in the 1996 EIR. d) Create light or glare? No New Impact. Both Subareas are vacant and contain no light sources. Construction of the proposed project would add additional light sources in the form of streetlights as well as new housing and yard lights. The 1996 EIR analyzed light and glare impacts on residential uses across Schaefer Ranch, and identified significant impacts where commercial or public facilities would be located near residences. No commercial or lighted public facilities are near the Subareas so there would be no impact. The added light sources in Subarea 1 would be in an area assumed for residential development in the 1996 EIR so would cause no new impact. The added light sources for Subarea 2 would be from a single home and would be integrated into an existing residential neighborhood. The proposed single dwelling would not have the potential to generate significant light or glare. Under these circumstances, there would be no new or more severe significant impacts beyond those analyzed in the 1996 EIR. 2. Agricultural and Forestry Resources Environmental Setting The Schaefer Ranch, including the two Subareas, was historically used for agricultural production and a Williamson Act Land Conservation Contract was in effect on the Schaefer Ranch at the time the 1996 EIR was prepared and certified. Since then, the Williamson Act Contract no longer exists on the Schaefer Ranch. The Ranch is no longer in agricultural production and has been substantially converted to residential uses as envisioned in the Dublin General Plan. No forests or forestry production exist on either Subarea. The Schaefer Ranch site is zoned Planned Development, which is not an agricultural zoning district. Schaefer Ranch EIR The Schaefer Ranch EIR noted that the project site was identified as a farmland with only grazing importance, not prime farmland, due to the relatively steep topography of the Schaefer Ranch property. The Schaefer Ranch EIR identified the following less - than - significant impacts associated with agricultural resources: Impact 35A, discontinuance of on -site agricultural uses, Impact 3.5B, loss of on -site farmland and Impact 3.5C, cancellation of a Williamson Act contract on the property. Impact 3.51) was identified as a potentially significant impact. This impact noted impacts on adjoining agricultural lands adjacent to the Schaefer Ranch. These impacts included predatory dogs from suburban dwellings harassing livestock and odor impacts from grazing and livestock keeping onto proposed dwellings. Mitigation Measure 3 -12 required disclosure of ongoing grazing for future project residents. Mitigation Measure 3 -13 required enforcement of leash laws for dogs. Mitigation City of Dublin Page 33 Initial Study /Schaefer Ranch Unit 3 October 2015 Measure 3 -14 required disclosure to future homeowners of the presence of flies and odors from agricultural and livestock keeping. Mitigation Measure 3 -15 required installation of fencing around grazing areas. Project Impacts a -c) Convert prime farmland to a non - agricultural use or involve other changes which could result in conversion of farmland to a non - agricultural us, including conflicts with agricultural zoning and Williamson Act contracts? No New Impact. The overall Schaefer Ranch project site has been graded for urban uses pursuant to current General Plan land use designations and current zoning. No agricultural uses or zoning remain on the site and the Williamson Act Land Conservation Agreement formerly on the site has been terminated. No new or more significant impacts would therefore occur with regard to agricultural resources beyond those analyzed in the 1996 EIR. The project applicant will be required to comply with mitigation measures included in the 1996 EIR, including: providing notifications to future homeowners regarding protection of livestock (Mitigation Measure 3- 12) and the presence of nearby agricultural operations (Mitigation Measure 3 -14). Appropriate fencing to protect on -going livestock grazing is also required per Mitigation Measure 3 -15. No agricultural operations exist on any of the subareas. No new or more severe significant impacts beyond those analyzed in the 1996 EIR are anticipated. d) Result in the loss of forest land or conversion of forest land to a non forest use? No forest land exists on the two Subareas and no impact would result with respect to this topic. e) Involve other changes which, due to their location or nature, could result of forest land to a non forest use? See item "d," above. 3. Air Quality Environmental Setting The project is within the Amador Valley, a part of the Livermore sub - regional air basin distinct from the larger San Francisco Bay Area Air Basin. The Livermore sub -air basin is surrounded on all sides by high hills or mountains. Significant breaks in the hills surrounding the air basin are Niles Canyon and the San Ramon Valley, which extends northward into Contra Costa County. Schaefer Ranch EIR The Schaefer Ranch EIR contains a number of mitigation measures to reduce anticipated air quality impacts from the development of the Schaefer Ranch. Applicable air quality impacts and mitigation measures include: • Impact 12A identified a significant impact with regard to temporary increases in dust and particulate emissions during earthmoving operations. Mitigation Measure 12.A1 required implementation of dust control measures during site City of Dublin Page 34 Initial Study /Schaefer Ranch Unit 3 October 2015 grading earth moving and excavation operations to reduce this impact to a less - than- significant level. Such measures included were not limited to frequent watering of graded areas, limiting speeds of construction vehicles on the site and sweeping of public streets. • Impact 12B found that emissions from construction vehicles would be a potentially significant impact. Adherence to Mitigation Measure 12.13.1, which required limited idling of construction equipment and reduction of grading activities during period of poor air quality, reduced this impact to a less -than- significant level. Impact 12 D identified a significant impact from regional pollutant emissions in the form of increased vehicle trips to and from the project. Adherence to Mitigation Measures 12.D.1, implement control measures that are specified in attainment plans, and 12.D.2, provide physical facilities in the project design reduced regional emissions but not to a less- than - significant level. This impact was therefore found to be significant and unavoidable. • Impact 12E noted a potentially significant impact with regard to emission of local carbon monoxide. Based on the analysis in the EIR, emission of carbon monoxide was found to be below threshold levels and was a less - than - significant impact. • Impact 12F, on -site fuel combustion, was identified as a potentially significant impact and adherence to Mitigation Measure 121.1 reduced this impact to a less - than- significant impact. This mitigation restricted installation of on -site fireplaces or stoves to either gas burning units or units that have been EPA - approved. Conventional open hearth fireplaces were not allowed. • Impact 12G included a significant impact from miscellaneous dust sources leaving the site. Adherence to Mitigation Measure 12.G.1, that required adherence to the Bay Area Air Quality Management fugitive dust rules, reduced this impact to a less - than - significant level. The proposed project is required to adhere to these existing mitigation measures and current air quality regulations enforced by the Bay Area Air Quality Management District (BAAQMD). Project Impacts a) Would the project conflict with or obstruct implementation of an air quality plan? No New Impact. The BAAQMD's Clean Air Plan is based on population and growth assumptions projected by the Association of Bay Area Governments (ABAG). For the proposed project, the applicant is requesting a modification in the type of residential units. As noted in the Project Description section of this Initial Study, under the proposed project the overall number of dwellings on the overall Schaefer Ranch site would be 420 units which would be less than the project originally approved by the City of Dublin and analyzed in the 1996 EIR (474 units). Vehicle trips associated with the proposed project would be slightly less than s analyzed in the 1996 EIR (see analysis in the Traffic and Transportation section of City of Dublin Page 35 Initial Study /Schaefer Ranch Unit 3 October 2015 this Initial Study). The proposed project would therefore be generally consistent with the Clean Air Plan and this would not represent a substantial change to the project analyzed in the previous EIR. No new or more severe significant impacts beyond those analyzed in the 1996 EIR would result regarding this topic. b) Would the project violate any air quality standards? No New Impact. The 1996 EIR identified regional pollutant emissions as Significant and Unavoidable impacts. The project proposes residential development within the Schaefer Ranch area in a manner consistent with the previous approvals on the site and within the parameters of the 1996 EIR. This impact would remain significant and unavoidable. Table 2 within the Traffic and Transportation section of this Initial Study demonstrates that the total daily vehicle trips would be approximately the same as the project analyzed in the 1996 EIR. Also, the total number of additional dwellings proposed as part of the project (14 units) is significantly fewer than the number of dwellings identified by the Bay Area Air Quality Management District as having potentially significant air emissions (320 units), as shown on Table 6 of the BAAQMD CEQA Guidelines document. Therefore, regional pollutant emissions from the proposed project would same or less and the impact would remain significant and unavoidable as identified in 1996 EIR. In terms of construction -level air quality impacts, as conditions of grading plan approval by the City of Dublin, the applicant is required to have their grading contractor undertake dust and wind -borne erosion control methods listed in Mitigation Measure 12G.1 of the 1996 EIR, including covering of stockpiled material, watering of graded sites and similar methods to meet BAAQMD standards. In terms of operational -level air quality impacts, the number of daily vehicle trips are anticipated to be slightly less under the proposed project than the original 1996 project as demonstrated in Table 2 contained in the Traffic and Transportation section of this Initial Study. Therefore, air quality emissions would be same or less than documented in the 1996 project EIR. As discussed above, no new or more severe significant impacts beyond those analyzed in the 1996 EIR would result regarding this topic. c) Would the project result in cumulatively considerable air pollutants? No New Impact. The proposed project would result in an increase of 14 single - family dwellings from the total number of dwellings allowed on the Schaefer Ranch under the current General Plan and Planned Development zoning and as was analyzed in the 1996 EIR. However, within the context of the larger overall Schaefer Ranch development, regional pollutant emissions, as identified in Impact 12 contained in the 1996 EIR, would still remain as a significant and unavoidable impact. d,e) Expose sensitive receptors to significant pollutant concentrations or create objectionable odors? No New Impact. The proposed project would result in an increase of 14 single - family dwellings from the total number of dwellings allowed on the Schaefer Ranch under the current General Plan and Planned Development zoning City of Dublin Page 36 Initial Study /Schaefer Ranch Unit 3 October 2015 and as was analyzed in the 1996 EIR. The added dwellings would not substantially increase the overall Schaefer Ranch contribution to cumulative air pollution. No new or more severe significant impacts beyond those analyzed in the 1996 EIR would result regarding cumulative air pollution. However, within the context of the larger overall Schaefer Ranch development, regional pollutant emissions, as identified in Impact 12 contained in the 1996 EIR, would still remain as a significant and unavoidable impact. 4. Biological Resources Environmental Setting The overall Schaefer Ranch site contains a number of biologically important biological communities, including annul grasslands, northern coastal scrub, coast live oak woodland, riparian woodland, freshwater emergency wetland and stock ponds. The Schaefer Ranch has been mass graded to allow for urban development pursuant to existing land use approvals, although portions of the Ranch have been preserved and/or reconstructed as riparian habitat, oak tree preserve areas and other open space areas to protect biological resources. None of the preserved areas are located within this project area. Subareas 1 and 2 have been included in a completed mass grading operation, approved pursuant to a grading permit by the City of Dublin and therefore contain no trees, creeks or other significant natural features. Schaefer Ranch EIR The Schaefer Ranch EIR identified that the project site contained a number of significant biological resources, including a stand of coast live oak trees, and cost live oak/ bay riparian vegetation mixed with annual grasslands. The 1996 EIR contains a number of impacts and mitigation measures regarding biological resource impacts and mitigation measures. Applicable impacts and mitigation measures include: Impact 6C identified loss of approximately 245 acres of grasslands as a potentially significant impact. Mitigation Measure 6.C.1 required reseeding of disturbed grasslands with native grasses. Impact 6D noted a loss of oak woodlands and other heritage trees as part of the development proposal, which would be a significant impact. Mitigation Measure 6.D.1 required completion of a tree survey before grading and retention of heritage class trees (18 -inch diameter at 20 inches above grade) to the extent feasible. Mitigation Measure 6.D.2 required implementation of protection measures for trees that are to be preserved. Mitigation Measure 6.D.3 required planting of replacement trees on the site at a ratio of 3 replacement trees for each 1 tree lost. City of Dublin Page 37 Initial Study /Schaefer Ranch Unit 3 October 2015 Impact 6E identifies secondary impacts to native plants and wildlife, including "escape" of non -native plants into the environment and impacts to native wildlife of domestic pets. Mitigation Measures 6.E.1 required project landscape plans to emphasize use of native plant materials. Mitigation Measure 6.E.2 required enforcement of Dublin's leash law. Even with adherence to these measures, Impact 6E would remain significant and unavoidable. • Impact 6F found that runoff of herbicide sprays could enter natural plant communities and would be a potentially significant impact. Adherence to Mitigation Measure 6.F.1 required restrictions of application of herbicides will reduce this impact to a less - than - significant level. The proposed project will be required to adhere to these existing biological resource mitigation measures. Pro-ject Impacts a) Have a substantial adverse impact on a candidate, sensitive, or special - status species? No New Impact. The Schaefer Ranch EIR identified a number of special status plant and wildlife species that could occur on the Schaefer Ranch property. Since certification of the 1996 and approval of the original land use entitlements, the entire project site has been graded to accommodate future buildings and roads. As required by Mitigation Measures 6.D.1, 6.D.2, and 6.D.3 contained in the 1996 EIR, surveys for sensitive tree species were completed, tree protection measures provided for trees to be preserved and replacement trees planted for as part of approved project landscaping. As a result of mass grading of a majority of the Schaefer Ranch property, no plant or wildlife species or habitats exist on the site. As required by Mitigation Measure 1996 EIR C.6.1, a preconstruction survey was completed for burrowing owl by the firm of LSA prior to commencement of grading activities (source: project applicant 8 / 31 / 12) Therefore, approval and construction of the project would not have new or more severe significant impacts on candidate, sensitive or special- status plants or wildlife or their respective habitats beyond those analyzed in the 1996 EIR. b, c) Have a substantial adverse impact on riparian habitat, other sensitive natural communities or federally protected wetlands? No New Impact. No creeks, streams, wetlands or waters of the United States or waters of the state were identified on any portion of the two Subareas in the 1996 EIR. There would be no impacts with respect to riparian habitats, sensitive natural communities or federally protected wetlands. No new or more severe significant impacts would therefore result with regard to riparian habitats, sensitive natural communities or federally protected wetlands than were analyzed in the previous EIR. d) Interfere substantially with movement of native fish or wildlife species? No New Impact. No creeks or streams exist currently on the site so there would be no interference with native fish migration. Proposed residences would be constructed in areas planned and approved for residences and that have been City of Dublin Page 38 Initial Study /Schaefer Ranch Unit 3 October 2015 previously graded to remove suitable habitat for wildlife migration. No new or more severe significant impacts would therefore result with regard to interference of fish or wildlife movement than was analyzed in the 1996 EIR. e) Conflict with local policies or ordinances protecting biological resources? No New Impact. There would be no conflicts and no impacts with any local policies regarding biological resources should this project be approved and constructed. Any trees formerly growing on the site were removed prior to or as part of the mass grading of Schaefer Ranch. No new or more severe significant impacts would therefore result with regard to potential conflicts with local ordinances protecting biological resources than was analyzed in the 1996 EIR. f) Conflict with any adopted Habitat Conservation Plans or Natural Community Conservation Plans? The project site lies within the Eastern Alameda County Conservation Strategy ( EACCS) planning area. The City of Dublin utilizes the Conservation Strategy as guidance for environmental permitting for public projects, and private development projects are encouraged to use the EACCS as a resource as well. The Conservation Strategy embodies a regional approach to permitting and mitigation for wildlife habitat impacts associated with land development, infrastructure, and other activities. The Conservation Strategy is neither a Habitat Conservation Plan nor a Natural Community Conservation Plan, but is a document intended to provide guidance during the project planning and permitting process to ensure that impacts are offset in a biologically effective manner. There would therefore be no new or more severe significant impacts associated with this topic. 5. Cultural Resources Environmental Setting A cultural resources survey of the Schaefer Ranch was undertaken as part of the 1996 EIR. Prehistoric findings were limited to one isolated chert flake and a possible bedrock mortar which were not located on the project site. These finds were not conclusively determined to be of prehistoric origins. The two Subareas are vacant and contain no structures. Schaefer Ranch EIR The Schaefer Ranch EIR contains a number of mitigation measures regarding cultural resource impacts and mitigation measures. Applicable impacts and mitigation measures include: Impact 14A identifies a potential impact with regard to prehistoric resources that may not have been identified in previous cultural resource surveys of the Schaefer Ranch. This impact was reduced to a less- than - significant level by adherence to Mitigation Measure 14.A.1 that required work to stop within a 100 - foot radius of the discovery of any cultural resources and for the City to prepare a work plan consistent with CEQA Guidelines to ensure that such resource is City of Dublin Page 39 Initial Study /Schaefer Ranch Unit 3 October 2015 properly evaluated and treated. If necessary, monitoring of this site by a qualified archeologist may be required. This mitigation measure will continue to apply to the proposed project. Project Impacts a) Cause substantial adverse change to significant historic resource or human remains? No New Impact. No structures exist on the two Subareas so there would be no impact with regard to historic resources. This would not represent a new or more severe significant impact than previously analyzed in the 1996 EIR. b -d) Cause a substantial adverse impact or destruction to archeological, paleontological resources or human remains? No New Impact. Subareas 1 and 2 have been mass graded and no significant archeological, prehistoric, paleontological or Native American remains were discovered. Minimal additional grading would be required for building foundations and trenching for on -site utilities. Based on a discussion with the project representative (pers. comm. D. Chen, 9/ 31 / 12) the depth of such additional grading would be minor, approximately 10 feet into an existing 100 -foot deep fill area, and would not exceed the depths of completed grading activities. Therefore, with adherence to Mitigation Measure 14.A.1, there would be no new or more severe significant impacts with regard to this topic than was analyzed in the 1996 EIR. 6. Geology and Soils Environmental Setting The 1996 EIR noted the presence of several soil and geotechnical conditions on the Schaefer Ranch Site. Colluvial soils, which are composed of clay and silty clay are found in ravines and swales leading to main stream channels. Alluvial deposits are generally located in a drainage course in the northern portion of the Ranch. A large portion of the Ranch was underlain by historic landsides. As noted in the Project Description portion of this Initial Study, the Schaefer Ranch has been substantially graded. Overall grading also remediated identified landslide areas pursuant to oversight by registered geologists. The Schaefer Ranch does not lie within an Earthquake Fault Zone (formerly Alquist- Priolo Special Studies Zone), as documented in the 1996 EIR. Major active faults in the region that influence earthquake susceptibility include the Pleasanton, San Andreas, Hayward, Calaveras, and Greenville Faults. Schaefer Ranch EIR The Schaefer Ranch EIR identified a number of impacts and mitigation measures related to soils and geology. The following are applicable impacts and mitigation measures that will continue to apply to the current project: City of Dublin Page 40 Initial Study /Schaefer Ranch Unit 3 October 2015 Impact 9A identified a significant impact related to mass grading of the Ranch, which would have the effect of removing natural vegetation and wildlife habitat as well as possibly causing landslides and slope failures. Mitigation Measure 9.A.1 required City approval of a grading plan consistent with City standards and that also reduced visual impacts and satisfy geotechnical requirements. Mitigation Measure 9.A.2 required that grading activities be balanced to eliminate the need for off -haul of material. Impact 9B identified a significant impact with regard to slope stability, since much of the pre - project soil conditions exhibited the presence of historic landslides. Mitigation Measures 9.B.1 through 8 reduced landslide and slope stability impacts to a less -than significant level. These measures required remediation of historic landslides, control of surface and subsurface drainage, removal of soils that are susceptible to "soil creep," establishment of setbacks from landslide hazard areas, use of appropriate engineering designs to ensure slope stability and formation of a Geologic Hazard Abatement District to ensure long -term maintenance of slope areas. Impact 9C found a significant impact with regard to erosion impacts of grading activities off of the Ranch. Adherence to Mitigation Measures 9.C.1 through 3 reduced this impact to a less- than - significant level by requiring adherence to a site - specific erosion control plan, implementing erosion control measures during construction and incorporating permanent erosion control measures into the development, including creek bank revetments and slope seeding. • Impact 9D identified an impact with regard to fill settlement. The 41.5 -acre site has already been filled consistent with Mitigation Measures 9.D.1 through 9.D.5. None of the three project subareas are affected by this Mitigation Measure. Impact 9E identified an impact related to expansive and corrosive soils. Expansive soils could damage building foundations and other improvements due to shrinking and swelling of clay soils. Corrosive soils could impact underground utilities, foundations and concrete in contact with soil. Mitigation Measures 9.E.1 through 3 are included in the EIR to reduce this impact to a less - than- significant level. These measures required geotechnical investigations for shrink -swell potential, special foundation designs to deal with expansive soil and control of moisture content to minimize soil shrinking and swelling. Impact 9F identified an impact related to seismic hazards, including strong ground shaking and possible surface rupture. Secondary seismic effects could include landsliding, liquefaction and soil lurching. Adherence to Mitigation Measures 91.1 through 3 reduced seismic hazards to a less - than - significant level. These measures included completing detailed analyses of seismic hazards for individual development projects to evaluate the effects of groundshaking and rupture as well as secondary effects and a determination of specific construction techniques to minimize these effects. The mitigations also required incorporation of earthquake resistant design for all structures and mapping of inactive faults in City of Dublin Page 41 Initial Study /Schaefer Ranch Unit 3 October 2015 the project area and incorporation of remedial measures for inactive faults on project structures. The current project will be required to comply with the above geologic mitigation measures. Project Impacts a) Expose people or structures to potential substantial adverse impacts, including loss, injury or death related to ground rupture, seismic ground shaking, ground failure, or landslides? No New Impact. The potential for impacts related to ground -based seismic hazards, specifically severe ground shaking, ground rupture or other ground failure was addressed in the 1996 EIR (Impact 9F) and adherence to Mitigation Measures 9.17.1 through 3 reduced these impacts to a less -than- significant level. To comply with these mitigation measures, a soils and geology reports were completed by Alan Kropp & Associates (1997) and ENGEO (2004). The reports include specific construction measures to minimize groundshaking, ground failure and landslides that have been followed for previous grading and will be followed for future construction on the subareas. These reports are hereby incorporated by reference into this Initial Study and are available for review at Dublin Civic Center during normal business hours. These measures continue to apply to this portion of the Schaefer Ranch development project. There would therefore be no new or more severe significant impacts with regard to seismic impacts than was analyzed in the 1996 EIR. b) Is the site subject to substantial erosion andlor the loss of topsoil? No New Impact. Refer to Hydrology section 8a for a discussion of this topic. c,d) Is the site located on soil that is unstable or expansive or result in potential lateral spreading, subsidence, liquefaction, landslide or collapse? No New Impact. The 1996 EIR noted Impact 9E, expansive and corrosive soils, within the Schaefer Ranch property. The 1996 EIR determined that with adherence to Mitigation Measures 91.1 through 3, impacts related to unstable and expansive soils, including lateral spreading, liquefaction and similar hazards, were less- than - significant. Similarly, adherence to 1996 EIR Mitigation Measures 9.13.1 through 8 reduced impacts related to landslide and slope stability to a less - than - significant level, as did Mitigation Measures 9.D.1 through 5 related to fill settlement. The current project would be residential and within the development areas included in the 1996 EIR. With adherence to these and other soil and geology mitigations contained in the 1996 EIR, there would be no new or more severe significant impacts with regard to this topic than was analyzed in the 1996 EIR. e) Have soils incapable of supporting on -site septic tanks if sewers are not available? No New Impact. Proposed residences on the site would be connected to sanitary sewers provided by DSRSD, so there would be no impacts with regard to septic systems, as identified in the 1996 Schaefer Ranch EIR. City of Dublin Page 42 Initial Study /Schaefer Ranch Unit 3 October 2015 7. Greenhouse Gas Emissions Environmental Setting Since certification of the EIR in 1996, the issue of contribution of greenhouse gasses to climate change has become a more prominent issue of concern as evidenced by passage of AB 32 in 2006. Because the Schaefer Ranch EIR has been certified, the determination of whether greenhouse gasses and climate change needs to be analyzed for this proposed project is governed by the law on supplemental or subsequent EIRs (Public Resources Code section 21166 and CEQA Guidelines Sections 15162 and 15163). Greenhouse gas and climate change is not required to be analyzed under those standards unless it constitutes "new information of substantial importance, which was not known and could not have been known at the time the previous EIRs were certified as complete (CEQA Guidelines Sec. 15162 (a) (3).) Greenhouse gas and climate change impacts were not analyzed in the prior EIR; however, these impacts are not new information that was not known or could not have been known at the time the Schaefer Ranch EIR was certified. The issue of climate change and greenhouse gasses was widely known prior to the certification of the EIR. The United Nations Framework Convention on Climate Change was established in 1992. The regulation of greenhouse gas emissions to reduce climate change impacts was extensively debated and analyzed throughout the early 1990s. The studies and analyses of this issue resulted in the adoption of the Kyoto Protocol in 1997. In the early and mid 2000s, GHGs and climate change were extensively discussed and analyzed in California. In 2000, SB 1771 established the California Climate Action Registry for the recordation of greenhouse gas emissions to provide information about potential environmental impacts. In 2005, the Governor issued Executive Order # S -03 -05 establishing greenhouse gas emission reduction targets in California. AB 32 was adopted in 2006. Therefore, the impact of greenhouse gases on climate change was known at the time of the certification of the Schaefer Ranch EIR in 1996. Under CEQA standards, it is not new information that requires analysis in a supplemental EIR or negative declaration. No supplemental environmental analysis of the project's impacts on this issue is required under CEQA. Project Impacts a,b Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment or conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? As discussed above, no additional environmental analysis is required under CEQA Section 21166. 8. Hazards and Hazardous Materials Environmental Setting The 1996 EIR noted that several areas of the Schaefer Ranch property were found to contain hazardous and potentially hazardous materials, including areas contaminated with petrochemicals associated with vehicle storage and maintenance, insecticide residue from agricultural operations, refuse disposal sites and several power poles and transformers that could contain PCBs (polychlorinated biphenyls, a potentially hazard substance). City of Dublin Page 43 Initial Study /Schaefer Ranch Unit 3 October 2015 Schaefer Ranch EIR The Schaefer Ranch EIR identified one impact related to hazards and hazardous materials. Impact 15A found that the potential presence of hazardous materials on the Ranch property in close proximity to planned residential and similar uses would be a significant impact. Mitigation Measures 15.A.1 through 4 were included in the EIR that reduced this impact to a less- than - significant level. These measures call for removal of hazardous materials, including electrical transformers with potentially hazardous materials, abandonment and destruction of on -site wells and additional hazardous materials analysis if found on the Schaefer Ranch during construction. These measures have been completed. Project Impacts a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? No New Impact. There would be no impact with regard to transport, use or disposal of hazardous materials, since the proposed project involves construction of a residential development project. Although a normal and customary amount of paint, solvents, lawn care chemicals and similar substances would be used and stored within individual residences on the project site, these would not be used, stored or transported in any significant quantities. No new or more severe significant impacts would therefore result with respect to this topic than was previously analyzed in the Schaefer Ranch EIR. 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? No New Impact. Schaefer Ranch has been graded and filled with approximately 100 feet of fill material in specific areas. Prior to the grading operation, the applicant was required by Mitigation Measure 15.A.1 of the 1996 EIR to remove hazardous materials from the site, remove above - ground electrical power transformer, close existing wells and septic system facilities and assess other hazardous materials on the site. A site investigation was completed by ENGEO, Inc. to fulfill this mitigation measure on June 19, 2008. This letter is hereby incorporated by reference into this document and is available for review at Dublin Civic Center during normal business hours. No new or more severe significant impacts with regard to this topic is therefore anticipated than was analyzed in the 1996 EIR. c) Emit hazardous materials or handle hazardous materials or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? No New Impact. No public schools exist or are planned within one - quarter mile of the project site, based on the document entitled "Demographic Study and Facilities Plan," published by the Dublin Unified School District in October 2004 (Shilts Consulting, Inc.). Adherence to mitigation measures to remove any hazardous materials on the site, as required by Mitigation Measure 15.A.1 contained in the 1996 EIR ensures that there will be no impact with regard to this topic. There are therefore no new or more severe significant impacts with regard to this topic than was analyzed in the 1996 EIR. City of Dublin Page 44 Initial Study /Schaefer Ranch Unit 3 October 2015 d) Is the site listed as a hazardous materials site? No New Impact. The project site is not listed by the State of California Department of Toxic Substances Control as an identified hazardous site as of November 13, 2014. There is therefore no new or more severe significant impact with regard to this topic than was analyzed in the previous EIR. e,f) Is the site located within an airport land use plan of a public airport or private airstrip? No New Impact. The project site is not located near any public airport or private airstrip (source: Alameda County Airport Land Use Compatibility Plan, August 2012). No new or more severe significant impacts would therefore occur with respect to this topic than have been previously analyzed. g) Interference with an emergency response or evacuation plan? No New Impact. The proposed project would include construction of a residential project on private land. No emergency evacuation plan would be affected since no public or private roadways would be blocked. No new or more severe significant impact would therefore result with respect to this topic than were previously analyzed in the 1996 EIR. h) Expose people and structures to a significant risk of loss, injury or death involving wildland fires or where residences are intermixed with wildlands? No New Impact. The project area is located in a substantially urbanizing area, although wildlands do exist north and west of the site. Mitigation Measures 7.3.1 through 7.3.5 contained in the 1996 EIR reduced this impact to a less - than - significant level. These measures required installation of a irrigated border of fire - resistant vegetation with a minimum width of 30 feet, provision of disced fire breaks, use of fire resistant construction materials, provision of adequate emergency access and, as a condition of tentative subdivision map approval, require a fuel management plan to reduce the fire fuel load. With adherence to these measures, which will be required as conditions of the requested land use entitlements, no new or more severe significant impacts with regard to wildland fire have been identified than were analyzed in the 1996 EIR. 9. Hydrology and Water Quality Environmental Setting Local surface water The Schaefer Ranch area drains into two major regional watersheds: Palomares Creek and Dublin Creek. These two are divided by Skyline Ridge. The western portion of Schaefer Ranch, including the project Subareas, are located within the jurisdictions of Zone 2 of the Alameda County Flood Control and Water Conservation District (Zone 2). Zone 2 provides maintenance of regional drainage facilities within this portion of Alameda County. The eastern portion of Schaefer Ranch (east of Schaefer Ranch Road) is located within Zone 7. City of Dublin Page 45 Initial Study /Schaefer Ranch Unit 3 October 2015 Existing drainage facilities As a condition of project approval from the Dublin Public Works Department, the project will be conditioned to meet the requirements of the 2009 Municipal Regional Permit that requires compliance with C.3 surface water quality standards (pers. comm., Jayson Imai, City of Dublin Senior Civil Engineer, 11/20/ 14). Pursuant to the approved Master Drainage Plan, a number of drainage facilities have been constructed on Schaefer Ranch, including but not limited to underground drainage lines, swales and detention and water quality ponds. Groundwater recharge The project Subareas are not located near any major creek and has been filled with approximately 100 feet of earth material that precludes groundwater recharge. The Schaefer Ranch property is not designated for groundwater recharge purposes in the Dublin General Plan. Flooding The most recent Flood Insurance Rate Map for the western portion of Dublin Community Panel #060705 0001B) does not include the Schaefer Ranch property. However, based on discussions with the City of Dublin Public Works Department ( Jayson Imai, City of Dublin, 11 / 20 / 14), the topographic elevation of the two subareas are out of the 100 -year flood plain. Schaefer Ranch EIR The Schaefer Ranch EIR identified the following impacts and mitigation measures with regard to flooding, drainage and water quality. Impact 8.1A noted potentially significant impacts with regard to grading and related impacts on drainage. With adherence to Mitigation Measure 8.1.1 through 8.1.7, this impact was reduced to a less - than - significant level. This measure called for preparation of a master drainage plan for the whole of the Schaefer Ranch property, provision of flood control improvements on and off the site, coordination with other applicable agencies and ensuring design is consistent with applicable drainage design standards. Impact 8.2A noted that increased sedimentation would occur with development of the Schaefer Ranch and would be a potentially significant impact. Adherence to Mitigation Measures 8.2.1, 8.2.2 and 8.2.4 reduced sediment impacts to a less - than- significant level. These measures require preparation and submittal of a water quality report to the City of Dublin, DSRSD, the Regional Water Quality Control Board and Zone 7 that includes specific construction techniques to ensure that less -than- significant impacts would result to surface bodies of water. The mitigation measures also requires the abandonment and sealing of existing on -site wells and septic tanks and provisions for ensuring water quality for any open reservoirs located on the Ranch. These mitigation measures continue to apply to the project. The project is also subject to the requirements under current Clean Water Act and associated implementing regulations enforced by the City of Dublin. City of Dublin Page 46 Initial Study /Schaefer Ranch Unit 3 October 2015 Project Impacts a) Violate any water quality standards or waste discharge requirements? No New Impact. Approval and construction of the proposed project would add impervious surfaces to the two subareas that would increase the amount of stormwater runoff and potentially degrade water quality. This impact was analyzed in the 1996 EIR as Impact 8.2A and, with adherence to Mitigation Measure 8.2.1, this impact was reduced to a less- than - significant level. The project applicant will be required to comply with C.3 surface water quality standards and other water quality regulations normally and customarily enforced by the City of Dublin and other jurisdictions (including but not limited to Zone 7). The project applicant will also be required to continue adherence to this Mitigation Measure for final grading operations on the project subareas. Therefore, no new or more severe significant impacts with regard to water quality standards have been identified in this Initial Study than was analyzed in the 1996 EIR. b) Substantially deplete groundwater recharge areas or lowering of water table? No New Impact. No impacts are anticipated with regard to depletion of groundwater resources, since the proposed water source for this project would rely on surface water supplies from DSRSD and not on local groundwater supplies. No local wells would be used to supply water to the proposed project. The Schaefer Ranch is not designated as a groundwater recharge area as part of the Dublin General Plan. There would be no new or more severe significant impacts with respect to this topic than have been previously analyzed in the 1996 EIR. c) Substantially alter drainage patterns, including streambed courses such that substantial siltation or erosion would occur? No New Impact. Although new impervious surfaces would be added to the project site to accommodate new dwellings, driveways and similar surfaces, this impact was analyzed in the 1996 EIR (see Impact 8.1A, Grading and Impacts on Drainage). With adherence to Mitigation Measure 8.1.1, which requires preparation of a Master Drainage Plan and Mitigation Measure 8.1.6 that requires installation of erosion improvements for unlined drainage channels, among others, this impact was reduced to a less- than - significant level. Much of the project site has been mass graded with approvals of a grading plan and in conformity with the City approved Master Drainage Plan. It is anticipated that additional fine grading would be required to create individual building pads and related improvements. Subsequent grading activities on the site will be required to conform to the approved Master Drainage Plan, C.3 water quality standards and all other mitigation measures contained in the 1996 EIR to ensure that no new or more severe significant alterations to drainage patterns, stream courses or that significant amounts of siltation or erosion would occur. d) Substantially alter drainage patterns or substantially increase surface water runoff that would result in flooding, either on or off the project site? No New Impact. Much of the project site has already been graded based on a mass grading plan and Master Drainage Plan approved by the City of Dublin and other agencies as required by City of Dublin Page 47 Initial Study /Schaefer Ranch Unit 3 October 2015 Mitigation Measure 8.1.1. Additional fine grading that would occur will be required to conform to Mitigation Measure 8.1.1 to ensure that no additional impacts would occur to drainage patterns or stormwater runoff. The developer is also required to adhere to Mitigation Measure 8.1.2 requiring the project developer to install flood control facilities and Mitigation Measure 8.1.5, that requires the developer to undertake additional off -site flooding improvements, as needed. Therefore, no new or more severe significant impacts have been identified in this Initial Study regarding drainage patterns and runoff than were analyzed in the 1996 EIR. e) Create stormwater runoff that would exceed the capacity of drainage systems or add substantial amounts of polluted runoff? No New Impact. The issue of exceeding capacities of drainage systems or increasing the amount of polluted runoff was addressed in the 1996 EIR by Impact 8.1A. Adherence to Mitigation Measure 8.1.2 required the project developer to plan and install necessary flood control and drainage facilities to minimize downstream flooding, including installation of on- site detention facilities. Appropriate storm drain and flood control facilities have been incorporated into the Master Drainage Plan approved by the City of Dublin and other regulatory agencies. The Master Drainage Plan includes local improvements to the local drainage system to minimize flooding and substantial amounts of polluted runoff. The project is also required by the City of Dublin to incorporate Best Management Practices (BMPs) to minimize runoff of polluted drainage (pers. comm., Jayson Imai Public Works Department, 11 / 20 / 14). The applicant has proposed to use an existing area -wide water quality pond west of the project site to ensure compliance with all applicable City and regional water quality standards. Therefore, no new or more severe significant impacts with regard to drainage systems or polluted runoff than was analyzed in the 1996 EIR. f) Substantially degrade water quality? No New Impact. This issue and has been addressed above in item "a." g) Place housing within a 100 -year flood hazard area as mapped by a Flood Insurance Rate Map? No New Impact. Project Subareas lie outside of the 100 -year flood plain and no impacts would occur with regard to placing additional housing units within a 100 -year flood plain (pers. comm., Jayson Imai, 11 / 20 / 14). h, i) Place within a 100 -year flood hazard boundary structures that impeded or redirect flood flow, including dam failures? No New Impact. Refer to item "g," above. No impacts with regard to hazards from dam failure were identified in the 1996 EIR. j) Result in inundation by seiche, tsunami or mudflows? No New Impact. Project Subareas are located well inland from San Francisco Bay or other major bodies of water and would not be impacted by a tsunami or seiche. Adherence to Mitigation Measures 9.B.1 through 8 contained in the 1996 EIR addressed impacts related to protection from landslide and mudflows. The ENGEO soils report addressed the potential for landslide on the Schaefer Ranch and recommended steps to reduce City of Dublin Page 48 Initial Study /Schaefer Ranch Unit 3 October 2015 this potential impact to a less- than - significant level. These steps were incorporated into the mass grading plan for the overall Schaefer Ranch site as required by the Mitigation Measure. No new or more severe significant impacts than were analyzed in the previous EIR are anticipated with regard to landslides and mudflows. 10. Land Use and Planning Environmental Setting Properties comprising the project site areas currently vacant and contain no structures. Project Impacts a) Physically divide an established community? No New Impact. The properties comprising the two Subareas are vacant and are part of the larger Schaefer Ranch residential planned community. A portion of the Schaefer Ranch master plan has been constructed. There are no existing dwellings or residents on the two subareas included in this application. No new or more severe significant impacts would therefore occur with respect to division of an established community should the project be approved. No new or more severe significant impacts would occur with respect to this topic. b) Conflict with any applicable land use plan, policy or regulation adopted for the purpose of avoiding or mitigating an environmental effect? No New Impact. The applicant has requested an amendment to the Dublin General Plan to redesignate land uses on Subarea 1 as described in the Project Description section of this Initial Study. A future General Plan amendment would be required with development applications for development of Subarea 2. If this application is approved by the City, the project would be consistent with the Dublin General Plan, since it would be consistent with the land uses and the density range specified in the General Plan. No other land use plan or policy conflicts would exist and there would be no new or more severe significant impacts to this topic than previously analyzed. c) Conflict with a habitat conservation plan or natural community conservation plan? No New Impact. The project area is not located within a habitat conservation plan area or natural community conservation plan area. See section 4 "f" of this Initial Study. There are no new or more severe significant impacts with respect to conflicts with a Habitat Conservation Plan or natural community conservation plan for this project than analyzed in the 1996 EIR. 11. Mineral Resources Environmental Setting City of Dublin Page 49 Initial Study /Schaefer Ranch Unit 3 October 2015 The 1996 EIR does not identify the presence of significant mineral deposits in the Schaefer Ranch area. Project Impacts a, b) Result in the loss of availability of regionally or locally significant mineral resources? No New Impact. The 1996 EIR does not indicate that significant deposits of minerals exist in the project area, so no new or more severe significant impacts would occur with respect to this topic. 12. Noise Environmental Setting The City defines "noise" as a sound or series of sounds that are intrusive, irritating, objectionable and /or disruptive to daily life. Noise is primarily a concern with regard to noise sensitive land uses such as residences, schools, churches and hospitals. Although noise is controlled around commercial, industrial and recreation uses, community noise levels rarely exceed maximum recommended levels for these uses. Regulatory setting The Noise Element of the General Plan identifies the following primary sources of noise in Dublin: traffic noise from freeways and major roadways within the community and noise generated by the BART line adjacent to the I -580 freeway. The Noise Element identifies the following maximum noise exposure levels by land use type. These standards were contained in the previous Noise Element of the Dublin General Plan, which have since been updated (February 2013), but the noise exposure criteria were in effect at the time this project was submitted and are used for this analysis. Table 1. City of Dublin Land Use /Noise Compatibility Standards (decibels) Land Use Normally Acceptable Conditionally Acceptable Normally Unacceptable Clearly Unacceptable Residential 60 or less 60 -70 70 -75 75+ Lodging Facilities 60 -70 70 -80 80+ -- Schools, churches, nursing homes 60 -70 70 -80 80+ -- Neighborhood arks 60 or less 60 -65 65 -70 70+ Office /Retail 70 or less 70 -75 75 -80 80+ Industrial 70 or less 70 -75 75+ -- Source: Dublin General Plan Noise Element, Table 9 -1 The City of Dublin also enforces an interior noise standard of 45 decibels for residential dwellings. City of Dublin Page 50 Initial Study /Schaefer Ranch Unit 3 October 2015 The major sources of noise near the Schaefer Ranch site is traffic noise from the I -580 freeway, immediately south of the site. The 1996 EIR estimated that the 60 dB Ldn noise contour extended approximately 1000 feet north of the centerline of the freeway Schaefer Ranch EIR The following noise impacts and mitigation measures are contained in the 1996 EIR. • Impact 11A identified construction noise generated by grading of the Schaefer Ranch site as a significant impact. Mitigation Measure 11.A.1 required that existing residents near the Schaefer Ranch be moved off -site during construction, or that grading activities be phased to limit duration of grading. Impact 11B noted that future residents on a portion of the Schaefer Ranch site would be impacted by noise from I -580 and, to a lesser extent, by on -site vehicle noise. To mitigate this impact to a less - than - significant level, Mitigation Measure 11.13.1 required each project developer to prepare and submit a precise noise control plan identifying how City noise exposure levels will be met, including but not limited to building treatments, construction of noise barriers and other techniques. Mitigation Measure 11.B.2 required a redesign of the project where anticipated noise levels would exceed 70 dB Ldn. This impact does not apply to the current project submittal. These mitigation measures continue to apply to the current project. Project Impacts a) Would the project expose persons or generation of noise levels in excess of standards established by the General Plan or other applicable standard? No New Impact. Figure 11 -12 contained in the 1996 EIR indicates that all Subareas lie outside of a future significant noise area, defined as an exterior noise level of 60 decibels or greater (Ldn). Therefore, approval and construction of the proposed project would not expose additional residents or visitors to excessive noise levels. No new or more significant noise impacts would result than have been previously analyzed in the 1996 EIR and no new or additional analysis is required. b) Exposure of people to excessive groundborne vibration or groundborne noise levels? No New Impact. The proposed project would include normal construction methods and techniques typical of single - family dwellings. A majority of site grading has already occurred as part of the overall Schaefer mass grading operation, so remaining construction activities would include fine grading and house construction. Typical construction methods for single- family dwellings do not involve significant groundborne vibration levels, so no impacts are anticipated with regard to vibration. Therefore, no new or more severe significant impacts would result with regard to vibration than were analyzed in the 1996 EIR. c) Substantial permanent increases in ambient noise levels? No New Impact. The 1996 EIR noted that on -site traffic noise would be a minor component of noise on the site City of Dublin Page 51 Initial Study /Schaefer Ranch Unit 3 October 2015 (Impact 11B.). Increases in off -site noise as a result of traffic generated on the Schaefer Ranch was identified as a less - than - significant level (see Impact 11E). The proposed project, if approved, would slightly increase the number of vehicle trips(see Section 15 of this Initial Study, Transportation). The increase in associated vehicle noise on the site would not be substantial. Therefore no new or more severe significant impacts would result than were analyzed in the 1996 EIR. d) Substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project? No New Impact. Future grading and construction activities on the project site are limited to weekdays between 7:30 am and 5 pm by Mitigation Measure 11.A.1 contained in the 1996 EIR. No new or more severe significant impacts have been identified in this Initial Study than were analyzed in the 1996 EIR. e, f) For a project located within an airport land use plan or private airstrip, would the project expose people to excessive noise levels? No New Impact. As noted in the Environmental Setting section, the Schaefer Ranch site is not located near any public or private airports or airstrips and no impact would result with regard to this topic. 13. Population and Housing Environmental Setting The Subareas included in this project are vacant and contain no dwellings. Schaefer Ranch EIR The Schaefer Ranch EIR identified less - than - significant or a beneficial impacts with regard to population growth (Impact 2A), housing stock (Impact 2B), affordable housing (Impact 2C), employment (Impact 21)), jobs /housing balance (Impact 2E), sales tax revenues (Impact 2F), property tax revenues (Impact 2G) and competitive impacts (Impact 2H). No mitigation measures regarding population or housing impacts were included in the 1996 EIR. Project Impacts a) Induce substantial population growth in an area, either directly or indirectly? No New Impact. Approval of the proposed project would increase the permanent population on this portion of the overall Schaefer Ranch project. However, the total number of dwellings within the overall Schaefer Ranch should the project be approved (420 dwellings) would be fewer than analyzed in the 1996 EIR (474 dwellings) and entitled in the current subdivision map (466 dwellings). No impact with regard to substantial population growth is therefore anticipated and no new or more severe significant impacts regarding population growth have been identified in this initial study than were identified in the 1996 EIR. b,c) Would the project displace substantial numbers of existing housing units or people? No New Impact. The project site is vacant and no housing units or people would be displaced should the project be approved. City of Dublin Page 52 Initial Study /Schaefer Ranch Unit 3 October 2015 14. Public Services Environmental Setting The following provide essential services to the community: Fire Protection. Fire protection services are provided by the Alameda County Fire Department. The Department provides fire suppression, emergency medical response, fire prevention, education, building inspection services and hazardous material control. The nearest station to the project site is Station No. 16, located at 7494 Donohue Drive in western Dublin. The original development plan for Schaefer Ranch depicted a site for a future fire station. Subsequently, the Alameda County Fire Department determined that there was no need for a station in this location and the City of Dublin allowed the fire station site to be converted to another land use. • Police Protection: Police and security protection is provided by the Dublin Police Services Department, headquartered at the Dublin Civic Center. • Schools. The Dublin Unified School District provides K -12 educational services. • Library Services: Alameda County Library service. • Maintenance. Maintenance of streets, roads and other governmental facilities is the responsibility of the City of Dublin. The City and related service providers, including the Dublin Unified School District, also charge impact fees on new development, which is generally collected at the time building permits are issued and are used to help off -set project impacts to service providers. Schaefer Ranch EIR The 1996 Schaefer Ranch EIR contains the following impacts regarding public services: Impact 7.3C identified a significant impact with regard to Fire Department emergency response times to the Schaefer Ranch. Adherence to Mitigation Measures 7.3.1 through 6 will reduce this impact to a less - than - significant level. These measures require reservation of a fire station site and staffing of a new fire station in western Dublin, imposition of fire protection measures on future subdivision maps in the Schaefer Ranch and planting of fire resistant vegetation surrounding dwellings on the Schaefer Ranch. • Impact 7.31) identified a significant impact related to meeting response times to the Schaefer Ranch site by emergency vehicles. Individual developments in the Schaefer Ranch will be required to adhere to Mitigation Measures 7.3.1 and 7.3.8 City of Dublin Page 53 Initial Study /Schaefer Ranch Unit 3 October 2015 to reduce this impact to a less- than - significant level. Mitigation Measure 7.3.1 required dedication of a fire station in West Dublin that would contain emergency medical response equipment. Mitigation Measure 7.3.8 requires an educational program to residents focusing on emergency medical response times. • Impact 7.3E notes a significant impact with regard to wildland - structural fires, that would be reduced to a less - than - significant level by adherence to Mitigation Measure 7.3.2 — 7.3.5. This measure requires planting of fire - resistant vegetation between buildings and wildland areas, provide for emergency vehicle access and discing of fire breaks. • Impact 7.3F identified a significant impact with regard to lack of fire hydrants in the Schaefer Ranch area. Adherence to Mitigation Measure 7.3.3, that requires installation of DSRSD- approved fire hydrants within the Schaefer Ranch development. Impact 7.3G noted an impact with regard to an increase of combustible materials on the site. Mitigation Measures 7.3.1 and 7.3.4 require measures such as the use of appropriate materials as part of future construction, including Class A roof material and non - combustible walls, such as stucco, installation of interior fire sprinklers and similar techniques, to reduce this impact to a less -than- significant level. Impact 7.3H noted fire impacts with regard to burning of vegetation on the Schaefer Ranch that would be significant. Adherence to Mitigation Measure 7.3.5 requires that landscape plans for the project exclude high combustion plant species in favor of fire retardant plants. The measure also requires approval of a fuel modification plan to reduce fuel load adjacent to future houses and that perimeter landscaping be irrigated. With adherence to this measure, Impact 7.3H is less -than- significant. Impact 7.3I identified an impact with regard to street and road access into the Schaefer Ranch site for emergency vehicles and to maneuver on the Ranch. Adherence to Mitigation Measure 7.3.6 reduced this impact to a less -than- significant level by requiring roads within the Schaefer Ranch meet fire department design standards, including appropriate road surfaces, maximum gradients, length of cul -de -sac roads and similar items. Impact 7.3J noted potential impacts with regard to life safety impacts with approval of the Schaefer Ranch project, including allowing sufficient time for occupants to escape buildings in the event of an emergency. Adherence to Mitigation Measure 7.3.1, 7.3.7 and 7.3.8 reduces this impact to a less -than- significant level. Mitigation Measure 7.3.1 is described above. Mitigation Measures 7.3.7 and .8 require implementation of an education and self- inspection program for future residents to allow sprinklers to remain in place and implementation of a Community Education Program focusing on medical emergencies. City of Dublin Page 54 Initial Study /Schaefer Ranch Unit 3 October 2015 Impact 7.4A identifies a significant impact with regard to an increase in the number of calls for service based on development of the Schaefer Ranch and the need for additional police staffing and equipment. Adherence to Mitigation Measure 7.4.1 and 7.4.2 reduced these impacts to a less - than - significant level. These measures require the Schaefer Ranch developer to prepare a budget strategy to increase police staffing and equipment to serve the project and that adequate security services can be provided to regional trails in the area by East Bay Regional Park District. Impact 7.4B notes a significant impact with regard to site security in terms of visibility of dwellings and police response times. Adherence to Mitigation Measure 7.4.3 requires police department review of individual development projects to ensure that safety and security components are included in project designs, including proper visibility, access and similar components and reduced this impact to a less- than - significant level. Impact 7.8A identified a significant impact with regard to other municipal services, such as building and safety, engineering, planning, and general governmental services provided by the City of Dublin. Other governmental services are provided by Alameda County, including libraries, welfare and similar functions. Adherence to Mitigation Measure 7.8.1 will reduce this impact to a less -than- significant level. This measure requires that the City of Dublin analyze other municipal service costs to ensure that satisfactory services can be provided as part of a Development Agreement. Impact 7.9A notes a potentially significant impact with regard to the amount of solid waste generated by new land uses on the Schaefer Ranch site. The Schaefer Ranch EIR includes Mitigation Measures 7.9.1 and 7.9.2 to reduce this impact to a less- than - significant level. These measures requires the applicant to furnish the City a "will serve" letter from the solid waste collector confirming that solid waste collection and disposal services are available to serve the project and that commercial portions of the Schaefer Ranch area provide on -site areas for recycling. Impact 7.10A identified an impact with regard to school district boundaries and school facilities. When the 1996 EIR was prepared, neither the Castro Valley Unified School District or the Dublin Unified School District had the capacity to accommodate additional students generated by the Schaefer Ranch development. Adherence to Mitigation Measure 7.10.1 reduced this impact to a less -than- significant level. It requires that, prior to residential occupancy, the City verify that attendance boundaries between the two school districts have been resolved, that the Development Agreement for the project provide for payment of school fees by project developers and that the applicable school district has been consulted with regard to siting of any new schools required to serve the Schaefer Ranch project. This action has been completed. These mitigation measures continue to apply to the currently proposed project. City of Dublin Page 55 Initial Study /Schaefer Ranch Unit 3 October 2015 Project Impacts a) Fire protection? No New Impact.The applicant is required to adhere to Mitigation Measures 7.3.1 through 7.3.8 contained in the 1996 EIR that reduce impacts to the Alameda County Fire Department to a less-than-significant level.These measures have been completed.The proposed project would result in fewer dwellings and a lower resident population than analyzed in the 1996 EIR. Dwelling units that would be constructed under the project approvals will be required to meet current California Building Code and Fire Code standards to reduce the danger of fire. No new or expanded fire stations or other similar facilities would be required to serve the additional dwellings included in this project application.Therefore,no new or more severe significant impacts with regard to fire protection than analyzed in the 1996 EIR have been identified. b) Police protection?No New Impact.Similar to fire protection,the project applicant is required to adhere to Mitigation Measures 7.4.1 through 7.4.3 contained in the 1996 EIR to reduce police impacts to a less-than-significant level.The proposed project has been reviewed by the Dublin Police Services Department to ensure that safety and security features have been included in the project design(pers.comm., Chief McCarthy, Dublin Police Services,8/23/12). The proposed project would also result in fewer dwellings and a lower resident population than analyzed in the 1996 EIR. Therefore,no new or more severe significant impacts with regard to police service than analyzed in the 1996 EIR have been identified. c) Schools? No New Impact. There would be no impacts with regard to school impacts with adherence to Mitigation Measures 7.10A contained in the 1996 EIR. Payment of statutorily mandated impact fees at the time of issuance of building permits will comply with this mitigation requirement. The school district boundary between the Castro Valley Unified School District and Dublin Unified School District has been adjusted to include the entire Schaefer Ranch site within the Dublin Unified School District. Therefore,no new or more severe significant impacts would occur with regard to school impacts than were analyzed in the 1996 EIR. d) Other governmental service, including maintenance of public facilities? No New Impact. Mitigation Measure 7.8.1 contained in the 1996 EIR requires a Development Agreement for the project to ensure that satisfactory financial resources are devoted to other governmental services. A Development Agreement has been approved per the Mitigation Measure. Overall,no new or more severe significant impacts than analyzed in the 1996 EIR would occur with regard to other governmental services. e) Solid waste generation? NI.See item 16"e" and"f," below. City of Dublin Page 56 Initial Study/Schaefer Ranch Unit 3 October 2015 15. Recreation Environmental Setting Project Subareas currently vacant and contains no City or regional parks. The City of Dublin Parks and Recreation Master Plan indicates that local parks are planned to be constructed north of Subarea 1 and a regional trail is planned to extend through the approximate center of the Schaefer Ranch project. The regional trail has been completed and accepted by the East Bay Regional Park District. A staging area for the regional trail has been constructed in the eastern portion of Schaefer Ranch and is currently operational. Schaefer Ranch EIR The 1996 EIR contains the following impacts and mitigation measures with regard to parks and recreation facilities. • Impact 7.6A identified an impact to open space management issues within the Schaefer Ranch, including balancing public use of open space areas and overuse of environmentally fragile areas. Adherence to Mitigation Measures 7.6 -1 requires preparation of an Open Space Management Plan that would identify open space areas, specific issues and funding sources for open space areas. Impact 7.613 notes a potentially significant impact with regard to the need for additional parks within the Schaefer Ranch project to serve the anticipated increase of on -site residents. Mitigation Measures 7.6.2 through 7.6.4 requires the provision of local parks, a regional trail and payment of in -lieu park fees to the City of Dublin for neighborhood and community parks. Park sites offered to the City shall be reviewed for developability as a park in terms of geotechnical considerations, availability of services and other conditions. With adherence to these measures, Impact 7.6B will be less - than - significant. These facilities have been provided. Impact 7.6C notes a potentially significant impact with regard to internal open space, including on -going maintenance, fire suppression, weed abatement, erosion control and slope stability. Mitigation Measure 7.6.5 requires the City of Dublin to impose conditions of approval on specific development projects within the Schaefer Ranch, including ownership of graded slopes with heights of 15 feet or greater, maintenance of access points to open space areas, provision of a permanent management entity for internal and perimeter open space areas. • Impact 7.6E relates to an impact with regard to the proposed regional trail and other on -site trail facilities being consistent with EBRPD standards. Adherence to Mitigation Measures 7.6.8 and 7.6.9 reduces this impact to a less- than - significant level. These measures require the City of Dublin to verify that regional trail facilities and linkages are consistent with EBRPD standards. These mitigation measures continue to apply to the proposed project. City of Dublin Page 57 Initial Study /Schaefer Ranch Unit 3 October 2015 Project Impacts a) Would the project increase the use of existing neighborhood or regional parks? No New Impact. Approval and construction of the proposed project would not increase the use of nearby City and/ or regional recreational facilities from that analyzed in the 1996 EIR, since the total number of dwellings within the overall Schaefer Ranch should the project be approved (420 dwellings) would be fewer analyzed in the 1996 EIR (474 dwellings) and entitled in the current subdivision map (466 dwellings). No recreational facilities are proposed as part of the current project. Therefore, no new or more severe significant impacts with regard to use of parks would occur beyond those analyzed in the 1996 EIR. b) Does the project include recreational facilities or require the construction of recreational facilities? No New Impact. See item "a," above. 16. Transportation /Traffic Environmental Setting The project site is served by Dublin Boulevard, a major east -west arterial road that has been extended into Schaefer Ranch. Dublin Boulevard links Schaefer Ranch with central Dublin as well as providing regional access to the I -580 freeway. North -south access to and from the project site is provided by Schaefer Ranch Road that intersects with Dublin Canyon Road south of the I -580 freeway. Public transit to West Dublin is provided by the Livermore Amador Valley Transit Authority that operates WHEELS, a fixed and demand based bus service in Dublin, Pleasanton and Livermore. The closest bus line to Schaefer Ranch is Route 3 that extends as far west as the intersection of Dublin Boulevard and Silvergate Drive. Route 3 provides fixed weekday and Saturday service to Stoneridge Mall, Hacienda Business Park, the Dublin/ Pleasanton BART station and other points within Dublin. As noted in the Recreation section above, a regional multi-use trail has been constructed within the Schaefer Ranch site and dedicated to the East Bay Regional Park District. A trailhead has also been built. Dublin Boulevard has been designed to accommodate bicyclists (2008 Addendum). Schaefer Ranch EIR The 1996 Schaefer Ranch EIR contains the following traffic and circulation significant impacts and mitigation measures. • Impact 4A identifies a significant impact with regard to additional traffic at the Silvergate Drive/ Dublin Boulevard intersection causing this intersection to operate at an unsatisfactory level of service. Adherence to Mitigation Measure 4.A.1 would reduce this impact to a less- than - significant level and requires developments within the Schaefer Ranch to contribute a fair share contribution to City of Dublin Page 58 Initial Study /Schaefer Ranch Unit 3 October 2015 a traffic signal at this intersection and associated widening of this intersection. This measure has been completed. Impact 4B noted a significant impact with regard to future traffic at the San Ramon Road/ Dublin Boulevard intersection as a result of traffic from Schaefer Ranch. Mitigation Measure 4.B.1 requires the Schaefer Ranch developer to contribute a fair share contribution to widening and improving this intersection to accommodate future project traffic. With such a payment, this impact will be less -than- significant. This mitigation measure has been completed. Impact 4F identified an impact with regard to significant impacts at the Hansen Drive/ Dublin Boulevard intersection as a result of Schaefer Ranch traffic. Adherence to Mitigation Measure 41.1 reduced this impact to a less -than- significant level by requiring the Schaefer Ranch project developer to contribute a fair share portion of the cost of installing a traffic signal at this intersection. This measure has been completed. • Impact 4G identified a significant impact at the Schaefer Ranch /Dublin Canyon Road intersection due to future traffic from Schaefer Ranch. Adherence to Mitigation Measure 4.G.1 reduces this impact to a less -than- significant level and requires the developer to contribute a fair share amount of the cost to signalizing this intersection and to making related improvements to Dublin Canyon Road. • Impact 4H notes a significant impact with regard to future traffic at Schaefer Ranch Road and Dublin Boulevard. Adherence to Mitigation Measure 4.H.1 reduces this impact to a less - than - significant impact by requiring the Schaefer Ranch developer install a traffic signal at this intersection. This measure has been completed. Impact 4L identified a significant cumulative impact with regard to future traffic conditions at Eden Canyon Road /Palomares Canyon Road and a I -580 interchange due to future traffic plus the Schaefer Ranch's contribution to future traffic conditions. Mitigation Measure 4.L.1 reduced this impact to a less -than- significant level by requiring the project applicants to contribute a fair -share portion of future signal costs at the intersection of Eden Canyon Road /I -580 EB ramps and the intersection of Palo Verde Road /I -580 EB ramps. The fair -share contribution shall be determined by a future fee study based on trips using these intersections. Impact 40 identified a potentially significant impact with regard to transit access to the Schaefer Ranch site, specifically that no pubic transit stops exist near the Ranch. Mitigation Measure 4.0.1 requires the City of Dublin to consult with public transit districts to make necessary transit arrangements for future transit provisions. The City shall require a park- and -ride lot, if appropriate, as well as a transit stop, bus turning radii and other facilities to support transit. • Impact 4R identified a significant impact with the provision of pedestrian and bicycle access within the Schaefer Ranch development and with providing City of Dublin Page 59 Initial Study /Schaefer Ranch Unit 3 October 2015 regional linkages to existing bicycle and pedestrian systems. Mitigation Measure 4.R.1 through 4.R.3 reduced this impact to a less - than - significant level by requiring Dublin Boulevard to accommodate bicycles, extending the pedestrian/ equestrian trial under I -580 to connect with Dublin Canyon Road and providing proper signs and markings for trail crossings. These mitigation measures continue to apply to the proposed project. Project Impacts a) Conflict with applicable plans related to the effectiveness of the circulation system, including all modes of travel, including intersections, streets, highways and other components? No New Impact. The proposed project would slightly reduce peak hour vehicle trips to local and regional roads than was analyzed in the 1996 EIR. This would be 18 fewer AM peak hour trips and 18 fewer PM peak hour trips. This is shown on Table 2, below. Table 2. Residential Peak Hour Trip Generation Comparison Land Use Dwelling Units A.M. Peak Hour Trips P.M. Peak Hour Trips Included in 1996 EIR Single Family- detached 400 296 401 Single Family- Attached 74 33 41 Total Trips -- 329 442 Proposed Development Single Family- detached 420 311 424 Total Proposed Trips -- 344 424 Net Change -18 -18 Note: Trip rates based on Table 4 -5 contained in the 1996 Schaefer Ranch EIR, updated by City of Dublin staff (2015). Trip rates as documented in 1996 EIR. There would be fewer peak trips than analyzed in the Schaefer Ranch EIR. Therefore, the proposed project would result in less of an impact to roadways than the project analyzed in the 1996 EIR. As required by various mitigation measures contained in the 1996 EIR, the project developer has installed a traffic signal system at the Dublin Boulevard/ Schaefer Ranch Road intersection as well as paid fair share contributions to improvements at the Silvergate Drive/ Dublin Boulevard intersection, the San Ramon Road /Dublin Boulevard intersection, the Hansen Drive /Dublin Boulevard intersection, the Schaefer Ranch Road/ Dublin Canyon Road intersection, the Dublin Boulevard/ Schaefer Ranch Road intersection and the Eden Canyon Road - Palomares Road/ I -580 interchange. City of Dublin Page 60 Initial Study /Schaefer Ranch Unit 3 October 2015 Based on discussions with the Dublin Public Works Department, the above improvements have constructed, have been bonded for, or fees have been paid to the City as required by the various 1996 EIR Mitigation Measures. Thus, no new or more severe significant impacts beyond those analyzed in the 1996 would result. b) Conflict with an applicable congestion management program, including level of service standards, travel demand measures and other applicable standards? No New Impact. Although the applicant is requesting an amendment to the Dublin General Plan, the project would not generate a minimum of 100 P.M. peak hour vehicle trips, which is the threshold of significance for the local congestion management plan. No new or more severe significant impacts beyond those analyzed in the 1996 EIR would result. c) Change in air traffic patterns? No New Impact. Since the proposed project includes residential uses, it would have no impact on air traffic patterns. No new or more severe impacts would result with respect to this topic than was previously analyzed in the 1996 EIR. d) Substantially increase hazards due to a design feature or incompatible use? No New Impact. Future residential development that would be allowed by the project approvals would be served by existing roadways and access easements that have been designed to City engineering standards and criteria. As identified in the Project Description, the applicant has requested a modification of 1996 EIR Mitigation Measure 4.G.1. Among other requirements, this measure required the project applicant to contribute a fair share portion of financing a traffic signal at the Schaefer Road/ Dublin Canyon Road intersection. Alameda County Public Works Department have submitted documentation that signal warrants in this location have not been met. The project applicant has requested that Mitigation Measure 4.G.1 be modified, but that the project applicant be responsible for improvements at this intersection, including a contribution for a future signal when and if warrants are met. Therefore, no new or more severe significant impacts beyond those analyzed in the 1996 EIR would result with respect to design hazards. e) Result in inadequate emergency access? No New Impact. Dwellings included in the proposed project within Subareas 1 and 2 would be served by existing roads that would provide adequate emergency access. No new or more severe significant impacts with regard to emergency access would occur beyond those analyzed in the 1996 EIR. f) Conflict with policies, plans or programs supporting alternative transportation plans or result in hazards or barriers for pedestrians or bicyclists? No New Impact. The overall Schaefer Ranch project includes features that promotes pedestrian and bicycle use as required by Mitigation Measures 4.R.1— 4.R.3, including allowing bicycle traffic along Dublin Boulevard and including sidewalks along major sidewalks No new City of Dublin Page 61 Initial Study /Schaefer Ranch Unit 3 October 2Q15 or more severe significant impacts regarding alternative transportation modes would occur beyond those analyzed in the 1996 EIR. 17. Utilities and Service Systems Environmental Setting The project site is currently served by the following service providers: • Potable water supply: Dublin San Ramon Services District (DSRSD) • Sewage collection and treatment: DSRSD • Solid waste service: Amador Valley Industries. • Electrical and natural gas power: Pacific Gas and Electric Co. • Communications: AT & T (formerly Pacific Bell). Schaefer Ranch EIR The 1996 EIR contains the following significant impacts and mitigation measures with regard to utilities and service systems. Impacts 7.1A and 7.1B identified significant impacts with regard to lack of a water system on the project site and constraints on water supply. These impacts were reduced to less- than - significant levels by adherence to Mitigation Measures 7.1.1 through 7.1.8. These measures require incorporation of water conservation features into the project, designing and constructing water systems to meet DSRSD engineering standards, construction of a new water reservoir on the site, issuance of a will -serve water service letter from DSRSD, appropriate phasing of the water system and similar elements. Impact 7.2A was identified as a significant impact related to the adequacy of wastewater collection and treatment facilities. Adherence to Mitigation Measures 7.2.1 through 7.2.12 would reduce this impact to a less -than- significant level. These measures require issuance of a "will- serve" letter from DSRSD indicating that adequate wastewater disposal capacity is available, requiring the applicant to update the local wastewater collection system master plan, requires the project developer to obtain wastewater connections from DSRSD, requires use of recycled water for open space areas, requires annexation of the Ranch to DSRSD, requires that all wastewater facilities be constructed to DSRSD engineering standards, requires that treated effluent from the project meet Regional Water Quality Control Board standards and other related items. • Impact 7.2C noted a significant impact with regard to disposal of treated wastewater that will be reduced to a less - than - significant level by adherence to Mitigation Measure 7.2.1, 7.2.2 and 7.2.4. City of Dublin Page 62 Initial Study /Schaefer Ranch Unit 3 October 2015 • Impact 7.21D identified a significant impact with regard to wastewater improvements. Mitigation Measure 7.2.6 reduced this impact to a less -than- significant level. • Impact 7.9A noted a significant impact with regard to solid waste capacity. Mitigation Measure 7.9.1 The above mitigation measures continue to apply to the proposed project. Project Impacts a) Exceed wastewater treatment requirements of the RWQCB? No New Impact. Mitigation Measure 7.2.8 contained in the Schaefer Ranch EIR requires the project to meet treated effluent standards adopted by the Regional Water Quality Control Board. Based on the will -serve letter issued by DSRSD for the overall Schaefer Ranch project, adequate wastewater treatment and disposal capacity exists to serve development planned in the Schaefer Ranch development so that no new or more severe significant impacts would result. The currently proposed project would generate less wastewater than the total number of dwellings and the commercial development originally planned and approved for this portion of the overall Schaefer Ranch development. The local service provider recently documented that adequate wastewater treatment capacity exists to serve the proposed project and would not exceed regional water quality bard discharge standards (source: Stan Kolodzie, DSRSD engineer, 12/17/14). Therefore, no new or more severe significant impacts are anticipated with respect to this topic than were analyzed in the previous EIR prepared for the Schaefer Ranch project. b) Require new water or wastewater treatment facilities or expansion of existing facilities? No New Impact. Water and wastewater extensions from existing utility facilities would need to be constructed to serve the amount of development proposed for the two subareas. According to a representative of DSRSD, the need for increased water, wastewater collection, treatment and disposal facilities from the construction of the proposed project would not result in a new or more severe significant impact than was analyzed in the 1996 EIR document and as contained in current General Plan land use build -out assumptions (source: Stan Kolozdie, DSRSD, 12/17/14). The issue of wastewater treatment facilities is addressed in subsection "a," above. Overall, no new or more severe significant impacts would occur with regard to water and wastewater provision than was analyzed in the 1996 EIR. c) Require new storm drainage facilities? No New Impact. Impacts related to drainage impacts and mitigation measures from the 1996 EIR are contained in Section 8 of this Initial Study. Based on the analysis contained in that section, no new or more severe significant impacts related to storm drainage facilities beyond those set forth in the 1996 EIR have been identified. d) Are sufficient water supplies available? No New Impact. See item "b," above. City of Dublin Page 63 Initial Study /Schaefer Ranch Unit 3 October 2015 e) Adequate wastewater capacity to serve the proposed project? No New Impact. See response to "a," above. f) Solid waste disposal? No New Impact. Adherence to Mitigation Measure 7.9.1 contained in the 1996 EIR reduced the impact to solid waste facilities as a result of the proposed project to a less - than - significant level. This mitigation requires the solid waste provider to issue a will -serve letter prior to issuance of a tentative subdivision map. Based on information provided by Amador Valley Industries, the franchised solid waste and recycle hauler for the City of Dublin, adequate capacity exists in the Altamont Landfill to accommodate the quantity of solid waste generated by this project (per. comm., Karen Brighi, Amador Valley Industries, 7 / 21 / 08). With adherence to Mitigation Measure 7.9.1, no new or more severe significant impacts beyond those analyzed in the 1996 EIR with regard to solid waste would occur. g) Comply with federal, state and local statutes and regulations related to solid waste? No New Impact. The existing service provider will ensure adherence to federal, state and local solid waste regulations should the proposed development applications be approved. No impacts are anticipated in this regard. 18. Mandatory Findings of Significance a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self - sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? No. Potential impacts related to substantial reduction of fish or wildlife species or their respective species, reduce the range or number of endangered plant or animal species or eliminate examples of major period of California history or prehistory on the Schaefer Ranch site area have been analyzed and mitigated in the 1996 Schaefer Ranch EIR. The proposed project would cause no new or substantially more severe significant impacts on biological or cultural resources beyond those identified in the previous EIR. 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). No. Significant and unavoidable impacts have been identified with regard to secondary impacts on native plants, regional pollutant emissions, cumulative loss of open space and cumulative loss of vegetation and wildlife. The proposed project would not result in additional or more severe significant cumulative impacts than have been previously analyzed by the City in the 1996 EIR. c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? No. No such impacts have been discovered in the course of preparing this Initial Study. City of Dublin Page 64 Initial Study /Schaefer Ranch Unit 3 October 2015 Initial Study Preparers Jerry Haag, Urban Planner, project manager Jane Maxwell, report graphics Agencies and Organizations Consulted The following agencies and organizations were contacted in the course of this Initial Study: City of Dublin Luke Sims, AICP, Community Development Director (former) Jeff Baker, AICP, Assistant Community Development Director Michael Porto, Project Manager Kathleen Faubion, Assistant City Attorney Captain Tom McCarthy, Police Services Department Bonnie Terra, Alameda County Fire Department Dublin San Ramon Services District Rhodora Biagton, senior engineer California Department of Toxic Substances Control (DTSC) Website Applicant Representatives Doug Chen, Discovery Builders References Bay Area Air Quality Management District, CEQA Guidelines, 2012 California Department of Toxic Substances Control, website, November 2014 CEQA Addendum to the Schaefer Ranch Final Environmental Impact Report, 2008. Dublin General Plan, City of Dublin, Updated through 2/ 18/ 14 Final Environmental Impact Report for Schaefer Ranch Project/ General Plan Amendment, WPM Planning Team, 1996 Parks and Recreation Master Plan, City of Dublin. City of Dublin Page 65 Initial Study /Schaefer Ranch Unit 3 October 2015 STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of Dublin adopted a Statement of Overriding Considerations for those impacts identified in the Schaefer Ranch EIR as significant and unavoidable (Resolution No. 76 -96, July 9, 1996). The City Council carefully considered each impact in its decision to approve urbanization of the Schaefer Ranch through approval of a General Plan Amendment and the Schaefer Ranch Planned Development Zoning and Land Use and Development Plan. The City Council is currently considering a General Plan Amendment, a PD rezoning amendment and related development applications for Unit 3 of the Schaefer Ranch. More specifically, the project involves a resubdivision of a portion of Unit 3 at the terminus of Dublin Boulevard, known as Schaefer Way. The resubdivision would create 19 residential lots in lieu of six existing lots on the site. The project also involves a modification of Mitigation Measure 4.G.1 contained in the 1996 EIR that required the project developer to pay a fair share of the cost to signalize the Dublin Canyon Road /Schaefer Ranch Road intersection. The proposed action would delete this portion of Mitigation Measure 4.G.1 since it has been documented by Alameda County Public Works Department that signal warrants are not met. The area described above is in Schaefer Ranch and was addressed in the certified Schaefer Ranch EIR. Pursuant to CEQA Guidelines section 15162, the City prepared an Addendum to the 1996 Schaefer Ranch EIR for the current project described above. The Addendum is based on a completed Initial Study that identified no additional significant unavoidable impacts for the current project; however, the Schaefer Ranch EIR identified three significant unavoidable impacts, for which statements of overriding considerations were adopted for the related 1996 project approvals. Pursuant to a 2002 court decision, the City Council must again adopt overriding considerations for the previously identified unavoidable impacts that apply to the current Project.' The City Council believes that many of the unavoidable environmental effects identified in the Schaefer Ranch EIR will be substantially lessened by mitigation measures adopted with the previous approvals and by the environmental protection measures included in the current project design or adopted through the project approvals, to be implemented with the development of the project on the sites described above. Even with mitigation, the City Council recognizes that the implementation of the current project on the above described sites carries with it unavoidable adverse environmental effects as identified in the Schaefer Ranch EIR. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the project have not been mitigated to acceptable levels, there are specific economic, social, 1 "public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v. California Resources Agency 103 Cal. App. 4`h 98. (2002) Page 1 of environmental, land use, or other considerations that support approval of the current project. 2. Unavoidable Significant Adverse Impacts from the Schaefer Ranch EIR. The following unavoidable significant environmental impacts identified in the Schaefer Ranch EIR for future development of Schaefer Ranch apply to the current project. Vegetation and Wildlife, Impact 6E. Secondary effects on native plants and wildlife. Air Quality Impact 12D. Regional pollutant emissions. Cumulative Impact 18.4D. Cumulative vegetation and wildlife impacts. 3. Overriding Considerations. The City Council previously balanced the benefits of the Schaefer Ranch project approvals against the significant and potentially significant adverse impacts identified in the Schaefer Ranch EIR. The City Council now balances those unavoidable impacts that apply to future development on the current project site against its benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the current project as further set forth below. The City declares that each one of the benefits included below, independent of any other benefits, would be sufficient to justify approval of the current project and override the current project's significant and unavoidable impacts. The substantial evidence demonstrating the benefits of the current project are found in these findings, and in the record as a whole for the current project. The current project will further the urbanization of the Schaefer Ranch area as planned through the comprehensive framework established in the original Schaefer Ranch Land Use and Development Plan. The current project provides for approximately 10.26 acres of permanent open space on the west side of Schaefer Ranch that does not currently exist. Future lots that will be allowed by the Project would be of a size and configuration more consistent with other nearby residential lots in Schaefer Ranch. By adding new dwelling units, the Project will assist the City in providing unique lotting opportunities and housing options as set forth in the adopted Housing Element of the General Plan. The project will create new revenue for the City, County, and State through the transfer and reassessment of property due to the improvement of the property and the corresponding increase in value. The project will contribute funds to construct schools, parks, and other community facilities that are a benefit Citywide. Development of the project site will provide construction employment opportunities for Dublin residents. Page 2 of Jeff Balicer From,. Dearbaugh �sSent. Thursday, October 22, 2015 U!")' PVI ro: Jeff Baker„ Am (3earbaugh Subject: Iterri 8,2 PCSR Sdm[aefeF Ranch GPA M l arn uinable to attend the October 27th meeting where this rill be discussed, Ibut II wanted to share my view with the city council regarding the proposed change in zoning frorn 6 estate h0ffleS tO 1.9 sill & farnily homes in Schaefer IRa nch, l oppose this change for the following reasons: Given the current real estate market, the dev6loper should not have any proWCITIS selling these lestatie hoirnes and there is no mm d to increase density other than a desire for short terryi profit maxlmization by the builder which will degrade the appeal of the, development and Dublin. Him and Leslie Dearl-jaugh q,MMEMWAMMMWMMMMW Dublin Ca 94,568 Jeff Elaker From Savitha Senit: T'hursday, Octobeir 22, 201.,5 6,46 MA To: )eff Baker subjelct: Proposed pW') for constructJor at schaefer ranch Regards, SavithaSedur Sent from my iPhone Jeff Bakeir Pront Jeff Baker Sent- Friday, October 23, 2015 4AI PM To- 'Savitha' Subject: RE Prq-,')osed plan for construction at schaefer ran6h Savitha, TI-iank yot,j for your ennail regarding the proposed project at Schaefer Ranch. We will provide your ernaH to th IPl anning Commission for their consideration at the meeting on Octobeir 2T, Thie Planning Commission wiH make a recorriMPridation to the City Council., The City Cot,incd will subs equienfly hoW a publIc hearing to make a final decision regardlng the project. All peqiAe who reir..,eNed notice of the IPl anning Cornmission meeting wrH also receive a noticle of the city councH meeting, Assistant Cornmunity Die velopirneint Director City of Diibiiin 100 Civic Maza, DUbhn, CA 94568 (925) 833-6610 1 Q 925) 833-6628 FAX kit t—ak—etEggj, 1pir .c a I A&A, I!,LGJnxa..,gpy Mission Sta tern ent; The It of IDuIl irn prornotes and supports a high quality of life, er spur a safe and secure environment, and fosters new opportunities. —.1-0rigirW Message From: Savitha 11 Sent,."T"I wirsday, October 22, 2015 6:46 PM To:11eff Baker SuNect- Prairmsed olan fc)ir construction �at schaefer ranj 9 am a resident of the Schaefer IRa nch coo mwwniity residhigat 101.17 MarsihaH Canyon Court Dubkn I will be unatfle to attend the meeting on October 2'7th,, I herf:�by agiree with 0 the staterner-As made opposk% this 1.,,mirqlmsed construction. Pieasie coinsider tKis opposftion (.,)f mine. Regards, SavWha Seflur Sent: from my 0-ione Jeff Balker F'11rol": Rekas ANIMMMOMM Sent. Sunday, October 25, 2015 Mg PM 1. 0. Jeff Bak@T subject. Opposing the proposed plan amendryient and planned develpment zon[ng As a SchaeCer mnch resident I also oppose this plan . Jeff Balceir, Thank You Ketan Bhavan m Dublin, CA 94568 DUBLIIN PLANNING COIAMISSiON Cifty (3,ouncil CharriN ears 100(3,ivic IPla za Dublin CA,94568 I f" E: Project PUPA 2012-00013 Schaefer Hanch Oclidber 13, 2015 Dear Planning. Commission,, Fhark You for allowing kis to express our opirflon matters relating tin OUII` COMInluinity and the city. We have been Schaefer Ranch residents since 2012. We looked at over 50 homes in several Bay Area rifies. including East Dubiin, before s0ecting fts corrimunity. We npprjse� the proposed Gonerall PlIan Amendment and Planned Develloprinent Zonkig f,or seveir,,M reasons: I Building high density, housing on a street with -a down gradient with hits surrounding it can pose a danger to its residents,. 2 Building i.ip to the 19 proposed hornes i�n the planned area will increase the chance of damages and associated risks,, Schaefer Hanch residents will end up indirectly paying for dakns usinq GHAD reserve. 3 With more hornes on the terrain, where there have 1--iistorically been dozens of fands1lides, there i,".; once again an increased risk of danger. 4 There is allso concern about the overall Increase in housing arid no major, plains to build rnore scho6ls to aipport the major influx of resiidwits of school aged children, With gie sattvaiion of hornes fin this city, our children wOi ulfirnately suff�er froM overcrowded schods avid a decreased quMity of education, 5 The increase in housing does not seern to be baianced Vujtthu C()Mr1r3rCial sites to support the residents effectively, This forces residents to sup�p�ort ntf,mr locM business in neighboring cities. 6 Buillding more horries at Schaefer Ranch will heavily irnpar.A the flow of traffic and congestion in this area and ultilmately the ir,,,nfife city, 'Thank YOU for taking the tirrie to present Our ietter, Please keep the Schaefer Ranch Community safe and less i:'Iongesled, Bius,A Regards, Jeff Baker IP'llrol1w IwwmMmIIIImffmmffmqmw,"r Seint., Tuesiday, October 27, 2015 1,156 PM To-, rw'neet.l(ohii@grra� l,cou�iiii; Arun Goel� Iynina.do@gmaPxorn Cc. Caroline Scto, Unda SmWi; Jeff Baker Subject, PLuming Cornrn�ssion tonight-, pWse say no to projects Fie k, (;,Aease forward to Scott NA Man-, I can not find tfls emafl, Foiward nie 11--iis ernaH address please) i UMMMM RE, PLPA 2,01.2-00013 — Schaefer Ranch General Man Amendment, Manned Developrnent Rpzone with related Stage 1, and Stage 2 Development Plan, Site Development lReview, Vesting Tentative Map 8136 to create 19 single-farnfly lots, and a CEQA AddendUrn Dear Dublin Nanning comrn ssioners, I am unableto make qiLe mieeflng tonight (October 27, 20 15) regarding the 5,chaefer Ranch General Plan Amendment as noted above, As you all no there are jot under nine thousand units planned but not buft here in Dublin, This pr, pos,M COrIfel-S absolut6y no align fficant Ibenef ts to the local cornmunity or the city m general and burdens the current Schaeffer residents w&i over development. ln my opinion, professional reports in general, such as Staff Reports should never be accepted but instead should read for inforrnation and artalysis only. In this particular case, the Staff recornmends approvaL ln my opinion this pas flcular Staff recommendation is inappropriate; ft is for the Corr' mission to advise and Council to make that decision Staff should rpmain neutral in fl'ds case particularly where ttm observabte burdens outweigh the benefits, 'deny and,read this email into your, recqf,4, Please Adef 'rhank you, David Bewley Jeff Baker From: Marlene massetti Sent, Tuesday, October ir!rTIUMN TO: Planning Comm ssion subject Re: Reject Schaefer Ranch and Reconsklei Decision Approving 60"rownklomes on Regional in Downtown Dubkn PL,EASE INCLIME AS AN EXHIBITTO YOUR REPORI Dear MWin Manning Commissioners We are quickly dosing the quality of our lives in Dublin and hope as a Planning Commissioner will change this course. Please deny the Schaefer Ranch Project AND reconsider and reject the Regional Street Proposal by Trumark hornest. Sincere0y, Ma ene Massetti dAWAii� Jeff Baker MWANNAMMMam""Ns" From, Nita Ernnianuel SOMMMMMUNMW Sent. Tuesday, October 27, 2015 3-16 PM To, Jeff Baker; Planmng Camn.-ii ssion SubJect: ProJect- PLPA 2012-00013 Schaefer Ranch Attn: Planning Commission., C,ity of'Dut0in I oppose the proposed General Plan Amendmerd and Manned Developnient Zon nq based, on the reasons below: 5 It rnay not be OLA of place to mention that Schaefer Ranch has been built on a site that has reportedly had nearly 60 landslides, Some have alleged that the proJect's developer had to Wast nearly 1, 1 M cubic yards of hard rock, move 9AM cubic yards of dirt, and fill up to 150 feet of soil to build this new residential community, '7, Cotnmercial area l ocated within Schaefer Ranch development has been scrapped, Residents have to drive about 3 miles to get basic amenities, There is no comr-nurifty center with activities like indoor community gather4ig, lndoor' games, swimming pool, e(c, 8, Builder profit optirnizatM seems to be only goal of this p:)posaL By restricting nurnber of units to just one less less than 20, the builder has intelfigently avoideld Inclusibnary Housing Requir rnents and Put)lic Art Provisiort requirernents, 9, The street in Schaefer Ranch L)n� t 3 will be a Phvsfi-,,� Street. 'The maintenance and management of e bes shared by other horne the street MI be by Horne Owners Association, "rhis C0 9t will hav ` tO owners, -rhe resid nts who are not on this street MI still have, to contribute for maintenance and managernent of this private street. Respectfi.Jly, Sunita Emmanuel Resident of Sct'iaefer Ranch Jeff Baker Please vote NO tonight oiii the Schaefeii-, RancJ) rezone a parcell to homes, Let Tne repeat that-Please vote NO[ ,-Dr, Sharon Marts, EcID Genea&s Dublin Ranch N6ghborhood Sent from my Mad W11,11"arn D.1"'hornson 1222 S(talth Strect, Livertuore, CA 94'.551 0(, -,wber17,20J5 Planninti; ("on-unksion City orDuhhIl Re: Age.nda Meier 8, 1 - Schael�,r Ran�,!h Dear Planning (925) 606-6725 Fam- (92 5) 447-1078 Y'44 vmcdl in cw)-e qfi gov My offi ce repr"knils ffic, Fergu,,,,on, Davilla und Fields families, My clicras are ownem of ej!,e.m(°rq that is imputed j3,v tjjQ rj.jj(jvN,3y j4ajyje ScIlaefer Way on proposeti Tct'Itative Map ph ase ".4110w tills Correspondence to act a,-,; confirluation flllat Iny Clients have 110 opposition to t"At swfficcomrnen(a- iti ( i )tjs sct Cosh in the Staff Repoil datuxi Oeober 27, 2015, f'6r tlrc: au rlari:pr al of,'the pr,,�jcd as, long as tjjcr o,,Fapp��,ov I K)rTenwtivc,%Iuj) 8136 f the Schaefer Ranch 1,,Jnit 3 Prqject areadovied. The wily zAlitivi,jal c(ajn,jjejrjt my clients would makc is ftat fficir ej,:sement is tin fiWr a ri"Ilt Of Way fOr r1c,'tadway purfx)scs and f6r tbe construction, uvaintenanceand I- ol-ic.ration of all ul I ifitics in, undtv, over, along, and across the 60' NN,j& As a res�ult, it should be notod that the putential ruture Insiallation of utififics by n')y (Aients Imay impact sutne of the along Schaefer Way st,,eh as sidewalks, trecs, and other utifitivs that could be in"SwIlej ifthe Con"'fitions of-upproval fiorl"cntafive Map 8136 arc nwt. Ifyou rcquite any additio"al J-Ae4m, Contact 0-1c, S)incercly Wilhaw , Th-tmLsoll I Io Jeff Baker From- Ravindira ShairrnamMOMMINURAMMOMP Sient: Tuesday, October 27, 201.5 439 IPM -r o, Jeff Baker Subject: RI FIA 2101.2-0001.3 F rc,) rn Man just anid Ravi Shanina QNMENNINEWAftuiAlin, CA 94568 PlionefININNIMMi sending ernad with following contents to I you want you can also consider sending such an emaill, i wfill also be g6ing to the hearing on Tuesday and give a vvitten ietter with thks content. Profect; FILL A 20.1.2-00013 Schaefer Ranch i oppose the proll,,iased General Plan Amendment and Planned DPveiopment Zoning. 1. Cltyshiouid have sizable number for new Estate Residentiall (0,01 - 0.8 urilts per acres) Units. This will Iheipa Dublin Residents with increased income find an upsjMe home within DuMn, it is necessary to have affordable housing unit in any city,. Simflarly, it is desiralWe to have upscale houses in which rnulti-rnlfllanaires and biHionaires shouild be Milingto move into. 2,, The sfte is perfectly s0ted and plotted for Estate Residential hOLIses- EMiding Singlle Family Homes defies iDp c F i . 0 r Examp kl , one such property is the complicated �driveways that are being proposed in the new plan. One driveway connecting three houses, There are many such features in the new proposal whJO, against the nature of terrain. 3. Building high density housing. on a street with down giradient Mth hills on both sides is dangerous, rn case of street biockallje dire/ Pofice/AmbUlance Mn not bp able to go in, Helicopters will a& not be very useful because of higher elevation on both sides, 4, Schaefer Randh home owners pay for the GHAD, By putting three times (6 to 19) the propose houses the prababiy of any darnage and the associated risi� goes up drastically. Schaefer Ranch home owiners end kip 1.,)ayling the d1airns, So., it N in the interest of Schaefer Ranch Horne owne;s to minimize the rislik... 5, lit may not be aut of place to rnention that Schaefer Ranch has been built on a site that has reportedly had neaiNy 60 landshdes. Sorne have alleged that the project's developer had t lWast nearly 1.11M cubic yards of hard rock, move 94M cubic �vards of dirt, and fill Up tai 150feet of soil to Wld this new resldenfiM community. T ComirnercW al'ea �oicated yvithin Schaefer Ranch deveiopment has been scrapj,,jed, Reskients twve to drive about 3 miies to glet basic arnenities�'Nere is no community center Yvith �Ictivifiies likes indolor community gather�ng, indoor games, swimming plool, etc 8, milder profit OptilillizatiOn siet!rns to be army goal of this PrOPOsaL By restricting nurnk)er of units to just oine Oess kess than 20, thie buflideir has inteVigenfly avoided inclusionarry I..iousiing Requir meirats anid Pubk Art ProvWiion requ'll"erimenM 9a The street in Schaefer Ranch Unit 3 wiii, be a Private Street. The maintenance and rnainagernent of the street wih be by I-Iorne ' Ow, n s Association, "T'Ns cost 8 ii1i have to be shared by other horne owniers.1"he residentswlho are not Ow"i this stre(�t MH still have to coirqribUte fair rnaMteinance and rnanafg,emerit of this private street, N RESOLUTION NO. 15 -13 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL NOT APPROVE THE GENERAL PLAN AMENDMENT, PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN, SITE DEVELOPMENT REVIEW, VESTING TENTATIVE MAP AND CEQA ADDENDUM FOR SCHAEFER RANCH UNIT 3 WHEREAS, the Applicant, Schaefer Ranch Holdings LLC (Discovery Builders), proposes a General Plan Amendment to change the land use designation on a 17.30 acre site from Estate Residential (0.01 to 0.8 units) to 7.04 acres of Single - Family Residential (0.9 -6.0 units /acre) and 10.26 acres of Open Space, consistent PD- Planned Development rezoning with Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8136 to allow development of 19 single - family detached homes. The proposed development applications are collectively known as the "Project "; and WHEREAS, the site is located at the western terminus of Dublin Boulevard; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an Addendum to the environmental impact report that was certified by the City in 1996 (Schaefer Ranch Project/General Plan Amendment Environmental Impact Report, State Clearinghouse No. 95033070); and WHEREAS, a Staff Report, dated October 27, 2015 and incorporated herein by reference, described and analyzed the Project for the Planning Commission; and WHEREAS, the Planning Commission reviewed the Staff Report at a noticed public hearing on October 27, 2015 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear and consider the Addendum, all said reports, recommendations and testimony and used its independent judgment to evaluate the project prior to making its recommendation. NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission hereby recommends that the City Council not adopt the project approvals which include the General Plan Amendment, Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Maps, and Addendum for Schaefer Ranch Unit 3 based on the following: 1) Lack of community benefit to create the additional 13 lots; 2) Desire to maintain the diversity of housing types in Dublin and these estate lots would further that diversity; 3) No provisions for Inclusionary Housing or Public Art within the 1 proposed project; 4) Changed circumstances with the schools since Discovery Builders entered into a School Mitigation Agreement; and 5) potential effects on the CHAD. PASSED, APPROVED AND ADOPTED this 27th day of October 2015. AYES: Goel, Bhuthimethee, Mittan NOES: ABSENT: Do, Kohli ABSTAIN: ATTEST: Assistant Community Development Director Planning Commission Chair 2 DRAFT DRAFT Planning Commission Minutes Tuesday, October 27, 2015 CALL TO ORDER /ROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, October 27, 2015, in the City Council Chambers located at 100 Civic Plaza. Chair Goel called the meeting to order at 7:00 p.m. Present: Chair Goel; Commissioners Bhuthimethee and Mittan; Jeff Baker, Assistant Community Development Director; Kit Faubion, Assistant City Attorney; Mike Porto, Consulting Planner; and Debra LeClair, Recording Secretary. Absent: Vice Chair Kohli and Cm. Do ADDITIONS OR REVISIONS TO THE AGENDA — NONE MINUTES OF PREVIOUS MEETINGS — On a motion by Cm. Mittan and seconded by Cm. Bhuthimethee, on a vote of 3 -0 -2 with Vice Chair Kohli and Cm. Do being absent, the Planning Commission approved the minutes of the October 13, 2015 meeting, as amended. ORAL COMMUNICATIONS — Marlene Massetti, Dublin resident, spoke in opposition to the Trumark /Regional Street project which was approved by the Planning Commission at the October 13, 2015 meeting. She asked the Planning Commission to reconsider their approval. She was concerned with additional residential units in Downtown Dublin and their impact on traffic, schools, parking and quality of life. Jeff Baker, Assistant Community Development Director, stated that Councilmember Gupta has appealed the Planning Commission approval of the Trumark /Regional Street project to the City Council and the appeal is tentatively scheduled to be considered on November 17, 2015. CONSENT CALENDAR — NONE WRITTEN COMMUNICATIONS — NONE PUBLIC HEARINGS — 8.1 PLPA 2012 -00013 — Schaefer Ranch General Plan Amendment, Planned Development Rezone with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8136 to create 19 single - family lots, and a CEQA Addendum Mike Porto, Consulting Planner, presented the project as outlined in the Staff Report. Chair Goel asked who will maintain the open space mentioned in the Staff Report. Mr. Porto answered that the open space will be maintained by the Geologic Hazard Abatement District (CHAD) and pointed out the area. 41tanning Commission Oclor)e-r 27,2015 (kgjukaa `JOAleeliwaif (Page DRAFT Chair Goel asked for an explanation of the CHAD. DRAFT Mr. Porto answered that the GHAD fee is included on the tax bill and is paid by the homeowners in the general area. Chair Goel asked if the "general area" would be defined as Schaefer Ranch or would it be specifically for the 19 homes in the proposed project. Mr. Porto answered that the GHAD would include all of Schaefer Ranch. Chair Goel asked how many homes are included in the CHAD. Mr. Porto answered that, if the proposed project is approved, there will be 419 homes. Chair Goel asked if the City received any comments from the 419 residents. Mr. Porto responded that there is a SB 343 document on the dais which includes approximately 10 emails from residents regarding the proposed project. Mr. Baker mentioned that there are three emails that were requested to be read into the record. Chair Goel asked if the open space was connected to any public trails. Mr. Porto answered that the proposed open space is not connected to any trails but there is connectivity in other portions of Schaefer Ranch. He stated that, in other portions of Schaefer Ranch, there are connections to East Bay Regional Parks District ( EBRPD) trail system through the open space GHAD area. There is also an EBRPD staging area at the corner of Marshall Canyon Road and Dublin Blvd that is connected to their trail system to the north, and into the canyons. Cm. Bhuthimethee asked, since the proposed open space will be private, if it will have any public access. Mr. Porto answered no; the resource agencies have been strict regarding the type of access granted to these areas and what type of separation there will be. He stated that this was all part of negotiations which were done a long time ago. He stated that the resource agencies became involved and redistributed the land uses in the area and decided what land should be saved and a lot of land went into open space category that was not originally planned in that way. Cm. Bhuthimethee asked if the proposed open space is private open space and the public will not have access to it. She felt it would be good to have the land preserved. Mr. Porto answered yes. Chair Goel asked if the open space was a part of any mitigation. Mr. Porto answered no. 41tanning Commission Oclor)e-r 27,2015 (kgjukaa `JOAleeliwaif (Page I 3 DRAFT DRAFT Chair Goel asked if, prior to the proposed design, the area that was designated by the resource boards as open space was originally part of the 6 Estate Residential sites, how was the open space protected at that time. Mr. Porto answered that the open space designation did not have anything to do with the 6 Estate Residential sites but was included in other areas of Schaefer Ranch. Chair Goel stated that the proposed project is requesting a reduction in the Estate Residential acreage from 17 acres to 7 acres and converting 10.2 acres to open space. Mr. Porto stated that the proposed project is not required open space. He stated that the resource agencies did not require the proposed open space to be dedicated for any reason or preserved for any reason. He added those areas have already been defined in Schaefer Ranch; they have been dedicated and improved and the resource agencies are in support of that. Chair Goel asked why the proposed open space area will be private open space, will have no access to a trail system, but will be protected. Mr. Porto answered that there would be no reason to utilize the area because it is rolling hills with no direct access to public streets. He stated that this area is similar to open space in other communities within Dublin. Chair Goel restated that there is no opportunity for pedestrians to access the proposed open space area. Mr. Porto pointed out the area on the map that shows the lands that are outside the City of Dublin and privately owned; there are no public trails from the area that was pointed out. Chair Goel asked if there will be access from the north and south of the project. Mr. Porto pointed to an area of dedicated open space, controlled by resource agencies, and was required as part of the mitigations for Schaefer Ranch. He also pointed out Mr. Otto Schaefer's property on the slide. Chair Goel asked if there is an opportunity for public access in the open space area north or south of the project. Mr. Porto answered that there is a steep hillside with graded V- ditches and there would be no purpose to be there because it leads to nowhere. Chair Goel asked if the proposed project was located near any landslide areas. Mr. Porto answered that the landslide area is in an already developed area of Schaefer Ranch. Chair Goel asked where the nearest trail would be to the proposed 19 units. Mr. Porto pointed out the nearest trail on the slide. 41tanning Commission Oclor)e-r 27,2015 (kgjukaa `JOAleeaa "aaif (Page 184 DRAFT DRAFT Cm. Mittan felt that there should be a benefit for increased open space in the project, but felt that the developer was not taking buildable land and creating open space, which would be a benefit, but, the proposed project is only taking an unbuildable area and creating open space where they would not be able to build anyway. Mr. Porto answered that the proposed project has an existing graded slope which is currently in larger lots. The proposed project would change the designation to open space. He felt that the area was probably not buildable because it was too steep and would not sustain additional grading without violating the grading ordinance as being too steep. The area that has been re- designated as open space would not be developable. He stated that the area could have been a back or side yard for the estate lots. Cm. Mittan felt that there was quite a lot of retaining wall usage on the lots in order to allow buildable lots. Mr. Porto answered yes; in some places. Cm. Mittan asked if the developer has paid any school fees for the project. Mr. Porto answered none at this time. He stated that the school district has known about the site for approximately three years with no particular comment on this issue. He stated that the Schaefer Ranch /Discovery Builders built the EBRPD staging area, the School of Imagination and the community park, as well as providing inclusionary housing in the development, all as community benefits. Mr. Baker added that Schaefer Ranch /Discovery Builders helped fund the Heritage Park. He stated that any further questions regarding the school impact fee payments should be directed to the Applicant. Cm. Mittan asked if the Applicant will use the .6 student per household calculation for the DUSD allotment and if they have held discussions with DUSD. Mr. Baker referred Cm. Mittan to the Applicant. Cm. Bhuthimethee asked if there are any restrictions on how the 6 estate residential lots can be developed Mr. Porto answered that there are standard development guidelines that are part of the original Planned Development (PD) for the area which would have to be followed regarding setbacks and building heights, etc. But the proposed project is consistent with the PD and there is no uniqueness to this area or the estate lots category in the existing PD. Cm. Bhuthimethee asked if the estate lots remained estate lots, could the residents create a golf course, a vineyard or something else on their lot, and would there be any restrictions. Mr. Porto answered yes; there are restrictions. The size of the house and site coverage issues are covered in the PD and the allowable coverage area is generous for estate lots. The homes could cover up to 35% of the lot and 35% of a 24,000 sf lot is a very large house. If the homeowners wanted to add swimming pools and vineyards that would be considered landscaping and they can landscape their yards however they wanted. 41tanning Commission Oclor)e-r 27,2015 (kgjukaa `JOAleeliwaif (Page I 85 DRAFT DRAFT Cm. Bhuthimethee asked if there are no restrictions on leaving part of their estate lot undeveloped. Mr. Porto answered no; there are no restrictions. Cm. Bhuthimethee asked if there would also be no restrictions if the zoning were changed to single - family residential. Mr. Porto answered that there would still be no restrictions. Cm. Bhuthimethee asked for an explanation of a Statement of Overriding Considerations. Kit Faubion, Assistant City Attorney, explained that, under CEQA, an environmental review is done to identify environmental impacts and mitigation measures that will resolve the impacts. She stated that, in some cases, impacts are identified and even if mitigated, the impact won't be reduced to the level of significance, and in those cases, CEQA requires that the project can still be approved but a statement of overriding considerations must be adopted stating how they balance the unavoidable impacts against the benefit. Chair Goel asked if all 6 estate parcels are considered developable and if the project was not approved, can the developer still build the 6 estate units. Mr. Porto answered yes; they are legal lots. Chair Goel asked if the grading has been completed. Mr. Porto answered yes; the majority of the grading has been done. Chair Goel opened the public hearing. Marlene Massetti, Dublin resident, spoke in opposition to the project. She felt that the proposed project is of no benefit to the community. She was concerned that the proposed project includes 19 units instead of 20 therefore the developer avoided paying in lieu fees for affordable housing and public art. She felt that there was no intent to provide a benefit to the community. She was concerned that 19 more homes will add to the overcrowding of Dublin. She asked that the Planning Commission deny the project. Razi Sharma, Dublin resident, spoke in opposition to the project. He was concerned with the lack of estate homes in the City and that there should be a wide range of properties. He felt it would be good to have billionaires living in Dublin, and that the area is perfectly suited for estate homes but building single - family homes defies logic because the area is very dangerous. He was concerned with shared driveways and the line of site. He was also concerned with traffic and the impact of the other residents paying the GHAD to maintain the open space and it would not be accessible for the general public. He asked that the Planning Commission deny the project. Chair Goel read into the record the following comments: Dear Dublin Planning Commissioners, 41tanning Commission Oclor)e-r 27,2015 (kgjukaa `JOAleeliwaif (Page I 6 DRAFT DRAFT I am unable to make the meeting tonight (October 27, 2015) regarding the Schaefer Ranch General Plan Amendment as noted above. I know that you all understand that my failure to be at your meetings or for that matter the failure of others is not an implied consent or an agreement with the proponents or the Staff. I have appeared for over 25 years before the Council and Commission and in that context, have gained an appreciation for the processes involved in land use decision making. So as to this particular proposal, to convert 6 Estate Residential lots to 18 residential lots and create a 19th lot on a different street which are not currently vested is inappropriate given the overdevelopment which, as a matter of fact, not opinion, exists in our City today. As you all know there are just under nine thousand units planned but not built here in Dublin. This proposal confers absolutely no significant benefits to the local community or the city in general and burdens the current Schaeffer residents with over development. Considering overdevelopment: Where is the established need and where is the benefit conferred to anyone other than those who will benefit by selling more homes? There are only burdens ......... no significant benefits with this proposal that appear in the Staff Report. For example: 19 units added give a benefit to the builder not the City as it is below the20 unit threshold for acquiring a payment in lieu fee for such projects as the Public Art Fund, affordable housing and some other factors that I am sure I am not considering at the present time. Another example: Open space is not increased by 10 acres but shifted to an area that is not available to the public. That is really a burden, as someone will have the burden of care and the public gets nothing of value. Increasing open space in Schaefer Ranch is a falsehood and in my opinion, a misrepresentation of fact. Over my 25 years of participating and viewing the many projects before this City I have read many detailed Staff reports. The staff is comprised with professionals it is true, but I have noted on numerous occasions in the past 25 years errors, failures of understanding, and even inappropriate bias in their reports . You should understand that this is true for other cities too, as well as for other professions. In particular I can factually document many of the errors and biases over this 25 year time period as well as very good reporting by the Staff which is not important at to this matter however. In my opinion, professional reports in general, such as Staff Reports should never be accepted but instead should read for information and analysis only. In this particular case, the Staff recommends approval. In my opinion this particular Staff recommendation is inappropriate; it is for the Commission to advice and Council to make that decision. Staff should remain neutral in this case particularly where the observable burdens outweigh the benefits. Please deny and read this email into your record or include as an exhibit. Thank you, David Bewley I respectfully request the planning commission not approve any non - vested projects proposed this evening. There is absolutely NO benefit to our city from these projects. Why is staff recommending approval of this project? The staff report identifies no benefits to the city, yet staff recommends approval. I believe our city Staff should remain neutral on projects and 41tanning Commission Och)&-r 27,2015 DRAFT DRAFT not try to tip the scales in favor of more development when residents everywhere are complaining about excessive growth, terrible traffic, and overcrowded schools. Respectfully, Kerrie Chabot, 16 year resident Task Force Committee appointee Please vote NO tonight on the Schaefer Ranch rezone a parcel to homes. Let me repeat that - Please vote NO! My family moved to Dublin in 2003 with cows behind our home and the expectation of always having a seat in an "uncrowded" public school classroom whether there were homes behind us or cows in the future. I have seen our tremendous growth in the Bay Area -- especially those who work in Silicon Valley. I recognize that Dublin is an affordable place for newcomers who commute from here by car or train -- or who work here. But in good conscience, can you really feel like you are doing a new Dublin resident a favor if you give them a home and then force their kids and veteran Dublin residents into an overcrowded classroom? My family feels that the explosive (and irresponsible) growth and poor planning to align educational needs with a growing population for our city makes those of us who selected Dublin years ago feel like Dublin has done a "bait and switch" on us. Our family is now actually considering a plan to leave here before our younger kids reach high school. I'm sure we will have no trouble selling our home to another person who is unaware of the grave state our city has come to with lack of planning for growth, I feel sad for people buying a new home not knowing the details behind the community that they are joining - -one that is making overcrowding the "new normal ". Not only that that, they might come to sense their presence is less welcoming with every new tract of homes your planning commission forces through. -Dr Sharon Marts, EdD Gleneagles Dublin Ranch Neighborhood Doug Chen, Discovery Buildings, Applicant, indicated he was available to answer questions. Cm. Mittan asked about the Applicant's conversation with DUSD regarding the impact of the proposed project to the school district. Mr. Chen stated that there was an agreement with DUSD before Schaefer Ranch Holdings purchased the property. They have continued to amend that agreement to include higher levels of fees that were previously agreed to. He stated that there are three tiers to the school fees based on the number of units (1 -150 units, 151 -300 units, and 301+ units) and they are currently paying the highest fee. Cm. Mittan asked if the calculation of .6 students per household was used in their agreement. Mr. Chen stated that, regardless of what the calculation is, they agreed to pay fees at the higher density tier. 41tanning Commission Oclor)e-r 27,2015 (kgjukaa `JOAleeliwaif (Page DRAFT DRAFT Cm. Bhuthimethee felt that all previous benefits were negotiated for other parts of the Schaefer Ranch and asked if there have been any new benefits negotiated for the proposed project. Mr. Chen answered that during the discussion of fees for building the School of Imagination and dedicating additional open space, it was always contemplated that they would be adding more units, and as more units are added there would be additional fees. Chair Goel stated that he will ask the questions brought up by the public and asked the Applicant to respond. He asked if the 6 estate units planned were considered vested. Mr. Chen responded that the 6 estate units were vested under the first final map. He stated that a lot of those areas are sloped and therefore not buildable. He was concerned that the current residents have built onto those slopes with hardscape and landscape features. He felt it was reasonable to reduce the estate residential acreage to 7.04 acres of single - family residential because the building pads for those 6 estate homes have already been created; there will be no more grading of the slope. He stated that those same building pads will now accommodate 19 single - family homes. Chair Goel asked about shared driveways and line of site that was mentioned by one of the speakers. Mr. Chen stated that those driveways were designed by a licensed civil engineer, as well as extensive review by Public Works and the Fire Department to ensure that the access is within the grading tolerance for the fire access requirement. He stated that there is a preliminary grading plan in the Staff Report that shows driveway slopes which was reviewed by Public Works and the Fire Department. Chair Goel asked about the Applicant's motivation to eliminate the estate homes when there are few homes of that type within Dublin. Mr. Chen responded that they did a market analysis and it was determined that there is currently no market for estate homes in the area. He stated that the price is already high for the single - family homes, and estate homes would be far more expensive and would limit affordability to a select few. Chair Goel asked Mr. Chen to address the comments regarding the community benefit. Mr. Chen felt they have worked extensively with the City in providing parcels within Schaefer Ranch for semi - public use when they were previously zoned for commercial use; they built the School of Imagination on one parcel, which is definitely a benefit for the community and parcel K remains semi - public and will be put to use at some point in the future; the contribution to the Heritage Park; the 10 acre parcel of open space in the proposed project; the EBRPD staging area and the trails that have been built. He stated that Schaefer Ranch is approximately 500 acres and they can build 474 homes with approximately 300 acres set aside for open space. They also purchased another 250 acres for conservation research. He felt that they have provided sufficient benefits to the community. He stated that not all open space parcels are open for public use but there are trails throughout the open space and the remaining open space is set aside as conservation easement for biological resources. He stated that the general public cannot access those parcels but setting aside parcels for biological resources is still considered a benefit to the overall community. 41tanning Commission Oclor)e-r 27,2015 (kgjukaa `JOAleeliwaif (Page I 89 DRAFT Chair Goel closed the public hearing. DRAFT Cm. Bhuthimethee was concerned about adding more units and how that would benefit the community. She stated that projects are reviewed, not just for how they will affect the immediate community, but for all of Dublin. She stated that, in reviewing the staff report, she felt that there was not a lot of reason to approve it. She felt that there should be estate residential in Dublin and that this was an appropriate place for it. She felt that there is a lot of merit in designating open space as biological resources; however, with estate residential she felt it was unlikely that the homeowners would develop the entire parcel because some of it would not be buildable and would remain open space. She suggested that the City Council take into account the Statement of Overriding Considerations when reviewing the project. She stated that after reading the staff report she did not review the project plans and felt that the project was not worth it. Cm. Mittan felt that the homes seemed generic and had a problem with the design because he wants Dublin to hold the builders to a higher standard of quality. He felt that Dublin is lacking in estate homes and just by calling them "estate homes" does not make them mansions. He felt that a 4,000 -5,000 square foot home is not out of the question for the area. He asked for the size of the largest home in Schaefer Ranch. Mr. Porto answered that the largest home in Schaefer Ranch is approximately 5,000 square feet. Cm. Mittan felt that a 5,000 square foot home is an estate home. Cm. Bhuthimethee stated that Mr. Porto mentioned that there would be the possibility of a much larger home on the estate parcels. Cm. Mittan felt that Dublin needs more estate type homes but that the developer would rather build smaller single - family homes that will sell more quickly, than hold on to property indefinitely. He felt that the community wants diversity in the home stock and that Dublin does not have it at that end of the market. Chair Goel was concerned with the increased liability and risk on existing community members regarding GHAD and felt they may not understand the significant burden to them. He felt that open space should add a natural resource or a human benefit, but that is not the case in the project. He felt that there would be an additional burden on the schools and that even though the developer had conversations with DUSD in the past, things have drastically changed. He stated that he could be in support of the project if the developer stayed with the 6 estate units. He was concerned with the affordable housing and public art issue with only 19 homes in this project and felt that the public comment was clear about that. He stated that he respects and understands the various contributions made by the developer in the past, but today is now. He felt that estate homes would be welcome and might also provide an opportunity for some custom homes in Dublin. On a motion by Cm. Chair Goel and seconded by Cm. Bhuthimethee, on a vote of 3 -0 -2, with Vice Chair Kohli and Cm. Do being absent, the Planning Commission denied: 41tanning Commission Oclor)e-r 27,2015 (kqj ka Aleelialif (Page 190 DRAFT DRAFT Ms. Faubion stated that it would be helpful if the Planning Commission provided some guidance to the City Council stating the main reasons for not recommending the project, which are: 1) Lack of community benefit; 2) Maintain a diversity of housing types; 3) The potential effects on the CHAD; 4) Times have changed since the developer made the agreement with DUSD; and 5) No affordable housing or public art benefit. Ms. Faubion stated that Staff will prepare a resolution for the City Council indicating that the Planning Commission recommends denial of all 4 actions. RESOLUTION NO. 15 -13 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL NOT APPROVE THE GENERAL PLAN AMENDMENT, PLANNED DEVELOPMENT REZONE WITH RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN, SITE DEVELOPMENT REVIEW, VESTING TENTATIVE MAP AND CEQA ADDENDUM FOR SCHAEFER RANCH UNIT 3 NEW OR UNFINISHED BUSINESS — NONE OTHER BUSINESS - NONE 10.1 Brief INFORMATION ONLY reports from the Planning Commission and /or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 10.2 Chair Goel mentioned a memo from Ms. Faubion regarding the City's Ex -Parte Communication Policy and asked if she would be providing instructions. Ms. Faubion stated that she anticipated having a brief presentation as a part of the appeal of Grafton Plaza Tentative Parcel Map at the November 10, 2015 Planning Commission meeting. Mr. Baker stated that if the Planning Commissioners have questions about the policy then they should talk about because it addresses their interactions in advance of that meeting. Ms. Faubion gave a brief overview of the City's Ex -Parte Communication Policy. ADJOURNMENT — The meeting was adjourned at 8:13:32 PM ATTEST: 41t aaaa inn Commission (kgjukaa" Aleelaa f Respectfully submitted, Planning Commission Chair DRAFT Jeff Baker Assistant Community Development Director G:MNUTESI20151PLANNING COMMISSIOM 10.27.15 DRAFT PC MINUTES.docx DRAFT 41tanning Commission Oclor)e-r 27,2015 (kqjuka Nleelillw (I'age �� 92