HomeMy WebLinkAbout6.1 TrumarkHomesGPA
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CITY CLERK
File # D~~[Q]-f3l~ .
AGENDA STATEMENT
"CITY COUNCIL MEETING DATE: May 14, 1996
SUBJECT:
EXHIBITS ATTACHED:
RECOMMENDATION:
1ft
FINANCIAL STATEMENT:
PROJECT DESCRIPTION:
PUBLIC HEARING Tnnnark Homes General Plan
Amendment (P A95-029) ~
Report Prepared By: Jeri Ram, Associate Planner wr
Exhibit A:
Resolution Approving General
Plan Amendment
Background Attachments:
/ Attachment 1: Draft Site Plan
( Attachment 2: City Council Staff Report on
Feasibility of General Plan
Amendment.
Expanded Initial Study and
Mitigated Negative
Declaration.
Mitigation Monitoring
Program.
" / Attachment 3:
/ Attachment 4:
I) Open Public Hearing
2) Receive Staff Presentation and Public Testimony
3) Close Public Hearing
4) Deliberate
'5) Adopt Resolution (Exhibit A)
No financial impact.
A General Plan Amendment to change the General Plan Land Use Designation from
"Transportation Corridor" to "Medium Density Residential" (permitting development at
approximately 6.1 - 14 units per acre) on the 8.9:!: acre site (APN 941-Q205..oo6-10).
Attachment 1 is a draft Site Plan" of the Project.
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COPIES TO: Trumark Homes
Southern Pacific Railroad
In House Distribution
ITEM No.M
STAFF REPORT SUMMARY:
AMitigated Negative Declaration, Mitigation Monitoring Program and General Plan
Amendment have been prepared for the subject project. The Mitigated Negative
Declaration has found that all environmental issues can be mitigated to a level of
insignificance. The feasibility of the General Plan Amendment has been determined in a
previous staff report, approved by the City Council. The Planning Commission heard
this item at their April 16, 1996, meeting and recommends approval of the project.
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BACKGROUND:
The City Council approved the ibitiation of a General Plan Amendment Study at their
meeting of July 11, 1995. On September 26, 1995, the City Council approved a contract
with Jerry Haag, a Contract Planner to prepare the General Plan Study and environmental
documents.
The process for approval of this General Plan Amendment was to determine if the
General Plan Amendment was feasible; then complete the environmental documentation
and bring it back to the Planning "Commission and City Council' for adoption.
On November 21. 1995, the Planning Commission recommended the feasibility of a
General Plan Amendment to the City Council. On November 28, 1995, the City Council
determined a General Plan Amendment was feasible and dir)ected staff t~ continue the .. _
process towards a General Plan Amendment (Attachment 2 . _
Planning Commission Publk Hearing of April 16, 1996:
The Planning Commission heard this item at their April 16.. 1996, meeting. Concerns
raised by the Planning Commission were in relation to noise and compatibility with the
adjacent industrial uses. At the ponclusion of the public hearing. the Planning
Commission unanimously recommended approval of the environmental documents and
General Plan Amendment.
ANAL YS~S:
Environmental:
An Expanded Initial Study has been prepared in accordance with the California
Environmental Quality Act to assess all potential environmental impacts associated with
the,project (Attachment 3). Major issues analyzed, conclusions and mitigation
recommended in the Expanded Initial Study are as follows:
Land Use Compatibility: The proposed project was generally found to be
consistent with the existing and planned land use patterns, although a number of
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mitigation measures are recommended in the document to ensure that a range of potential
impacts are reduced to levels of !nsignificance. .
Transportation: The project will generate additional vehicles on nearby streets.
A number of mitigation measures are proposed in the Negative Declaration, including
payment of Traffic Impact Fees, installation of required street improvements, additional
coordination of design with the Public Works Department, to reduce such impacts to a
level of insignificance.
Hazards/Risk of Upset: Three potential hazards were investigated:
I. The presence of a pressured petroleum pipeline north of the site;
2. The presence of a water treatment facility operated by Dublin San Ramon
Services District immediately southeast of the site, which employs
cWorine gas in the water treatment process; and,
3. The presence of a large number of industrial users south of the site within
the Sierra Business Park.
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The Negative DeclaratioR recommends a mitigation measure to establish and
maintain a 50 foot setback between the pipeline and any inhabited structure on the site. A
mitigation measure was developed to require the project developer to work with the
Dublin San Ramon Services District to convert the water treatment facility to one using a
less hazardous process. Research by the Dougherty Regional Fire Authority has
indicated that the history of industrial incidents over the past five years would not
preclude the introduction of residential units adjacent the existing industrial uses to the
west.
Noise: A full analysis was completed to review potential acoustical impacts of
the project. Potentially significant noise impacts include nearby traffic~generated noise
and noise from industrial users south of the site. The Negative Declaration recommends
construction of a solid noise barrier wall, varying in height from 6 to 12 feet to ensure
that City environmental noise standards are met.
Public Services: All public service providers were contacted to ensure that
existing or planned resources would be adequate to accommodate the proposed project.
All service providers indicated an ability to serve with the exception of the Dublin
Unified School District.
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District schools are presently at or exceeding capacity. The District has in place
a Facilities Plan that will provide additional services. In relation to this project, the
District's Facilities Plan contains two possible fees, one ofwbich would be charged: (1)
reflects their planned service area; or, (2) reflects their planned service area plus
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annexation of additional territory (eastern Dublin). The District felt that the Mitigation
Measure crafted by Staff should be more specific. In particular, they requested that these
two possible fees should be identified in the Mitigation Measure. Therefore, Staff, .';
revised the Mitigation Measure in the Final Mitigated Negative Declaration (Attachment
3).
Aesthetics: Concerns were raised in the Negative Declaration regarding the
aesthetic impact of the barrier walls required to reduce noise impacts. A suggested
mitigation measure outlines specific measures to reduce the aesthetic impact of the walls,
including use of decorative construction material for the wall and landscaping adjacent to
the walls.
Public Review:
During the public review period of the docwnent, staff received four comments:
1.. Dublin Unified School District;
2. Trumark Homes;
3. Alameda County Public Works; and,
4. MCE Corporation.
These comments and staff's responses have been incorporated in the Final Mitigated
Negative Declaration. Additionally, a Mitigation Monitoring Program has been prepared ...;.
that sets forth all the details on how the Mitigation Measures will be implemented
(Attachment 4).
General Plan Amendment:
The City Council Staff Report dated November 28,1995, (Attachment 2) analyzed the
General Plan issues in depth. Any major compatibility issues have been addressed as .
mitigation measures of the Mitigated Negative Declaration and are summarized above.
Based on the Feasibility Study, stafl'believes that a General Plan Amendment to Medium
Density Residential would be an acceptable Jand use for this site.
After prepz:pation of the Mitigated Negative Declaration, the Applicant requested a small
change in the proposal which would move the point of the secondary access
approximately 20 - 25 feet east and not exchange land with the Business Park. The
revision is shown on the General Plan diagram in the Resolution (Exhibit A). This
change is not environmentally significant, therefore, no changes have been made to the
Mitigated Negative Declaration.
Therefore, staff recommends that the City Council conduct a public hearing, deliberate,
and approve the Mitigated Negative Declaration, Mitigation Monitoring Program and
General Plan Amendment.
G:\PA9S029\S-14SR
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVING THE MITIGATED NEGATIVE DECLARATION, ADOPTING THE
MITIGATION MONITORING PROGRAM AND GENERAL PLAN AMENDMENT
FOR P A 95-029, THE TRUMARK HOMES PROJECT
WHEREAS, Trumark Homes has applied for a General Plan Amendment changing the site's
Land Use Designation from Transportation Corridor to Medium Density Residential (Exhibit A); and
WHEREAS, the California Environmental Quality Act (CEQA), State CEQA Guidelines and
the City of Dublin Environmental Guidelines require that certain projects be reviewed for environmental
impacts and that environmental documents be prepared; and
WHEREAS, an Expanded Initial Study and Mitigated Negative Declaration were prepared for
the Trumark Homes Project and is available and on file in the Planning Department; and
WHEREAS, Public Resources Code Section 21080.6 requires the City to adopt a reporting or
monitoring program for changes in a project or conditions imposed to mitigate or avoid significant
environmental effects in order to ensure compliance during project implementation; and
WHEREAS, a Mitigation Monitoring Program has been prepared for the Trumark Homes
Project in accordance with Public Resources Code Section 21080.6 and is available and on file in the
Planning Department; and
WHEREAS, the Planning Commission of the City of Dublin held a public hearing on April 16,
1996, on the documents entitled Expanded Initial Study, Mitigated Negative Declaration, Mitigation
Monitoring Program and the General Plan Amendment for the proposed Trumark Homes Project; and
WHEREAS, the Planning Commission received and reviewed the City Planning Department's
Staff Report on the General Plan Amendment, including said Expanded Initial Study, Mitigated
Negative Declaration and Mitigation Monitoring Program on the environmental effects of the project;
and
WHEREAS, the Planning Commission considered the documentary and oral evidence submitted
at the public hearing and using its independent judgment recommended approval of the project to the
City Council; and
EXHIBIT ~
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WHEREAS, the City Council of the City of Dublin held a public hearing on May 14, 1996, o.
the documents entitled Expanded Initial Study, Mitigated Negative Declaration, Mitigation Monitoring. .
Program and the General Plan Amendment for the proposed Trumark Homes Project; and
WHEREAS, the City Council received and reviewed the City Planning Department's Staff
Report on the General Plan Amendment, including said Expanded Initial Study, Mitigated Negative
Declaration and Mitigation Monitoring Program on the environmental effects of the project and the
Planning Commission's recommendation on the project; and
WHEREAS, the City Council, using its independent judgment, considered the documentary and
oral evidence submitted at the public hearing.
NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby find that:
I. The Expanded Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring
Program are adequate and have been prepared in compliance with the California Environmental Quality
Act, CEQA Guidelines and the City.ofDublin Environmental Guidelines; and
2. That the City Council has reviewed and considered the information contained in the Expanded
Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring Program; and
3. That based upon a review of the analysis of pertinent environmental issues presented in the .
Expanded Initial Study, the City Council has hereby found and determined that, although the proposed'" ,,-
project may have potentially significant effects on the environment as presented in the Expanded Initial
Study, the mitigation measures have reduced any impacts of the project to a level of insignificance and
that the project will not have a significant effect on the environment.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council does hereby
approve the Mitigated Negative Declaration and adopt the Mitigation Monitoring Program for the
Trumark Homes Project.
that:
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council does hereby find
I. The existing Transportation Corridor Land Use Designation in the General Plan is no longer
appropriate for this area because the.Southern Pacific Railroad no longer has a traction line in this
location; and,
2. The Site is suitable for residential development with the incorporation of the mitigation measures
included in the Mitigated Negative Declaration.
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NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council does hereby
approve PA 95-029, Trumark Homes General Plan Amendment for one parcel CAPN 941-0205-006-
010), from Transportation Corridor to Medium Density Residential as shown on Exhibit A.
PASSED, APPROVED AND ADOPTED this 14th day of May, 1996.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
(PA9S.029\CCRES)
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Arro)'o Vista
Development
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"Transportation Corridor" to remain
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Proposed "Medium Densit)' Residential" Designation
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Transportation Corridor
Business ParklLight Industrial
Initial Study
Trumark Homes General Plan Amendment
Exhibit 'A
Proposed General Plan
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City of Dublin
Planning Department
March, 1996
P A 95-029
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CITY CLERK
File # DI?lIjg][Q]-~[QJ._
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: NOVEMBER 28,1995
SUBJECT:
Trumark Homes General Plan
Amendment Study (Feasibility)
Report Prepared by: Jeri Ram, Associate Planner~
Jerry Haag, Consulting Planner
ATTACHMENTS::
Attachment 1:
Attachment 2:
Conceptual Project Plan
General Plan Land Use and Circulation
Map
General Plan Bikeways Map
Diagram of Possible Alignment of
Scarlett Drive
Attachment 3:
Attachment 4:
RECOMMENDATION:
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1) Consider this item and hear staff presentation.
2) Open the floor for discussion by Applicant, any members of
the public. .. . '.:
3) Question staff, Applicant and the public
4) Close discussion and deliberate
5) Make a motion authorizing staff to continue with the process
to prepare environmental documents and a formal General
Plan Amendment for the proposed project.
FINANCIAL STATEMENT:
The Applicant is paying the cost of preparation of the General
Plan Amendment Study. Therefore, there is no financial impact
to the City.
BACKGROUND:
Trumark Homes has applied for a General Plan Amendment for their 8.9 :tacre site; changing
the General Plan Designation for the site from "Transportation Corridor" to "Medium Density
Residential" (6.1 - 14.0 units per acre). The Medium Density Residential Designation would permit
single family residential development at approximately 12 units to the acre.
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COPIE~o;o?;. ;:,;,:r~jJT ACHMENT .
Senior Planner
Project Planner
Jerry Haag
Trumark Homes File
Administration File
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The City Council approved the initiation of a General Plan Amendment Study at their meeting
of July 11, 1995. On September 26, 1995, the City Council approved a contract with Jerry Haag, a
Contract Planner. Mr. Haag's tasks are to:
1. Analyze the feasibility of a General Plan Amendment for the Site and present the findings to
the Planning Commission and City Council.
2. Prepare the necessary environmental documents and General Plan Amendment for Planning
Commission and City Council consideration, if the City Council detennines the General Plan
Amendment is feasible.
Site and Surrounding Area Characteristics:
LOCATION:
Southern Pacific Right of Way west of
Dougherty Road
ASSESSOR PARCEL:
941-0205-006-10
GE1'\TERAL PLAN
DESIGNATION:
Transportation Corridor
EXISTING ZONINGI
LAND USE:
M-1 (Light Industrial) Vacant
SURROUNDING ZONING
AND LA1\"D USE:
North:
South:
East:
West:
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Planned Development (Residential), Arroyo Vista
M -1, developed with light industrial uses
Agriculture, Dougherty Road and Camp Parks
M -1, developed with light industrial uses
The Project:
The Applicant has submitted conceptual plans for the proposed property. The plans
characterize the type offuture development envisioned for the site should the General Plan be
amended (Attachment 1). The conceptual plans indicate that the 8.9:!: acre site would be subdivided
into approximately 9210ts. A detached single family home would be built on each of the lots. The
primary vehicular access is proposed to be Dougherty Road with secondary access and/or emergency
vehicle access provided to the south on Sierra Court.
A solid masonry wall would be constructed along the southerly property line to provide a land
use and noise buffer between the proposed residences and existing industrial uses to the south.
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If a General Plan Amendment is ultimately approved, it ",,'ill not be an approval of the
conceptual plan. Tbe conceptual plan would be reviewed later in the process as part of a Planned
Development Rezone, Site Development Review and Tentative Subdivision Map.
The Applicant has proposed an alternative to designating the entire 8.9.:!:: acre site as "Medium
Density Residential." The alternative would leave a small strip of land parallel with the southern
_ boundary line as "Light Industrial," with the balance of the site changed to "Medium Density
Residential." The area remaining as industrial could be used for mini-warehouses and would serve as
a more substantial buffer between proposed residential uses and existing industrial uses to the south.
The mini-warehouse would require a strip of land approximately 70 feet in width. This alternative
and possibly others would be analyzed as part of the environmental review process of the General
Plan Amendment Study.
General Plan:
General Plan policies applicable to this proposal, by Element, include:
Land Use Element:
The Land Use Element designates the site as "Transportation Corridor (Attachment 2)." The
adjacent use immediately to the south is "Business ParklIndustrial." A residential development, with
the proper design, would be compatible with the business park use. The use adjacent the bike path to
the east is residential which would be compatible with a residential proposal.
The Land Use Element contains the following policies which deal with this application:
"2.1.1 Housing Availability
Guiding Policy A: Encourage housing of varied types, sizes and prices to meet current and
future needs of all Dublin residents.
Implementing Policy B: Designates sites available for residential development in the primary
planning area for medium to medium-high density where site capacity and access are suitable
and where the higher density is compatible with existing residential neighborhoods nearby."
Circulation Element:
The Circulation Element notes that Contra Costa and Alameda Counties are considering the
preservation of the Southern Pacific right~of.way for possible future light rail transit or as a busway.
Guiding policies include:
"A. Support preservation of the Southern Pacific right-of-way as a future transportation
conidor.
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B. Consider potential recreation use in conjunction with transportation use."
The Circulation Element also notes that ajogging and bike path should be incorporated into
the railroad right-of-way. A bikeway and jogging path has been developed adjacent the site
(Attachment 3).
Housin~ Element:
The Housing Element notes that the City presently falls below production goals set for the
City by the Association of Bay Area Governments (ABAG). 1bis situation could change in the near
future, however, as residential projects are proposed in the East Dublin planning area.
The Housing Element also identifies possible strategies to assist in the production of new
housing units, some of which require the adoption of new' regulations. Two programs which could
have a bearing on the pending application include:
1. Strategy r.e. a review of development standards to determine potential changes to
reduce development costs and thereby the cost of housing. Innovative site planning
and construction methods were specifically mentioned as ways to achieve this.
2. Strategy J.D. recommends examining the use of air rights over parking lots and other
sites with a low intensity of use to pennit construction of housing.
Safety Element:
There are several safety issues that will be addressed as part of any environmental document
for the project. These include a large pressurized underground gas line and the DSRSD water
treatment facility near the site. There are no policies in the Safety Element which would address this
application or these issues.
Noise Element:
The Noise element notes that portions of the site are subject to excessive noise generated by
vehicles along Dougherty Road. The design of the project will need to reduce e>..'1erior noise to 65dB.
Regional Planning Agency Programs and Policies:
Although the City of Dublin bears full responsibility for planning of land use inside City
limits, a number of regional planning bodies have been created over the years which have taken a
largely advisory role to municipalities. Typically, such regional agencies have been formed in
response to specific region-wide issues, such as air quality or transportation, or as mandated by
federal requirements.
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Primary agencies which have taken positions with respect to land use or transportation include
the Association of Bay Area Governments (ABAG), which is composed of all local governments in ...
the greater bay area, the Metropolitan Transportation Commission (MTC), a regional transportation
advisory commission and the Bay Area Air Quality Management District (BAAQMD).
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Under the auspices of ABAG, a Tri-Valley Regional Planning Strategy Committee was
fonned. They have completed a draft subregional planning effort which includes policies regarding
urban growth, land use, transportation, housing and similar regional issues.
The BAAQMD has adopted a region-wide Clean Air Plan to enhance air quality in the basin.
Although many of the recommended techniques for improving air quality are technical in nature, the
Clean Air Plan also includes a Transportation Control Measure to encourage cities and counties to
promote high density residential and mixed use development in the vicinity of mass transit stations.
1bis project is consistent with the applicable policies of regional agencies as well as those of
the draft Strategy.
Other Environmental Planning Issues:
Factors which must also be considered in the review of the proposed GP A include overall land
use compatibility, possible traffic and site access concerns, risk of hazards caused by adjacent land
uses, flooding potential and concerns from other public service agencies. Many of these issues
identified below will be further studied and refined as part of the environmental review process. "
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Land Use Compatibility: Immediately adjacent the site to the south is a business park which
has a General Plan Land Use Designation of "Business ParklIndustrial" and is in the M-l Zoning
District (Light Industrial). Possible land use compatibility issues between residential and industrial
land uses include excessive noise generated by industrial operations, such as industrial processes; -"
truck traffic; outdoor security lighting; emission of noxious fumes and similar hazards; creation of
large quantities of dust; aesthetic compatibility; and, safety/security of industrial uses adjacent to
residential uses.
An investigation of the project site indicates that the business park is generally well managed
and maintained. Existing industrial users include Ron Nunes Enterprises (metal stamping and
fabricating), a Federal Express center, a service center for Home Federal Savings, a swimming pool
supply store and other light industrial uses. Industrial users are oriented toward Sierra Court and
Trinity Court, south of the subject property, although several have overhead-type doors opening to
the north (facing the project). A chain link fence has been constructed on the common property line
between the Sierra Industrial Park and the subject property.
Concerns have been identified regarding incompatibilities between existing industrial uses
and future residences. These concerns relate to the types of industrial operations and possible
negative impacts related to emission of noxious or hazardous material, such as escape of industrial
gasses or odors and risk of explosion. The City's M-l Zoning District is intended to minimize
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negative effects on surrounding properties and limit industrial operations to enclosed buildings,
except for a number of specific uses which must obtain a Conditional Use Permit. These uses include
outdoor uses which could have negative effects on residences, including storage of liquefied natural
gas and concrete and asphalt batch plants.
Land use compatibility also includes consideration of land use patterns on other peripheries of
the proposed project site. To the north lies the Arroyo Vista housing project which would be
separated from the project site by a regional bicycle and pedestrian trail.
Traffic/Circulation/Access: The property in question presently has access off of Dougherty
Road, a major arterial highway in Dublin. The Applicant proposes to maintain this access as the
primary project entrance and supplement it with a secondary access off of Sierra Court. Further study
will determine if the secondary access will serve only the residents or perhaps be reserved for
emergency access only. A new traffic signal is anticipated at Dougherty Road and the project
entrance.
The City's Public Works Department is presently exploring plans to relocate and widen
Scarlett Drive in the general vicinity of the project area for the purpose of improving area-wide
circulation to the new BAAT station (See Attachment 4). The precise location and design of the
relocated Scarlett Drive may have an impact on the design of the subject property.
The project site is located adjacent to a bus route on Dougherty Road operated by WHEELS.
According to a route planner from WHEELS, between twenty to thirty buses transverse Dougherty
Road in front of the site. Direct bus transit will be provided to the new BAAT station once it i"s
operational.
Risk of UpsetIHazardous Material:
There are two issues related to potential risk of upset and hazardous materials with respect to
the application. A major underground pressurized gas pipeline has been constructed immediately
northeast of the project site. Also, DSRSD maintains a small water treatment plant on the southeast
comer of the site which uses a chlorine process to treat the water.
Both facilities could pose some level of health risk to future residents on the subject property.
It is possible that mitigation could be developed to assure the City that health risks could be reduced.
Such mitigation would be proposed through the final site design and environmental review process.
In-Fill Housing Experience From Other Cities:
Staff has contacted other cities which have. existing or proposed in:fiII housing near transit
facilities. .
6
II
The City of Fremont has recently reviewed and approved two similar type residential
developments for Trumark Homes. Both projects are infill-type developments and are located
adjacent to railroad tracks and heavily traveled arterial streets. They conform to the City of ...
Fremont's desire to add new housing to older commercial areas as a way of supporting the remaining
commercial base. The projects have densities of approximately 11.5 dwelling units per acre, similar
to the requested density in Dublin. Issues raised by the Fremont staff included mitigation of
vehicular noise, provision of adequate on-site guest parking and high quality e:x.'terior architectural
elevations. The Applicant was able to satisfy all City concerns.
ANALYSIS:
Based on an analysis of the factors relating to this proposal, staff believes the proposal has
sufficient merit and that the Applicant should be given direction to make a formal request to amend
the General Plan as originally requested. Staff's analysis is based on the following factors:
1. Amending the General Plan to "Medium Density Residential" would be consistent with the
intent of the current General Plan Designation of "Transportation Corridor." As an outcome
of additional staff review of this request, the City may want to retain a portion of the site
within the "Transportation Corridor" designation so as not to preclude construction of a future
circulation route in this location as well as to allow the regional recreational trail. It is
apparent from the General Plan Map that the width of the subject property is wider than other
properties to the north also designated as a future transportation corridor, so that non-
transportation uses could potentially be accommodated in addition to future transportation
facilities.
.
Higher density housing, as proposed, would be located adjacent to a major transportation
corridor in the community. Residential uses on the site would also be more consistent with
the adjacent regional bicycle, hiking and jogging trail than would industrial uses. Staffwould
also recommend that the "Transportation Corridor" General Plan Designation be retained for
the regional recreational trail immediately north of the site.
2. Initial conceptual plans submitted by the Applicant show a small-lot, single family detached
housing type not currently available elsewhere in Dublin. This can assist the City in meeting
Housing Element production goals set by ABAG especially for houses affordable to moderate
income households.
3. The particular housing type and configuiation proposed by the Applicant has been approved
by other communities and has proven successful in meeting City goals, specifically in moreturban, infill sites.
4. A preliminary investigation of land use compatibility issues indicate that all issues can be
dealt with or mitigated through proper site planning and the environmental review process.
Modem business parks, such as Sierra Business Park, are typically designed to be compatible
.
7
JJ-.
i-
.
.
with adjacent residences through generous setbacks, limitation of operations to enclosed
buildings and environmental performance standards. Also, it is a generally accepted planning
principle that land use transitions, such as between industrial and residential, are best
accommodated along rear property lines rather than ot.lJ.er configurations.
PLANNING COMMISSION COMMENTS AND RECOMMENDATIONS:
The Planning Commission heard this item at their meeting on November 21, 1995. At the
meeting Commissioners discussed the types of conceptual plans that would be evaluated. In addition,
they questioned staffregarding the type of information staffwould evaluate as part of the
environmental review. The Commissioners agreed that a residential project would be an
improvement to the undeveloped land.
The Planning COnurllssion unanimously recommended that the City Council authorize staff to
continue with the process to prepare environmental documents and a formal General Plan
Amendment for the proposed project.
G:\PA95029\l1-28SR
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Clt\' OHI::es, 100 C:VIC Plaza Dublin, Cali10rn:a 9.
NEGA TIVE DECLARA TJON
(Prepared pursuant to City of Dublin
Environmental Guidelines, Section 1.7(c), 5.5)
Description of Project: A General Plan Amendment Study for a 8.9 :t acre site; changing the General Plan
Designation for the site from "Transportation Corridor" to "Medium Density Residential" (6.1 - 14.0 units per acre).
The medium density residential designation would permit single family residential development at approximately 12
units to the acre. The project will ultimately include a Planned Development Rezoning, Tentative Subdivision Map
and Site Development Review.
Project Location:
Southern Pacific Right of Way west of
Dougherty Road, APN: 941-0205-006-10
Name of Proponents: Trumark Homes
I hereby find that the above project will not have a significant adverse effect on the environment.
Attached is a copy ofthe Initial Srudy ("Environmental Information Form" and "Environmental Checklist")
documenting the reasons to support the above fmding. Mitigation measures have been included in the project to
avoid potentially significant effects on the environment. A summary of the mitigation measures can be found at the
end of the Initial Srudy. A Mitigaiton Monitoring Program has been prepared to ensure the mitigation measures are
carried out during the project's implementation.
.~
c:/}niMLA CS-, ('\ '1 b
.
Date
Attachments
Date Published:
Date Posted:
Date Notice Mailed:
Considered by:
on:
Action on Negative Declaration:
Approved Disapproved _
Notice of Determination filed:
Resolution No.
G:\PA95-029\ND
ATTACHMENT 3.i
Administration (510) 833-6650 " City Council (510) 833-6605 . Finance (510) 833-6640 . Building Inspection (510) 833-6620
Code Enforcement (510) 833-6620 . Engineering (510) 833-6630 " Parks & Community Service (510) 833-6645
Police (51 0) 833~6670 " Public Works (510) 833.6630 " Planning (510) 833-6610
/i
.
Trul1zark H onzes
Final Mitigated Negative Declaration
April, 1996
Revised Avril 16, 1996
I. Introduction and Document Format
This document constitutes the Final Negative Declaration for the proposed Tromark Homes
General Plan Amendment and associated applications, a proposed single family subdivision
containing 92 detached dwelling units.
This document contains all letters received by the City of Dublin during the comment period
concerning the Negative Declaration with associated responses to each ofthe comments. Taken
together, the Draft Negative DeclarationlInitial Study and the Final Negative Declaration constitute
the compl ete environmental documentati on for the proposed project
. II. Project Location
The proposed project is located in the central portion of Dublin, California, within eastern Alameda
County. More specifically, the project is sited on the west side of Dougherty Road, south of the
Southern Pacific Railroad right-of-way, across Dougherty Road from the main entrance from
Camps Parks military base. It consists of 8.9 acres of land.
The Assessors Parcel Number assigned to the subject property by Alameda County is: 941-0205-
006-10.
Specific actions addressed in the Negative Declaration include:
· Consideration of a General Plan Amendment from "Transportation Corridor" to "Medium
Density Residential" for the subject property;
· Consideration of a zone change from the M-2 District to the Planned Development District;
· Consideration of a subdivision map to divide the property into 92 residential lots;
· Consideration of Site Development Review for a site plan and specific building elevations
and designs, landscaping and other project details.
.
/1
III. List of Persons and Organizations Submitting Comments
The following individuals and/or organizations have submitted comments on this environmental .
document:
. Priscilla Brown, Breon, O'DonneIl, Miller, Brown and Dannis on behalf of Dublin Unified
School District~
. Mike Maples, Trumark Homes
· Maynard Crowther, MCE Corporation
. Ousama Kawar, Alameda County Engineer
IV. Comment Letters and Responses
Following is a summary of the comment letters received by the City of Dublin regardino the Draft
Negative Declaration and responses to the comment letters. The full text of each of the ;'omment
letters follow this section. Note that responses have been prepared for individual paraoraphs
constituting the letters, where appropriate. z:>
Letter 1: Priscilla Brown, Breon, O'Donnell, Miller, Brown & Dannis,
representing Dublin Unified School District
. Comment 1: The Negative Declaration needs to provide more specific mitigation for .--- -. ,
identified school impacts. The following mitigation measure is recommended based on the
District's Facilities Master Plan:
"The applicant shall enter into a written agreement with the Dublin Unified School
District which requires the payment of mitigation fees as prescribed by the Facilities
Master Plan of $2.66 per square foot of habitable space, to be adjusted to $3.28 per
square foot should the District annex additional territory, along with inflation
adjustment permitted by law. The agreed upon fee shall be that in effect at time
building permits are obtained. Such fees shall be paid no later than the issuance of
building permits."
Response: Comment acknowledged and incorporated by reference into the Negative
Declaration.Jt replaces the existing Mitigation Measure No. 19 contained in the Draft
Negati ve Declaration.
Letter 2: Mike Maples, Trumark Homes
. Comment 13: The project description should be changed, so that a "maximum of 92
residential lots" reads instead as "approximately 92 residential lots." This will give
maximum flexibility to the applicant.
Response: Many of the specific impacts associated with the project, including noise and
traffic, have been predicated on the development of a maximum of 92 dwelling units on 92
Final Negative Declaration
Trumark Homes GPAfPA 95-029
April 1996
page 2
.
Revised April 16. 1996
).0
.
.
:.
residential lots. The applicant may submit a tentative tract map on up to and incl uding a 92-
lot tentative tract map.
· Comment 2b: The proposed 10-foot solid masonry is propose to wrap around DSRSD's
Turnout 1 and then becomes an 8-foot wall adjacent to Dougherty Road.
Response: Comment acknowledged and incorporated by reference into the Final Negative
Declaration.
· Comment 2c: The third access point to and from the project, as required by the Draft
Negative Declaration, should be eliminated, since the Dougherty regional Fire Authority
only requires two access points and two such points have already been provided.
Response: The proposed mitigation of a third access point has been required by the Public
Works Department. Elimination of the third access point could be considered by the
Planning Commission and City Council based on further input from the City Engineer.
· Comment 2d: The existing pipeline is located approximately 35 feet from the northerly
property line of the proposed project, not fifty feet as noted in the Draft Negative
Declaration. However, all inhabited structures will be located at least fifty feet from the
pipeline.
Response: Comment acknowledged and incorporated by reference into the Final Negative
Declaration.
· Comment 2e: The proposed noise barrier wall is recommended to be 8 feet along
Dougherty Road, not JOfeet as stated in the Draft Negative Declaration. The applicant is
also proposing to place the wall five feet behind the sidewalk to match the design of the
Arroyo Vista development to the north.
Response: The revised height of the waU adjacent to Dougherty Road of eight (8) feet is
aCknowledged and incorporated by reference into the Final Negative Declaration.
Regarding the proposed wall setback adjacent to Dougherty Road, it is recommended that a
minimum of one foot of setback be provided per one foot of wall height, which would
result in a minimum 8-foot wide setback, not 10 feet as recommended in Mitigation
Measure 21. Mitigation Measure 21 would still require the wall along Dougherty Road to
be visually and aesthetically "softened" by use of trees, vines and turfed berms.
Letter 3: Maynard Crowther, MCE Corporation
· Comment 3: Concerned about the zone change in that more complaints will be received
related to the every day noise levels associated with the MCE business. Construction
equipment is generally started between 630 and 7:00 a.m and in some instances 6:00 ;LID.
MCE Corporation would prefer to see the site remain zoned M- J and developed with a
passive use, such as a self-storage complex to serve as a buffer between light industrial and
residential.
Response: The acoustic study prepared for this project assumed a "worst case" noise
generation scenario of 75 decibels at the property line, which is the maximum noise
Final Negative Declaration page 3
Trumark Homes GPAIPA 95-029
April 1996 Revised April 16, 1996
l!
emission allowed for industrial uses under the current Noise Element of the General Plan.
Based on the findings of the acoustic report, construction of a 12 foot high solid noise ..
barrier wall will be adequate to reduce noise levels from industrial operations to acceptable
levels for residential uses.
...
Mitigation Measure No. 17 (noise) should be revised to ensure that future owners of the
proposed dwelling units on the project site are made aware of potential noise from MCE
and other industrial users prior to purchase of dwelling units. The following is
recommende(fwording to be added to Mitigation 17:
"Appropriate wording, as approved by the Dublin Planning Department, shall be submitted
to the State Department of Real Estate to be included on the fmal white report (sales
disclosure docwnent) provided to buyers that industrial users exist immediately south of the
sulxlivision and loud noises may be generated during early morning and late evening hours
related to industrial operations. Such wording shall also be included with the project
Conditions, Covenants, and Restrictions (C,C & R's) to notify future resale buyers of the
noise condition."
Letter 4: Ousama Kawar, Alameda County Engineer
Comment 4a: The fIfty foot wide transportation corridor owned by Alameda County from
Dougherty Road to the County line should remain part of the Alameda County
Transportation Corridor and designated as such in Dublin's general Plan
Response: The fifty-foot strip will remain designated as "Transportation Corridor" in the
Dublin General Plan.
· Comment 4b: Any planned development adjacent to the corridor should not preclude use of
the corridor for transportation and/or multiple trail use.
Response: Refer to the following comment and response.
.
· Comment 4c: The developer should install a noise barrier/wall between the development
and Alameda County corridor to protect the residents from any future noise generated by
future transit uses of the corridor.
Response: The following change is recommended to Mitigation Measure 14:
Mitigation Measure 23: The applicant shall coordinate with the East Bay Regional
Parks District and Alameda County Public Works with regard to treatment of the proposed
project adjacent to the Iron Horse Trail, including number and location of access points,
wall/fence treatment and landscaping.
The requirement to provide a permanent noise barrier/wall between this project and the
Transportation Corridor to minimize noise from the proposed light rail system is premature.
First, these are no assurances that such a system will ever be constructed, due to funding
and other constraints. Secondly, preliminary design plans for the light rail system do not
exist, so that acoustic consultants cannot make reasonable asswnptions as to future noise
levels which must be mitigated Asswning a "worst case" noise scenario could result in an
excessively tall barrier which is not only costly for the developer to construct, it would also .
become a maintenance problem and magnet for graffiti.
Final Negative Declaration page 4
Trumark Homes GPAlPA 95-029
April 1996 Revised April 16, 1996
;J.,
.
.
.
Additionally, other communities along the Iron Horse Trail, such as San Ramon, have not
required noise barriers for similar residential developments along their portions of the trail
right-of-way.
Final Negative Declaration
Trumark Homes GPAIPA 95-029
Apri/1996
Revised April 16, 1996
page 5
).3
l.!l!
S REO N. O' DO i\: ~ ELL. !\ 11 L L E R. b R 0 \ \' ~ & D,~ \: 0: I S
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RECEIVED
A?R 3 1596
OUBUN P1.AJ\JNiNG
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::"l'~C"~ i :).annl~
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April 2, ] 996
!;.ll'""r. :.une
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$"",,: ("""., Vll\. FACSlJ\1ILE TRANSMISSION
City of Dublin
Planning Department
P.O. Box 2340
Dublin, CA 94568
Ann: Jeri Ram, Associate Planner
Re:
P A 95-029-- Trumark Homes General Plan Amendment;
Our file 5] 80.1.002.6
Dear Ms. Ram:
We have reviewed the draft Negative Declaration on the Trumark Homes General Plan
. Amendment provided to us on March 29, ] 996. The Dublin Unified School District ("District")
has asked us to comment on the proposed school mitigation, Mitigation Measure 19 (the
"Measure"). Briefly stated, we believe the Measure must be revised to provide for definite and
inunediate requirements for mitigation.
The Negation Declaration recognizes that the impact on schools is significant. The
District's Facilities Master Plan analyzes in depth the impact that density such as that proposed by
Trumark would have. Relevant portions of that are enclosed. Specifically, the District's Dublin
High School and Wells Middle School would serve the development; grades K-5 would be served
by one of the three elementary schools in the District. No elementary school has sufficient
capacity at aJI grade levels at present to house the students who will be generated by the new
development.
The Facilities Master Plan posits that housing of the density contemplated by the project
would generate the students as set forth in the Negative Declaration. Such housing is categorized
as medium density. When the cost of providing facilities to the total number of students
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Planning Department
Attn: Jeri Rain
generated by the development is divided on a per square foot basis for medium density housing,
the result is a fee of$2.66 per square foot of habitable space, as defined by law, to offset the
impact on the District's facilities. This $2.66 includes the current statutorily required fee of $1.84
per square foot. As "Scenario II" of the Facilities Plan makes clear, this amount could increase
to $3.28 per square foot if prior to Trumark's obtaining building permits, the District were to
annex additional territory. Thus the Measure should reflect the difference in fee depending upon
whether annexation has occurred when building permits are obtained.
Failure to require specific mitigation at this time could render the Measure ineffective, in
violation of CEQA. In addition, a general requirement of an agreement may not be enforceable
under case law to address the needs of the District. Therefore to be compliant with the law, the
Measure must be revised to read:
The applicant shall enter into a written agreement with the Dublin Unified School
District which requires the payment of mitigation fees as prescribed by the
Facilities Master Plan of $2.66 per square foot of habitable space, to be adjusted
to $3.28 per square foot should the District annex additional territory, along with
inflation adjustment permitted by law. The agreed upon fee shall be that in effect
at time building permits are obtained. Such fees shall be paid no later than the
issuance of building permits.
Please let me know if you need additional information. Thank you for your attention to this
matter.
Very truly yours,
BREON, O'DONNELL, MlLLER,
BROWN & DANNIS
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Priscilla Brown
PB/jra
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April 4, 1996
Cit>. of Dublin
Planning Depamnent
P.O. Box 2340
Dublin, California 94568
Atten: Ms.Jeri Ram
Dear Ms. Ram:
Thank you for a copy of the draft Initial Study and Negative Declaration. The report is veI)' well
done. Your letter of March 25th asked for me to submit any comments by April 5, 1996. I only
have five comments and I'm not sure how important they are, but I thought I should mention them.
1. On page 1, paragraph 4, line 2, it SR)'S, "...a tentative tract map ro subdivide the exisTing
parcel into a maximum of 92 residential lots..." We would suggest a word change from a
"maximum of 92 residential lots" to "approx.imarely 92 residential lots" may give us more
flexibility in the design process.
::...
2. On page 1, the last p8l'agraph, the last sentence says, t(A 10 foot solid masonry wall would
also be built adjacent to Dougherty Roadfor noise attenuation purposes." The sound study wall
diagram is a little difficult to read, however, the 10 foot high wall wraps around the DSRSD
turnout and then becomes an 8 foot high wall along Dougherty Road.
3" On page 27, under :Mitigation Measure 9, the second paragraph it says, t'In addition to
providing one main access and one secondary access, the project developer should provide one
additional emergency vehicle access point at the westerly end of the project...1I It is my
understanding that the Dougherty Regional Fire Authority only requires two access points, and that
they are satisfied "rith those poinn; being the main entrance off Dougherty and the secondaIy access
off Sierra Court. 1 would request mat this additional EVA (a third access point) be reconsidered,
and elimin::lted_
4. On page 29, under "Environmental Setting", bullet point two it says, ttBased on a preliminary
reconnaissance, the pipeline is located approximately 50 feet northeast of the Trumark property."
To clarify, the pipeline is approximately 35 feet (or more) from our propeny line, but we have
placed all homes at least 50 feet from 1he pipeline.
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6:375 CLARK AVEl\:UI; " SUITE 205 . DUBL.IN, CA 94568 . (510) 829.7140 " FAX (510) S29-~14"
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5. On page 39, under Mitigation Measure 21. bullet point two it says, ((The 10-fo01 wall along
Dougherty shall be construcred of decorative block material. shall be setback a minimum distance
of ten feet from the property line..." The wall is ten feet tall as it wraps around the DSRSD turn-
out. However, it is only required to be 8 foot tall along Dougheny Road according to the sound
report. Also, along Dougherty Road we have placed the wallS feet from the back of the sidewalk -
to match the wall situation as it is in front of Arroya Vista. We were told by Mehran that matching
the Arroya Vista setback, with nice landscaping, would be fineo
Please call me if you would like to discuss an)' afmy five comments. Again. I would like to thank
you, the rest of the Staff and Jerry Haag for your thorough work on this report.
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Maintenance - ConS1ructlon - Engineering
April 10, 1,96
Mr. Eddie Peabody, Jr.
community Development Di~ec~o=
City ot Dublin
P. O. Box 2340
Dublin, california 94568
R~: PROJECT PA 95-02:9 - ':RD'?A'.ARl< 'HOMES GENERAL PLAN hMENPMENT
Dear Mr. P&a.body':
MCE Corpora~ion; has recently constructeo a yard and otfic.
cOJn;:>lex at 6515 :Trini t:y Cour't., Dublin, Califo::nia. OUr property
dQscribed ~5 ?ar.cel 4, Parcel Map 2481, filed Spete~er 5, 197B~
Book ~D5 of Parcel Maps, Page 41, Alameda coum:y (~
9'41.-205-031) backs up to and f~r31).s a COllmlon boundary with th8
subject project ~nder considerat~on. The length of common bord.i
is a d.istance of: approxima1:ely 228 li:1eal feet... .
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~e .r~ve met ~ntcr.mally with a representative of T=umark Homes and
understand tnat !the proposed plan includes construc~ior. of a 12
1'oot. high soundwall between' i our proper:.ies, as well as I
con5t~ction ofa ~O toot w~de s~reet with a 5' foot wide plant~
areaa~jacen~ to; and p~rallel wi~h the' soundwall. We appreciate
the. above measures as an ef~o:;-t to mitigate ?oten1:ialsountl
problems for a lnedium densityre~iden'tial project..
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Al though the. meaSUres . proposed ;will he helpful. I . we are. stil~ '
concerned ~a't :the planned .Qh~nge in zonin9. viII result. in
complaints 1:'elated to. .the :' nO.nnal every Clay noise levels
associatadwi~~ tbe necessary.activities of running our busineSs.;
For example ( our cons'tn1ction. ~quipment is generally st.e.rt~
between 6 = :3 0 and: 7: 00 a.'m., and. ~ smne cases r . when t:=aveling ,out.
of the area, as !earl~"T as 6 :00 a ~!lfI.' We are. conoerned tba't noise.
ot our e~~ipmen~ startup will ;:asult in complaints from th~ i
proposed adjacent. residents. Me!: Corporation \Jould much preter"
1:0 .eee 'the e.re-a .keep the current M-l zoning. Instead or
re5idential housing, it would seem that a self-~torage complex o~
silDl1ar use would serve better :as a bufferz.one het:wee.n light ;
indus'tr:.al. anc resideT.ltial zoning' areas. ' !
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Mr. Edd~e Peabody, Jr.
community Deve:~pment Direc~cr
city of Dublin
April 10, 1996
Page 2 of 2
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MCE .corpora'tion has no desire to limit groy,'th - As a lI1at'ter. ot
fact~ we preter that the area in back of our property be
developed, which should help to prevent illEtgal entry into our
p::-operty. However, we ]!lust question the judgment of .allowin9
residential housing to be const::-ucted so clo$e to a zone.d M-l
usage ~ithout sufficient passive light industrial usage to act as
a buffer zone for nonnal noise levels associated with light
industrial usage.
,
If y.ou have any quest.io:is or need additional info:r:nation :ple.asQ
do not h~5itate to co~tac~ roe.
Sincerely,
MCE CORPORATION
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COUNTY OF ALA!\1EDA
PUBLIC \VORKS AGENCY
399 Elmhurst Street · Hayward, CA 94544-1393
(510) 670-5480
April 9,1996
Eddie Peabody, Jr.
Community Development Director
City of Dublin
P.O. Box 2340
Dublin, CA 94568
Dear Mr. Peabody:
Subject: Notice of Public Review of a Negative Declaration & Public Hearing;
PA 95-029; Turmark Homes General Plan Amendment
The following comments regarding the Negative Declaration for the
above-referenced project are hereby submitted:
The Alameda County Board of Supervisors adopted the East County Area
Plan in 1994, that includes policies about the Alameda County
Transportation Corridor, part of which is located within the City of
Dublin (Iron Horse Trail). These policies are:
Policy 187: The County shall support construction of a light rail
or other transit system along either the 1-680 corridor or the
former Southern Pacific San Ramon Branch Line (Iron Horse Trail),
or a combination of each, from Pleasanton to Walnut Creek, and, if
feasible, along the County's Transportation Corridors and remaining
Southern Pacific rail line from Tracy to Fremont, and rail
extension of the BART system along the 1-580 corridor.
Policy 195: The County shall support construction of multiple use
trails (e.g., pedestrian and bicycle uses) along the "Iron Horse"
and the Altamont Pass Southern Pacific rights-of-way only with the
assurances that public transit use will also be provided within the
corridor.
The fifty-foot transportation corridor owned by Alameda County from
Dougherty Road to the County Line should remain part of the Alameda
County Transportation Corridor and should remain designated as such in
the City's General Plan. Any planned development adjacent to the
corridor should not preclude the use of the corridor for transportation
and/or multiple-trail use.
RECEIVED
APR j 2 1995
DUBUN P1.ANhliNG
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Eddie Peabody, Jr.
- 2 -
April 9, 1996
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The developer should install a noise barrier/wall between the
development and Alameda County's corridor to protect the residents from
any noise generated by future transit uses of the corridor.
Thank you for the opportunity to respond. Please call Scott Swanson at
(510) 670-5557 if you have any questions.
Very truly yours,
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Ousama H. Kawar
County Engineer
SLJ:jcj
c: Scott Swanson
840160
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DRAFT
Initial Study/
Negative Declaration
Project
Trumark Homes General Plan Amendment
File No.
P A 95-029
Lead Agency:
City of Dublin
March, 1996
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Table of Contents
Project Location .............................................................................................................. 1
Project Description.......................................................................................................... 1
Environmental Factors Potentially Affected ................................................................... 6
Determination: .............................................. ...... ............................................................ 7
Evaluation of Environmental Impacts ............... .................................. ................ ............ 7
Discussion of Checklist.... ................ ............................................................................... 15
I L.and Use and Planning ........................................................................... 15
ll. Population and Housing .......................................................................... 17
I;II. Soils and Geology ..................... .............................. ............. ................... 18
IV. Water................. ................................. ..................................................... 19
V. Air Quality ........ ................................................................ ...................... 21
VI. Transportation/Circulation .............. ............................ ............................ 23
VII. Biological Resources............................................................................... 28
VII. Energy and Mineral Resources ............................................................... 28
IX. Hazards .................................................................................................... 29
X. Noise ....................................................................................................... 32
XI. Public Services. ....... .................................... .... ........................................ 34
Xll. Utilities and Service Systems. ................................................................. 37
XIII. Aesthetics.............. ................ ..... ......................................... .................... 38
XIV. Cultural Resources .................................. ........ .................. ........ ...... ........ 39
"XV. Recreation............................... ................ ........ ...................... .............. .... 40
XVI. Mandatory Findings of Significance ....................................................... 40
Surrunary of Mitigation Measures............. ............ .............. .......... .................... .............. 41
Initial Study Preparer ................................................ .......... ...... .... .................... ...... ........ 45
Agencies and Organizations Consulted .......................................................................... 45
References ......... ............ ....... ..... .... .... .... .......... .... ...... ............................. ... .... .............. .... 46
- Appendices.................. .................. .................... ................ ........ .... .................................. 47
List of Exhibits
Exhibit 1 Project Location ...................................................................... 3
Exhibit 2 General Plan Amendment .......................................................4
Exhibit 3 Conceptual Site Plan ...............................................................5
Exhibit 4 Potential Hazards Location .....................................................30
Exhibit 5 Noise Barrier Location and Height ......................................... 35
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City of Dublin
Environmental Checklist!
Initial Study
Project Location
The project site is located on the west side of Dougherty Road, immediately south of the
Southern Pacific railroad right-of-way and contains approximately 8.9 acres of land.
Exhibit 1 depicts the project location.
Project Description
The project involves changing the General Plan land use designation from "Transportation
Corridor" to "Medium Density Residential" for the subject property. The Medium Density
Residential classification permits residential development in the density range of 6.1 to 14.0
dwellings per acre. A small portion of the site would be changed from "Transportation Corridor"
to "Business Park/Industrial" as a result of a land transfer as described below.
The project also includes a zone change from the existing "Light Industrial" to the "Planned
Development" Zoning District, a tentative tract map to subdivide the existing parcel into a ..
maximum of 92 residential lots and conveyance of adjacent lands to the applicant and transfer Of.
a portion of the site to an adjacent owner. Site Development Review by the City of Dublin to
permit the construction of up to 92 dwellings is also requested.
A conceptual site development plan submitted by the applicant indicate that, if the application is
approved, the site would be developed with up to 92 single family detached dwellings on
individual10ts. The dwellings are planned to be constructed in "motor court" orientation, with the
units clustered around an extended driveway serving multiple units. A small, homeowner
association maintained neighborhood open space/mini-park is to be built along the southerly
boundary .
Primary vehicular access is proposed from a new drive access off of Dougherty Road with a
secondary access connection to Sierra Court. Interior streets will be privately maintained by a
homeowner association.
On-site parking is proposed at a ratio of 2.5 spaces per dwelling unit, which includes a two-car
garage per unit and guest parking spaces (one-half space per unit) distributed throughout the
project.
A 12 foot tall solid masonry wall is planned to be constructed along the southerly property line to
assist in mitigating noise and other potential impacts from existing industrial uses immediately
south of the project site. A 10 foot solid masonry wall would also be built adjacent to Dougherty
Road for noise attenuation purposes.
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Certain improvements will also be made adjacent to Alamo Creek on the northwesterly border of
the project, including a continuance of an existing maintenance road and construction of related
bank protection improvements which will be specified by Zone 7 of the Alameda County Flood
Control and Water Conservation District (ACFCWCD).
Existing earth and construction debris on the site would be removed prior to construction.
After approval of the proposed General Plan Amendment, a zone change to the PD-Planned
Development zoning district consistent with the Medium Density General Plan classification,
subdivision map, a site plan and building elevations.
Exhibit 2 shows the proposed General Plan Amendment and Exhibit 3 depicts a proposed
conceptual development plan for the site if the General Plan Amendment is approved.
Dublin Planning Department
Trumark Homes GPA
PA-9S-Q29
Draft
March, 1996
Page 2
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Arroyo Vista
Development
"Transportation Corridor" to remain
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Proposed "Medium Density Residential" Designation
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Medium Density Residential m
Transportation Corridor l\:~:rrrl
Business Park/Light Industrial _ _ ..
Initial Study
Trumark Homes General Plan Amendment
City of Dublin
Planning Department
March, 1996
Exhibit 2
Proposed General Plan
P A 95-029
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1. Project description:
2. Lead agency:
3. Contact person:
4. Project location:
5. Project sponsor:
A General Plan Amendment to change the land use
designation from "Transportation Corridor" to "Medium
Density Residential" and "Business Park/Industrial" (pA
95-029); a Zone Change from "Light Industrial" to
"Planned Development", a tentative tract map to subdivide
the property into 92 single family lots and Site
Development Review of the proposed residential
development
City of Dublin
100 Civic Plaza
Dublin CA 94568
Jeri Ram, Associate Planner
Southern Pacific right-of-way, west side of Dougherty
Road.
Trumark Homes
6. General Plan designation:
7. Zoning:
Transportation Corridor
M-l (Light Industrial)
8. Surrounding zoning and uses:
North:
South:
East:
West:
Planned Development (residential), Arroyo Vista project
M-l (Light Industrial), industrial park
Agriculture, Dougherty Road and Camp Parks
M-I (Light Industrial), industrial uses, Alamo Creek
9. Other public agency required approvals:
The following additional approvals are required:
· Building permits
· Encroachment permits (construction work in public right-of-way
and within Alamo Creek for storm drain outfall pipe)
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "potentially significant impact" as indicated by the checklist on the
following pages.
Dublin Planning Department
Trumark Homes GPA
PA-95-029
Draft
March, 1996
Page 6
:39
- Land Use/planning - Transponation/ - Public Services
Circulation
- Population/Housing - Biological Resources - Utili ties/Service
Systems
- Geotechnical - Energy/Mineral - Aesthetics
Resources
- Water - Hazards - Cultural Resources
- Air Quality - Noise - Recreation
- Mandatory Findings
of Significance
Determination (to be completed by Lead Agency):
On the basis of this initial evaluation:
_ I find that the proposed project could not have a significant effect on the envirorunent and a
Negative Declaration will be prepared.
...x. I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because the mitigation measures described on an
attached sheet have been added to the project. A Negative Declaration will be prepared.
_ I fmd that although the proposed project may have a significant effect on the environment,
but at least one effect 1) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based on earlier
analysis as described on the attached sheets, if the effect is a "potentially significant impact" or
"potentially significant unless mitigated." An Environmental Impact Report is required, but
must only analyze the effects that remain to be addressed.
_ I find that although the proposed project could have a significant effect on the envirorunent,
there will not be a significant effect in this case because all potentially significant effects (a)
have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have
been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed on the proposed project.
Signature:
Date:
Printed Name:
For:
Evaluation of Environmental Impacts
1) A brief explanation is required for all answers except "no impact" answers that are
adequately supported by the infonnation sources a lead agency cites in the parenthesis
following each question. A "no impact" answer is adequately supported if the referenced
information sources show that the impact simply does not apply to projects like the one
Dublin Planning Department Draft Page 7
Trumark Homes GPA March. 1996
PA-95-029
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involved (e.g. the project falls outside a fault rupture zone). A "no impact" answer should
be explained where it is based on project-specific factors as well as general factors (e.g. the
project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
2)
All answers must take account of the whole action, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as
operational impacts.
3)
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect
is significant If there are one or more "potentially significant impact" entries when the
detennination is made, an EIR is required.
4)
"Negative Declaration: Potentially Significant Unless Mitigation Incorporated" implies
elsewhere the incorporation of mitigation measures has reduced an effect from "potentially
significant effect" to a "less than significant impact. II The lead agency must describe the
mitigation measures and briefly explain how they reduce the effect to a less than significant
level.
5)
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
processes, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063 (c) (3) (D). Earlier analyses are discussed in Section 17 at the end of the
checklist.
6) Lead agencies are encouraged to incorporate the checklist references to information sources
for potential impacts (e.g. general plans, zoning ordinances). References to a previously
prepared or outside document should, where appropriate, include a reference to the page or
pages where the document in substantiated. A source list should be attached and other
sources used or individuals contacted should be cited in the discussion.
7) This is only a suggested form and lead agencies are free to use different forms.
Dublin Planning Department
Trumark Homes GPA
PA-95-029
Draft
March, 1996e
Page 8
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Environmental Impacts (Note: Source of determination listed in parenthesis. See listing
of SOurces used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found
following the checklist.
1 Land Use and Planning. Will the project:
a) Conflict with general plan designation or
zoning? (Source: 1)
b) Conflict with applicable environmental
plans or polices adopted with jurisdiction
over the project? (Source: 1)
c) Be incompatible with existing land use in
the vicinity? (Source: 1,8)
d) Affect agricultural resources or operations
(soils or farmlands or impacts from
incompatible uses)? (Source: 8)
e) Disrupt the physical arrangement of an
established community (including low
income or a minority conununity)? (Source:
8)
ll. Population and Housing. Would the project:
a) Cwnulatively exceed official regional or local
population projections? (Source: ABAG)
b) Induce substantial growth in an area either
directly or indirectly (e.g. through projects in
an undeveloped area or extension of major
infrastructure)? {Source: 8)
c) Displace existing housing, especially
affordable housing? (Source: 8)
m. Soils and Geology. Would the proposal result
in or expose people to potential impacts
involving:
a) Fault rupture? (Source: 2 )
b) Seismic ground shaking? (Source: 2)
c) Seismic ground failure? (Source: 2)
d) Seiche, tsunami, including liquefaction?
(Source: 2,7)
e) Landslides or mudflows? (Source: 2,7)
f) Erosion, changes in topography or unstable
soil conditions from excavation, grading or
fill? (Source: 8)
g) Subsidence of land? (Source: 2)
h) Expansive soils? (Source: 2)
i) Unique geologic or physical features?
(Source:2,8)
Dublin Planning Department Draft
Trumark Homes GPA March, 1996
PA-95-029
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
MitiR:ated
X
X
X
X
X
X
X
. X
X
X
X
X
X
X
X
X
X
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IV. Water. Would the proposal result in:
a) Changes in absorption rates, drainage
patterns, or the rate and amount of surface
run-off? (Source: 8)
b) Exposure of people or property to water
related hazards such as flooding? (Source:
FEMA map))
c) Discharge into surface waters or other
alteration of surface water quality (e.g.
temperature, dissolved oxygen or turbidity)?
(Source: 6,8)
d) Changes in the amount of surface water in
any water body? (Source: 6,7)
e) Changes in currents or the course or direction
of water movements? (Source: 7)
t) Changes in the quantity of ground waters,
either through direct additions or
withdrawals, or through substantial loss of
groundwater recharge capability? (Source: 7)
g) Altered direction of rate of flow of
groundwater? (Source: 7)
h) Impacts to groundwater quality? (Source: 7)
i) Substantial reduction on the amount of
groundwater otherwise available for public
water supplies? (Source: 7)
V. Air Quality. Would the proposal:
- a) Violate any air quality standard or conoibute
to an existing or projected air quality
violation? (Source: 8)
b) Expose sensitive receptors to pollutants?
(Source:9 )
c) Alter air movement, moisture, temperature, or
cause any change in climate? (Source: 8)
d) Create objectionable odors? (Source: 9)
VL Transportation/Circulation. Would the
proposal result in?
a) Increased vehicle trips or traffic congestion?
(Source: 3)
b) Hazards to safety from design features (e.g.
sharp cwves or dangerous intersections) or
incompatible uses (e.g. fann equipment)?
(Source: 3)
c) Inadequate emergency access or access to
nearby uses? (Source: 3,7)
Dublin Planning Department
Trumark Homes GPA
PA-95-029
Draft
March,1996
Potentially Potentiall y Less than No
Significant Significant Significant Impact
Unless Impact
Mitil!ated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
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d) Insufficient parking capacity onsite or offsite?
(Source: 1)
e) Hazards or barriers for pedestrians or
bicyclists? (Source:3,7 )
f) Conflicts with adopted policies supponing
alternative transponation (e.g. bus turnouts,
bicycle racks)? (Source: 1)
g) Rail, waterborne or air traffic impacts?
(Source: 3)
Vll. Biological Resources. Would the proposal
result in impacts to:
a) Endangered, threatened or rare species or
their habitats (including but not limited to
plants, fish, insects, animals and birds)?
(Source: 8)
b) Locally designated species (e.g. heritage
trees)? '
c) Locally designated natural communities (e.g.
oak forest, coastal habitat)? (Source: 8)
d) Wetland habitat (e.g. marsh, riparian and
vernal poo!)? (Source: 8)
e) Wildlife dispersal or migration corridors?
(Source: 8)
Vll. Energy and Mineral Resources . Would the
proposal:
a) Conflict with adopted energy conservation
plans? (Source: 1, 9) ""
b) Use nonrenewable resources in a wasteful and
inefficient manner? (Source: 9)
c) Result in the loss of availability of a known
mineral resource that would be of future
value to the region and residents of the
State? (Source: 1, 9)
IX. Hazards. Would the proposal involve:
a) A risk of accidental explosion or release of
hazardous substances including but not
limited to oil, pesticides, chemicals, or
radiation? (Source: 8,9)
b) Possible interference with an emergency
response plan or emergency evacuation
plan? (Source: 6,7)
c) The creation of any health hazard or potential
health hazards? (Source: 6,7)
Dublin Planning Department
Trumar1< Homes GPA
PA.95-029
Draft
March, 1996
Potentially Potentially Less than No
Significant S igni.fican t Significant Impact
Unless Impact
Mitillated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
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d) Expos\lfe of people to existing sources of
potential health hazards? (Source: 6,7)
e) Increased fire hazard in areas with flammable
brush, grass or trees? (Source: 7)
X. Noise. Would the proposal result in:
a) Increases in existing noise levels? (Source: 4)
b) Exposure of people to severe noise levels?
(Source: 4)
XL Public Services. Would the proposal result in
a needfor new or altered governmental
services in any ofthefollowing areas?
a) Fire protection? (Source: 7)
b) Police protection? (Source:7 )
c) Schools? (Source: 7)
d) Maintenance of public facilities, including
roads? (Source: 6)
e) Other governmental services? (Source: 6)
XU. Utilities and Service Systems. Would the
proposal result in a needfor new systems or
supplies, or substantial alterations in the
following utilities?
a) Power or natural gas? (Source: 7)
b) Communication systems? (Source: 7)
c) Local or regional water treatment or
distribution systems? (Source: 7)
d) Sewer or septic systems? (Source: 7)
e) Storm water drainage? (Source: 6,7)
f) Solid waste disposal? (Source: 6,7)
g) Local or regional water supplies? (Source: 7)
xm. Aesthetics. Would the proposal:
a) Affect a scenic vista or view? (Source: 8)
b) Have a demonstrable negative aesthetic
effect? (Source: 1,7)
c) Create light or glare? (Source: 8)
XIV. Cultural Resources. Would the proposal:
a) Disturb paleontological resources? (Source: 9,
Northwest Info Center)
b) Disturb archeological resources? (Source: 9)
c) Have the potential to cause a physical change
which would affect unique ethnic cultural
values? (Source: 9)
DUblin Planning Department
Trumar1< Homes GPA
PA-95-029
Draft
March, 1996
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitil!ated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Page 12
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d) Restrict existing religious or sacred uses
within potential impact area? (Source: 9)
XV. Recreation. Would the proposal:
a) Increase the demand for neighborhood or
regional parks or other recreational
facilities? (Source: 6)
b) Affect existing recreational opponunities?
Source: 6)
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to
eliminate a plant or animal community,
reduce the number of or restrict the range of
a rare or endangered plant or animal or
eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have the potential to achieve
shon-term, to the disadvantage of long-term,
environmental goals?
c) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects and the
effects of probable future projects).
d) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
. directl ?
m y.
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Miti2ated
X
X
X
X
X
..
X
X
.
.
Sources used to determine potential environmental impacts
1. Dublin General Plan or Zoning Ordinance
2. Preliminary geotechnical analysis prepared by Terra Search
3. Traffic analysis prepared by TJKM Associates
4. Acoustic analysis prepared by E.L. Pack and Associates
5. Level One Hazards Analysis prepared by Engeo
Dublin Planning Department Draft
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PA-95-029
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6 Communication with appropriate City of Dublin Depanmem(s)
7. Communication with appropriate service provider or public agency with jurisdiction
8. Site visit
9. Other source
XVll. Earlier Analyses
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, one or more effects have been adequately analyzed in an earlier EIR or negative
declaration. Section 15063 (c)(3)(d). In this case. a discussion should identify the flowing on
attached sheets.
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within
the scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures base don an
earlier analysis.
c) Mitigation measures. For effects that are "less than significant with mitigation incorporated,"
describe the mitigation measures which are incorporated or refmed from the earlier document
and the extent to which they address site specific conditions for the project.
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Draft
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Attachment to Trumark Homes Negative Declaration
P A 95-029
Discussion of Checklist
Legend
PS: Potentially Significant
PS/M: Potentially Significant Unless Mitigated
LS: Less Than Significant Impact
NI: No Impact
I. Land Use and Planning
Environmental Setting
The project site consists of 8.9 acres of vacant land in the central portion of Dublin. The site is
presently owned by the Southern Pacific Railroad and was historically used as a railroad-related
trucking facility. Most recently, the site has been used to deposit debris from nearby road
improvement projects.
The existing "Transportation Corridor" designation provides for the preservation of the Southern
Pacific right-of-way between Pleasanton and Pleasant Hill for future use as a light rail facility or
busway. As an adjacent use, the Dublin General Plan recommends recreational uses as
compatible land uses to the transportation corridor.
..:
Immediately north and west of the site is a 50-foot wide railroad right-of-way strip which has
been dedicated to Alameda County for development of the Iron Horse Trail, a regional bicycling .. .. --"
and hiking trail proposed to extend from Pleasanton to Contra Costa County. The trail will be
operated and maintained by the East Bay Regional Parks District
North of the project site lies the Arroyo Vista housing project, an assisted housing development
owned and managed by the Dublin Housing Authority.
South of the site are existing industrial buildings and warehouses located in the Sierra Business
Park
East of the site is Dougherty Road and Camp Parks Reserve Forces Training Area.
To the west is Alamo Creek, a regionally significant water course and drainage facility.
..
Proiect Impacts
a) Conflict with general plan designation and zoning? LS. The purpose of the application is to
change the General Plan from "Transportation Corridor" to "Medium Density Residential," with
a small portion of land changed from "Transportation Corridor" to "Business Park/Industrial." A
change of zone to a planned development district would then be required to ensure consistency
with the General Plan. Several potential related impacts are addressed elsewhere in this Initial
Study which relate to the proposed General Plan Amendment and future residential development
which would be facilitated by an amended General Plan, including transportation and circulation,
hazards. noise. public services, utilities, recreation and others.
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Policies contained in the current General Plan includes
Land Use Element: The Land Use Element designates the site as "Transportation
Corridor," although a description of land uses appropriate for this designation is found
within the Circulation Element The adjacent use immediately to the south is "Business
Park/Industrial," which is intended to provide a campus-like setting with open plazas and
landscaped pedestrian amenities to allow industrial uses and retail uses which serve
businesses and residents.
The Land Use Element contains the following polices which deal with this application:
2.1.1. Housing Availability
Guiding Policy A: Encourage housing of varied types, sizes and prices to meet current
and future needs of all Dublin residents;
Implementing Policy B: Designates sites available for residential development in the
primary planning area for medium to medium-high density where site capacity and
access are suitable and where the higher density are compatible with existing
residential neighborhoods nearby.
Circulation Element: The Circulation Element notes that Contra Costa and Alameda
Counties are considering the preservation of the Southern pacific right-of-way for
possible future light rail transit or as a busway.
Guiding polices include:
A. Support preservation of the Southern pacific right-of-way as a potential
ttansportationconndor,
B. Consider potential recreational use in conjunction with transportation use.
The Circulation Element also notes that the railroad right-of-way should be incorporated
into ajogging and bike path.
Housing Element. The Housing Element notes that the City presently falls below
production goals set for the City by the Association of Bay Area Governments (ABAG).
This situation could change in the near future however, as residential projects are
proposed in the east Dublin planning area.
The Housing Element also identifies possible strategies to assist in the production of new
housing units, some of which require the adoption of new regulations. TIrree programs
which could have a bearing on the pending application includes 1. C., a review of
development standards to detennine potential changes to reduce development costs and
thereby the cost of housing. Innovative site planning and construction methods were
specifically mentioned as ways to achieve this. Strategy lD recommends examining the
use of air rights over parking lots and other sites with a low intensity of use to pennit
construction of housing.
Safety Element Although a large pressurized underground gas line exists near the site,
there are no policies in the Safety Element which would address this application.
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Noise Element. The Noise element notes that ponions of the site are subject to excessive
noise generated by vehicles along Dougheny Valley Road. Mitgation will be needed to .
reduce exterior noise to 65 dB. ,
b) Conflict with applicable environmental plans or policies? LS. This Initial Study represents full
California Environmental Quality Act compliance with regard to the project. The City of Dublin
has adopted no other city-wide or specific environmental plans or policies which would affect
this application.
c) Incompatibilities with existing land use in the vicinity? PS/M. Several potential
incompatibilities exist with allowing residential uses adjacent to existing industrial land uses,
including noise, light and glare, truck traffic, emission of fumes and potentially hazardous
materials, creation of dust. and safety and security issues. These issues are addressed in the
following sections of this fuitial Study: noise (Section X), light and glare (aesthetics, Section
XIII), truck traffic (Section VI), fumes (Section V), potentially hazardous materials (Section IX),
dust creation (air quality, Section V), safety and security (Section IX). Mitigation measures are
included in each of these sections, as appropriate, to deal with expected impacts.
d) Effect on agricultural operations or soils? NI. The site is a former trucking facility site and
has no recent history of agricultural production. No agricultural operations exist on surrounding
properties.
e) Disruption of physical arrangement of an established community? NI. The project site is a
remnant site from closed railroad-related operation and will be a continuance of medium density
residential development to the north and southwest. As proposed by the applicant, future
residential uses on the site will have an inward orientation to assist in minimizing potential .
environmental impacts.
ll. Population and Housing
Environmental Setting
The city population as of January 1, 1995 was estimated by the State Department of Finance to
be 26,600. Significant population growth is anticipated for the community based on planned
residential growth in east Dublin, where the City has approved a specific plan calling for
residential growth. An application is currently pending on a site in west Dublin to allow housing
development
Proiect Impacts
a) Cumulatively exceed official regional or local population projections? LS. The project site is
relatively small in size, approximately 9 acres, and will not have an appreciable affect on the
city-wide population base. Based on a person per dwelling unit factor of 3.0 (taken from the
adopted Housing Element and consistent with the 2.99 figure set forth in the Association of Bay
Area Government's (ABAG) Projections '96), up to 276 new residents could be located on the
site at full project build out. Population projections recently published by ABAG in December,
1995 indicate that the population of Dublin is expected to grow from 26,800 in 1995 to 35,200 in
2000 and 49,400 in 2005. The proposed project would fall within the parameters of anticipated
population growth.
b) Induce substantial growth in an area, either directly or indirectly? NI. The proposed project
site is an "inIill" site and is substantially surrounded by existing development. A small vacant
.
Dublin Planning Department
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March,1996
Page 17
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parcel exists to the north, across the railroad tracks. This land is General Planned as Mediwn
Density Residential and is owned by the Dublin Housing Authority.
c) Displacement of existing housing, especially affordable housing? NI. The project site is
presently shown on the General Plan as a transportation corridor and is now vacant.
ID. Soils and Geology
Environmental Settin&
[Note: The following section is based on a preliminary geotechnical analysis of the site
performed by Terrasearch, Inc., geotechnical consultants, in August, 1995. The entire text of the
report is reprinted in the Appendix of the Initial Study.]
The site lies within the San Ramon Valley, a short distance south of the Dougherty Hills.
According to historic geologic studies in the area, the site is underlain by Holocene alluvium.
California Division of Mines and Geology indicate that the site is not within an Alquist-Priolo
Seismic Zone (1982). The nearest active and potentially active seismic faults include the
Calaveras fault, located approximately 1.4 miles to the west-southwest and an isolated segment
of the Pleasanton Fault, located approximately one-quarter mile to the northwest.
Site soils are characterized by dark brown, highly expansive, silty clay soils. It is estimated by
the geotechnical engineer that the groundwater table ranges between 15 and 20 feet in depth
beneath the original site grade.
Proiect Impacts
a) Is the site subject to fault rupture? LS, since the nearest known active or potentially active
faults lie a minimum of one quarter mile away.
b) Is the site subject to ground shaking? LS. The site as well as the encompassing region is
subject to ground shaking from a number of active and potentially active faults in the greater Bay
Area, including the Hayward fault, San Andreas fault and Calaveras Fault. Ground shaking
intensity is anticipated to be "heavy" based on a magnitude 6.9 seismic ev.ent on the northerly
portion of the Calaveras fault. Potential direct impacts are typically less significant on smaller,
wood frame residences as proposed for this project than larger mid- and high-rise office
buildings and similar structures. Potential indirect impacts of a seismic event may also include
release of potentially hazardous gasses and other substances from the adjacent DSRSD Turnout
No. 1 and from industrial uses and operations located south of the project site within the Sierra
Business Park. These potential impacts are addressed in Section IX, Hazards.
Adherence to all requirements of the Uniform Building Code (UBC) will serve to mitigate
potential significant adverse impacts related to ground shaking and ground failure. The City of
Dublin currently enforces the 1994 edition of the UBC, which is updated on a periodic basis to
include strengthened seismic requirements.
c) Is the site subject to seismic groundfai/ure? LS. This is based on the presence of several
active and potentially active earthquake faults in the greater Bay Area. Enforcement of
provisions of the Uniform Building Code will serve to mitigate this impact to a less than
significant level.
d) Is the site subject to seiche, tsunami hazards, including liquefaction? LS. A preliminary site
investigation prepared by a geotechnic frrm has concluded that the site is not subject to
Dublin Planning Department
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March,1996
Page 1 B
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liquefaction. This is based on previous work in the site area completed by the fIrm and the
presence of silty clay soils on the site which are not prone to liquefaction (Terrasearch, 1995).
There are no major bodies of water located nearby which could be a source of seiche hazard.
e) Is the site subject to landslides or mudflows? NI. The site is relatively flat and is not located
near any major hillsides which would result in landslides or mudflows.
f) Is the site subject to erosion, changes in topography or unstable soil conditions? PS/M. The
site, as it presently exists, is reasonably flat with a gradual slope to the southwest. A regional
creek, Alamo Creek, exists immediately to the southwest of the site. The applicant has indicated
that the site will be graded in order to provide for future building pads, roads and similar
features. Without appropriate mitigation, erosion could result into nearby Alamo Creek.
The following mitigation measure is therefore proposed to limit impacts related to water-borne
erosion.
.
Mitigation Measure 1; The project developer shall prepare and the City shall approve an
erosion and sedimentation control plan for implementation throughout project
construction. The plan should be prepared in accordance with City of Dublin and
RWQCB design standards. The plan, at a minimum, should include the following:
· All disturbed areas should be immediately revegetated or otherwise protected from
both wind and water erosion upon completion of grading activities;
· Stonnwater runoff should be collected into stable drainage channels from small
drainage basins to prevent the build up of large, potentially erosive storm water flows;
· Specific measures to control erosion from stockpiled earth material;
· Runoff should be directed away from all areas disturbed by construction;
· Sediment ponds or siltation basins should be used to trap eroded soils prior to
discharge into off-site drainage culverts or channels.; ... ..-.
· Major site development work involving excavation and earth moving for construction
shall be done during the dry season, except as may be approved by the City Engineer
Adherence to Mitigation Measure 1 will reduce potential erosion impacts to an insignificant
level.
g) Subsidence of land? LS. Minimial subsidence will occur. according to the preliminary
geotechnical report.
h) Expansive soils? LS. based on the soils. based on the preliminary geotechnical report.
i) Unique geologic or physicalfeatures? LS. None have been identified on the site. based on a
field visit.
IV. Water
Environmental Settine-
No surface water exists on the site. The nearest surface water source is Alamo Creek, a naturally
occurring creek which fonns a portion of the northwestern boundary of the site. Alamo Creek has
been improved by Zone 7 as a regional drainage facility.
According to representative of Zone 7. the project site, as well as the remainder of the Tri- Valley
area, is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15
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and 500 feet but is no longer used as the primary source of domestic water in the area. Zone 7 is
presently finalizing plans to store treated wastewater within the aquifer during winter months,
which will be pumped out and used for landscape irrigation during dry, summer months.
Proiect Impacts
a) Changes to absorption rates? LS. The site is currently vacant and water percolates into the
groundwater table. Development of the proposed project will add impermeable and impervious
surfaces on the site in the form of residences, garages, driveways, walkways and similar hard
surfaces. This will result in higher quantities of storm water runoff which must be accommodated
by the local drainage system. At the present time, a precise grading and drainage plan has not
been submitted. Preliminarily, storm water will likely be directed into Alamo Creek. Zone 7
presently charges fees for drainage into Zone 7 facilities.
Prior to approval of a final subdivision map or issuance of building permits, the project applicant
will be required, by City regulation, to submit and have approved a drainage and hydrology study
which will include detailed calculations regarding the amount of storm water anticipated to be
generated and the ultimate disposition of the water.
b) Exposure of people or property to flood hazard? LS. The project site lies outside of the 100
year and 500 year flood plain as identified on the applicable Flood Insurance Rate Map published
by the Federal Emergency Management Agency, Community Panel No. 060705 OOOlA.
c) Discharge into surface waters or changes to surface water quality? PS/M. The preliminary
grading concept for the project involves collecting on-site storm water run-off and transporting it
to the west for ultimate outfall into Alamo Creek via a new outfall pipe. According to
representatives from Zone 7, the Creek has been designed and constructed to accommodate storm
water flows which would be generated. on the site under developed conditions. Zone 7 will
impose a number of standard conditions on the project builder to ensure Zone 7 access to the
channel for maintenance purposes and to ensure that the outfall pipe is located and built to Zone
7 standards.
A permit from the California Department of Fish and Game to construct the outfall pipe and
discharge additional water into Alamo Creek will likely be required. The following mitigation
~" measure is recommended to ensure that all applicable requirements are met:
Mitigation Measure 2: The project developer shall obtain any required permits from the
California Department of Fish and Game prior to discharge of water into Alamo Creek.
It is likely that initial storm water flows after a lengthy dry season (also known as "first flush"
flows) may add pollutants into Alamo Creek, including but not limited to grease, oil, fertilizers
and other organic and inorganic material. Typically, subsequent flows generally contain fewer
amounts of pollutant material.
The City of Dublin is a co-permittee of the Alameda County Clean Water Program, which is a
coordinated effort by local governments in the County to improve water quality in San Francisco
Bay. In 1994, the San Francisco Bay Regional Water Quality Control Board issued a set of
recommendations for New and Redevelopment Controls for Storm Water Programs. These
recommendations include policies that define watershed protection goals, minimwn non-point
source pollution controls for site planning and post construction activities. Watershed protection
goals are based on policies identified in the San Francisco Bay Basin Water Control Plan, which
relied on Best Management Practices (BMPs) to limit pollutant contact with stormwater runoff at
its source and remove such pollutants prior to being transported into receiving waters. The
following mitigation measure is therefore recommended to reduce surface water quality pollution
to a level of insignificance.
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Mitigation Measure 3: The applicant shall obtain an NPDES general construction permit
from the State Water Resources Control Board. The terms of this pennit require that .:
project development not cause any increase of sedimentation, turbidity or hazardous
materials within downstream receiving waters.
d) Changes in amount of swface water? LS. Additional surface water will be added to Alamo
Creek, however, with the imposition of Mitigation Measure 2 to maintain water quality, this is
not anticipated to be a significant impact. Representatives from Zone 7 have indicated that
Alamo Creek has been sized to acconunodate stonn water run-off from this project
e) Changes in currents or direction of water movement? NI. IT stormwater runoff is discharged
into Alamo Creek, the direction of flow will not be changed
f) Changes in quantity of groundwarers? NI. The project does not affect groundwater resources.
This is based on a telephone conversation with Dennis Lunn of Zone 7.
g) Altered direction of groundwater? NI. The project does not affect groundwater resources.
h) Impacts to grozmdwater quality? NI. The scope of the project is such that groundwater
resources will not be affected.
i) Substantial reduction of groundwater resources? LS. Future project residents will rely on
water supplied by the Dublin San Ramon Services District (DSRSD) for water supplies. Section,
XU, Utilities, further describes anticipated water supply to the project.
v. Air Quality
.
Environmental Settin~
The project site is located within the Livermore-Diablo Valley, a sheltered, inland area
surrounded by hills to the west, south and east Most of the air flow into the southern portions of
the Valley is accomplished through only two gaps in the hills: the Hayward and Niles canyons.
Local wind data show the frequent occurrence of low wind speed and calm conditions (the latter
approximately 23 percent of the time). These local, limitations on the capacity for horizontal
dispersion of air pollutants combined with the regional characteristic of restricted vertical
dispersion give the area a high potential for regional air quality problems.
Project Im>>acts
a) Violation of air quality standard? PS/M. Potential air quality impacts can be divided into
short-term, construction related impacts and long-term operational impacts associated with the
project.
In tenns of construction-related impacts, it is anticipated that the project would generate
temporary increases in dust and particulate matter caused by site excavation and grading
activities. Construction vehicle equipment on unpaved swfaces also generates dust as would
wind blowing over exposed earth surfaces. Generalized estimates of construction air emissions
include approximately 1.2 tons of dust per acre per month of construction activity. About 45
percent of construction-related dust is composed of large particles which settle rapidly on nearby
surfaces and are easily filtered by human breathing patterns. The remainder of dust consists of
small particles (also known as PMlO) and could constitute a more severe air quality impact,
unless mitigated.
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March, 1996
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.
The following mitigation measure is therefore recommended to reduce potential short-term,
construction related impacts.
Mitigation Measure 4: The following measures shall be incorporated into construction
specifications and shall be followed by the project grading contractor:
. All material excavated or graded shall be sufficiently watered to prevent excessive
amounts of dust, Watering shall occur at least twice per day with complete coverage,
preferably in the late morning and at the completion of work for the day;
· All clearing, grading, earthmoving and excavation shall cease during periods of high
winds greater than 20 mph over one hour;
· All material transponed off-site shall either be sufficiently watered or securely
fastened to prevent escape of dust and debris;
· All inactive portions of the construction site shall be planted and watered, if
construction is accomplished in more than one phase;
· On-site vehicle speed shall be limited to 15 mph;
· During rough grading and construction, Dougherty Road and Sierra Court (if used for
construction access) shall be swept at least once per day, or as required by the City of
Dublin, to remove silt ad construction debris;
· Unnecessary idling of construction equipment shall be avoided;
· Equipment engines shall be maintained in proper working condition per manufacturers'
specification;
· During periods of heavier air pollution (May to October), the construction period shall
be lengthened to minimize the number of equipment operating at one time.
Construction of the proposed project will add additional vehicular traffic to this portion of
Dublin as identified in Section VI, Transportation and Circulation. These additional vehicles will
generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dixoide
and particulate matter (PMlO). However, the location of the proposed project near a major
regional transportation corridor (Dougherty Road), the relatively high density of the project
(approximately 10 units per acre) and the fact that the proposed project is considered an "infill"
type residential project results in confonnity with the Bay Area Air Quality Management
District's Clean Air Plan.
b) Expose sensitive receptors to pollutants? LS. The project, if approved and constructed, would
add an anticipated 276 future residents to the project site. Since the site is located along
Dougherty Road, a major regional arterial highway which presently carries approximately 17,500
vehicles per day, additional sensitive receptors, future residents, would be exposed to somewhat
higher concentrations of vehicle related pollutants. Given the prevailing wind pattern from west
to east and the proposed solid noise barrier wall to be constructed adjacent to Dougherty Road,
the amount of pollutant exposure is not anticipated to be significant.
c) Alter air movement, moisture, temperature or climate? NI. The project is anticipated to consist
of one and two story single family residences. The Dublin Zoning Code restricts the height of
structures to twenty-five (25) feet which will not substantially interfere with prevailing wind
patterns or climatic conditions. The fmal height of buildings within the project will be
determined through the Planned Development process.
d) Create objectionable odors? NI. As a proposed residential project, no objectionable odors are
to be created.
Dublin Planning Department
Trumark Homes GPA
P A-95-029
Draft
March,1996
Page 22
77
VL Transportation/Circulation
[Note: The following section is based on an analysis of the rraffic and transportation performed
by TJKM Associates, Inc., transponation consultants. The entire text of the report is reprinted in
the Appendix of the Initial Study.]
Environmental Settin~
Major roadways serving the site include:
· Interstate 580, a six-lane east-west freeway connecting Dublin with nearby local
communities such as Livermore and Pleasanton and regional destinations, such as Tracy
and Oakland. In the vicinity of the proposed project, 1-580 carries between 157,000 and
164,000 vehicles per day. Nearby interchanges include 580/680; Dougheny Rd./Hopyard
Rd. and Hacienda Dr.
· Interstate 680 is a six-lane north-south freeway connecting Dublin with local
communities in the Tri- Valley area and regional destinations north and south of Dublin.
This freeway accommodates between 115,000 and 119,000 vehicles per day with
interchanges at Alcosta Blvd., Interstate 580 and Stoneridge Drive.
· Dougherty Road is a two-lane rural roadway north of the site, within Contra Costa
County which has been widened to four lanes between the Alameda County/Contra Costa
County border near Dublin. It is six lanes between Dublin Boulevard and 1-580. Average
Daily Traffic (ADT) varies between 10,750 north of Amador Valley Road to 43,500
south of Dublin Boulevard.
· Dublin Boulevard is a major east-west arterial within Dublin and is configured as a four-
lane road. Dublin Boulevard serves primarily industrial and commercial uses in the
vicinity of the project. A two-lane extension from Dougherty Road east to Tassajara Road
has recently been completed. ADT varies from 29,300 vehicles per day, east of San
Ramon Road to 4,030 east of Tassajara Road.
· Hacienda Drive is an arterial designed to provide access to Hacienda Business Park in
Pleasanton. These are two lanes of his roadway extending as far north as Dublin
Boulevard. ADT is approximately 5,300 vpd.
· Scarlett Drive is a two-lane road providing access to land uses south of Dublin
Boulevard. An extension of this road is planned to be built with funds obtained from
traffic impact fees collected from new development projects in East Dublin. The
extension will proceed along the Southern Pacific right-of-way line to the northwest from
the intersection of Scarlett Drive and Dublin Boulevard and tenninate at Dougherty Road.
· Amador Valley Boulevard is a three-lane east-west road north of the project site,
extending near San Ramon Road on the west to Dougherty Road on the east.
· 5th Street is an east-west street within the Camps Parks Reserve Forces Training Area, a
military base located immediately opposite Dougherty Road to the east of the project.
Currently, 5th Street is the main entrance to Camp Parks, although a new entrance to the
facility is planned north of the new Dublin BART station and this entrance will be
abandoned.
Dublin Planning Department
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PA-9S-D29
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March, 1996
Page 23
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. Sierra Court is a two-lane road providing local access within Sierra Business Park, an
industrial complex located south of the project site.
. Monterey Drive is a two-lane residential road west of Dougherty Road which intersects
Dougherty Road north of the project site.
. Houston Place is a two-lane road east of Dougherty Road with fronting industrial uses.
Houston Road intersects Dougherty Road south of the proposed project.
Existing traffic conditions, including development projects which have been approved in the
vicinity of the project site but not yet constructed or are presently being constructed, have been
summarized to determine peak hour level of service at key intersections in the vicinity of the
proposed project. Existing conditions are expressed in terms of volume-to-capacity on adjacent
roadways using the Level of Service (LOS) concept. LOS ratings are qualitative descriptions of
intersection operations reported using an A through F ranking system to describe travel delay and
congestion. LOA A indicates free flow of traffic through intersections and LOS F indicates
jammed conditions with excessive delay and long back-ups.
The following table summarizes existing peak hour intersection operations without the extension
of Scarlett Drive.
Intersections
1. Dougherty Rd./Project Entrance(l)
2. Dougherty Rd./Dublin Blvd.(2)
3. Dougherty Rd./Amador Valley Blvd.
4. Dublin Blvd./Scarlett Dr. (3)
5. Dougherty Rd/ 1-580 WB Ramps(2)
D
B
A
A
F
A
B
C
Notes
(1) Neither Scarlett Drive nor project entrnnce presently exists
(2) Traffic volumes at these intersections will be reduced as a result of 580 and 680 improvements.
(3) This intersection is presently unsignalized but is assumed to be signalized for analysis purposes.
Proiect Impacts
a) Increased vehicle trips or traffic congestion? PS/M. The proposed project will add additional
vehicles to local and regional roadways as a result of project construction.
The traffic report includes assumptions for project trip generation, based on Institute of Traffic
Engineers standards and distribution of project traffic on nearby streets.
The following table summarizes traffic conditions with existing development, approved but not
yet built projects and the proposed project. Also assumed in the construction of the planned
Scarlett Drive extension.
Dublin Planning Department
Trumark Homes GPA
P A-95-029
Draft
March. 1996
Page 24
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1!1!:!I!:i;I!~.llljljili~,il.il!lllflll~III.~~~~~~~~1lil!ll~iil~]~~IIi.~f:~II~li~~.~IIIl.I!I~.lli.l.ii
Period
AM
1. Dougheny Rd./Scarlett
Dr./Project Entrance
.0 :.:ill:I:I.~~~:~;.il.1I1~i~~i:,'.ii!:i.:!ii! :i....:.li.lllllf"~:li.:.::::::i:i:
V/C LOS V/C LOS
0.41 A 0.45 A
0.53 A 0.54 A
0.88 D 0.88 D
1.01 F 1.01 F
0.62 B 0.63 B
0.55 A 0.56 A
0.50 A 0.50 A
0.66 B 0.66 B
0.57 A 0.57 0.57
0.76 C 0.77 0.77
2. Dougheny Rd./Dublin Blvd.
PM
AM
PM
3. Dougherty Rd./Amador Valley AM
Blvd
PM
4. Scarlett Dr./Dublin Blvd. AM
PM
5. Dougherty Rd./I-580 WB Ramps AM
PM
e
Although the Dougherty Road/Dublin Boulevard intersection is anticipated to operate an
unacceptable levels of service during peak hours, the anticipated Level of Service at this
intersection will not change with or without approval of the proposed project. Therefore, no
impact is anticipated with regard to intersection capacity.
The following measures for the project are recommended as a part of the traffic study to mitigate e
potential impacts relating to site access. _ _ .'
Mitigation Measure 5: The project developer shall be responsible for installing frontage
improvements on Dougherty Road to upgrade the pavement condition, provide a north-
bound left-turn lane, a southbound right-turn deceleration lane and funding a "fair share"
portion of the cost of future intersection signalization. Necessary Traffic Improvement
Fees shall also be paid to the City.
Mitigation Measure 6: If the relocation of Camp Parks main entrance occurs after the
construction of the Scarlett Drive extension or this proposed project, left turns from the
proposed project and/or Camp Parks shall be prohibited.
Mitigation Measure 7: The final design of the site access off of Dougheny Road and the
driveway into the project from the access road shall be approved by the Dublin City
Engineer. The overall design shall be consistent with City plans for the relocation or
extension of Scarlett Drive.
The City of Dublin has instituted a traffic impact fee based on the number of trips generated by
development projects. The applicant will be required to pay this fee to assist in off-setting the
costs of city-wide traffic improvements as pan of development plan approval. Traffic impact fees
are estimated at $3,255 per dwelling unit for this project.
With regard to mid-block roadway volwnes and capacities, the traffic analysis reviewed existing
and projected mid-block conditions for certain key streets surrounding the project. The results of
this analysis is summarized in the table below: .e
Dublin Planning Department
Trumark Homes GPA
PA-95-029
Draft
March, 1996
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Amador Valley West of Dougherty Rd. 10,700 10,850 12,000
Blvd.
DOll he Rd.
Dou he Rd.
Dou he Rd.
Dou he Rd.
Dublin Blvd.
Dublin Blvd.
Scarlett Dr.
North of Amador Valle Blvd.
Between Amador Valle and Scarlett
Between Scarlett and Dublin Blvd.
Between Dublin Blvd and 1-580
West of Dou he Rd.
East of Dou he Rd
Between Dublin Blvd. and Dou he
10,750
17,500
19,500
43,500
23,450
9,600
4,600
10,800
17,650
20,200
43,900
23,700
9,700
4,700
12,000
30,000
30,000
50,000
30,000
12,000
30,000
Based on the above table, there will be no significant impacts to mid-block street sections in the
vicinity of the proposed project.
Finally, the traffic analysis investigated cumulative traffic conditions projected for the year 2010.
The following table presents anticipated cumulative traffic for key intersections in the vicinity of
the project
.: 1 Dougherty RdlScarlett Dr.! AM
Project Entrance PM 0.88 D 0.88 D
2 Dougherty Rd./Dublin Blvd. AM 1.24 F 1.24 F
PM 1.29 F 1.30 F
3 Dougherty Rd./ Amador Valley Rd. AM 0.83 D 0.83 D
PM 0.87 D 0.87 D
4 Scarlett Drive/Dublin Blvd. AM 0.84 D 0.84 D
PM 0.83 D 0.83 D
5 Dougherty Rd./I-580 WE Ramps AM 0.74 C 0.74 C
PM 0.90 D 0.91 E
...
, .
Thus. although several key intersections are anticipated to operate over capacity under
cumulative conditions, the incremental increase attributable to this project is less than significant,
less than 0.02.
b) Hazards to safety from designfeatures (e.g. sharp curves or dangerous intersections) or
incompatible uses (e.g.fann equipment)? PS/M. Although a final, precise design for the
proposed project has not been submitted by the applicant, implementation of the following
mitigation measure will ensure that all no public safety hazards will be created.
Dublin Planning Department
Trumark Homes GPA
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Draft
March, 1996
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Mitigation Measure 8: The final design of the project shall meet all Dublin Public
Works Department, Police Department and Fire Authority policies and standards for
internal street widths and corner radii.
..
c) Inadequate emergency access or access to nearby uses? PS/M. The applicant proposes a main
project entrance off of Dougherty Road and a secondary access connecting with Sierra Coon to
the south. The secondary access mayor may not be gated. The following mitigation measure will
ensure that adequate access by emergency vehicles is maintained at all times.
Mitigation Measure 9: If one or both of the site access points are gated or other
vehicular restrictions installed, the project developer shall obtain the approval of the
Dublin Police Department and Dougherty Regional Fire Authority to ensure that passage
by emergency vehicles through this access will not be hindered. Gating of any of the
access points shall also be approved by the City of Dublin Public Works Depanment to
ensure that adequate vehicular access can be provided in a safe manner in terms of
vehicle stacking, blockage of sidewalks and other factors.
In addition to providing one main access and one secondary access, the project developer
should provide one additional emergency vehicle access point at the westerly end of the
project, with the design and location to be approved by the Dublin City Engineer and
Zone 7, if the Zone 7 maintenance road is used for emergency access purposes.
According to representatives from the Dougherty Regional Fire Authority, construction of the
proposed project in accord with an amended General Plan and mitigation measures outlines
above will not block emergency access or conflict with regional emergency evacuation plans.
d) Insufficient parking capacity onsite or offsite? LS. The proposed project will supply parking
which meets or exceed minimum City parking requirements.
e) Hazards or barriers/or pedestrians or bicyclists? PS/M. One main drive is proposed for the .:
project off of Dougherty Road. Potential conflicts could result between project-related vehicles
and pedestrians and bicyclists traversing either Dougherty Road or the furore Iron Horse Trail.
Since the drive approach will be signalized, anticipated risks to pedestrians and bicyclists at the
main project entrance is expected to be less than significant.
The proposed project is located adjacent to a pedestrian and bicycle bridge over Alamo Creek,
immediately west of the site. The bridge has been in place for a nwnber of years and is lacking
adequate guard rails on both sides of the strucrore and the possibility exists that future residents
of this project could be endangered by the lack of guard rails. The following mitigation measure
is therefore recommended to rectify this potentially hazardous situation.
Mitigation Measure 10: The project developer shall install safety rails on both sides of
the existing pedesman bridge over Alamo Creek to the satisfaction of the Dublin City
Engineer.
f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts,
bicycle racks)? LS. Construction of the proposed project would serve to advance regional and
subregional goals and policies which promote the development of higher density residential
projects near major transportation corridors. In this instance, the site is adjacent to Dougherty
Ro~ a major transportation corridor which includes bus service by. In addition, the site is
approximately one mile from the Dublin BART station, now under construction. According to
representatives of WHEELS, additional bus service will added to Dougherty Road to serve
BART, once the station is opened.
Dublin Planning Department
Trumar1< Homes GPA
PA~95-029
Draft
March, 1996
Page 27
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g) Rail, waterborne or air traffic impacts? NI. The proposed project is not sited near operating
railroad facilities, near a navigable waterway or near an airport.
VII. Biological Resources
Environmental Setting
Portions of the site have recently been used to deposit spoils from excavations and similar public
works projects undertaken elsewhere in the City. No trees or any type of significant vegetation or
animal life have been observed on the site. The site was formerly used as a truck yard associated
with railroad operations.
Proiect Impacts
a) Endangered, threatened or rare species or their habitats (including but not limited to plants,
fish, insects, animals and birds) NT. No such species have been observed on the site based on
fIled observations conducted in November, 1995 and January, 1996.
b) Locally designated species (e.g. heritage n.ees). NT. No trees of any kind are currently
growing on the site.
c) Locally designated natural communities (e.g. oakforest, coastal habitat) NI. There are no
significant stands of vegetation on the site.
d) Wetland habitat (e.g. marsh, riparian and vernal pool)? LS. No wetlands exist on the project
site. It is anticipated that all or a portion of project storm water run-off will be transported to
Alamo Creek for ultimate disposal into San Francisco Bay. As a major regional drainage facility,
wetland habitat has been observed within the bottom of the creek. However, since the applicant
will be discharging water under the direction of Zone 7 and with the review of the California
Department of Fish and Game, this is not expected to be a significant impact. Reference
Mitigation Measure No.2.
e) Wildlife dispersal or migration corridors? Nl The site is substantially surrounded by existing
industrial or residential development and no wildlife corridors have been observed on the site.
Vll. Energy and Mineral Resources
Environmental Setting
Based on a preliminary geoteclmical survey of the site (Terrasearch, 1995) no known deposits of
minerals exist on the project site. The Conservation Element of the GenernI Plan does not
reference any significant minernI resources on the project site.
Proiect Impacts
a) Conflict with adopted energy conservation plans? NT. The proposed project will not conflict
with energy goals, policies or programs established in the GenernI Plan regarding energy or
energy conservation.
b) Use nonrenewable resources in a wasteful and inefficient manner? NT. The proposed project
is not anticipated to use resources in a wasteful manner. The project will be constructed in accord
with the Uniform Building Code and Title 24 of the California Administrative Code, both of
which require stringent energy efficient construction methods, such as insulation, thenna! pane
windows and installation of efficient appliances. Exterior landscaping will be governed by AB
325, which requires "water budgets" for landscape material sand methods of irrigation. Finally,
Dublin Planning Department
Trumark Homes GPA
PA.95-029
Draft
March, 1996
Page 28
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the City is mandated by AB 939 to reduce the solid waste stream generated by residences,
business and indusoial establishments by promoting recycling and similar programs.
c) Result in the loss of availability of a known mineral resource that would be offuture value to .
the region and residents of the State? NI. The preliminary geotechnical investigation did not
indicate that significant quantities of mineral resources are located on the site.
IX. Hazards
Environmental Settin~
The site of the proposed project is located near several potential sources of hazardous incidents,
including:
· Dublin-San Ramon Service District's Turnout 1, located immediately southeast of the site
(see Exhibit 4), which is a connection point for DSRSD to receive wholesale water from
ACFCWCD Zone 7. An integral part of this operation includes chlorination and
t1oridation of water to meet safe drinking water standards. DSRSD maintains 600 pounds
of gaseous chlorine on the site as well as 150 pounds of liquid fluoride for this pwpose.
Existing safety features include use of "fusible links" which prevent explosion of gas
cylinders, but would not prevent escape of the gas itself and a gas leak warning system
which consists of a warning light that illuminates upon detection of a leak.
According to DSRSD, the District is presently working on a district-wide water master
plan to provide service to East Dublin. Depending on the outcome of the master plan, the
location of Turnout 1 may be changed. It is unlikely that the master plan will be complete
prior to consideration of this General Plan Amendment application.
· Santa Fe Pacific Pipeline Company maintains a lO-inch pressurized refmed oil pipeline .' .::
within the Southern Pacific right-of-way area northeast of the site. The pipeline carries a
variety of refined petroleum products including aviation fuel, kerosene, automobile
gasoline and other refmed petroleum products. The pipeline originates at petroleum
refineries located in Concord and terminates in San Jose. Based on a preliminary
reconnaissance, the pipeline is located approximately 50 feet northeast of the Trumark
property. Exhibit 4..shows the approximate location of the pipeline in relation to the
project site. According to representatives of the pipeline operating company, the pipe is
periodically checked for leaks via periodic surface investigations by pipeline personnel,
internally by way of a remote video camera and by continual monitoring of pipeline
pressure by gauges throughout the pipeline to check for sudden pressure drops.
· Sierra Business Park is located immediately south of the site. The business park currently
contains only one potential use which could pose a health hazard to the proposed project
This use is a swinuning pool and spa supply establishment which sells pool supplies,
including acid for pool cleaning. The business park is zoned Ml (Light Industrial) by the
City. Pemritte4 uses include a range of manufacturing, assembly, wholesale, distribution
and storage uses. Land uses which have the potential to have a greater impact on
surrounding properties, including storage of liquefied petroleum gas, concrete and asphalt
batching plants, and outdoor uses are required to obtain a conditional use pennit from the
Dublin Planning Commission.
The applicant has submitted a Level One Environmental Site Assessment for the subject property
prepared by the :f1nn of ENGEO (8/95). This assessment included a walk through of the site and
a search of local, state and federal records of hazardous materials regulatory agencies. No
documentation of hazardous materials was found with regard to the property. The study did
Dublin Planning Department
Trumark Homes GPA
P A.9S-D29
Draft
March, 1996
Page 29
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discover four leaking underground storage tanks approximately one-half mile from the site,
however, these are not believed to present a hazard to the site.
Project Impacts
a) A risk of accidental explosion or release of hazardous substances including but not limited to
oil, pesticides, chemicals, or radiation? LS. The proposed residential project will not contain
substantial quantities of oil, pesticides, chemicals or radiation. It is likely that some of the
dwellings may contain limited amounts of household chemicals, pesticides and herbicides to be
used for gardening and small quantities of motor oil, typical of any residential development in
the community. However, these quantities are not considered to be significant.
b) Possible inteiference with an emergency response plan or emergency evacuation plan? LS.
Preliminary plans supplied by the applicant indicate that there will be two access points to the
and from the project, one on Dougherty Road and one on Sierra Court. Mitigation Measure 9
would ensure full emergency access even if site accesses are gated.
c) The creation of any health hazard or potential health hazards? NI. As a proposed residential
development, the project will not generate a health hazard.
d) Exposure of people to existing sources of potential health hazards? PS/M. Construction of the
proposed project will expose future project residents (estimated to be 276) to potential hazards
from the three sources described above: DSRSD's Turnout 1, Santa Fe Pipeline and Sierra
Business Park.
.
Turnout 1: Future residents of the project could be exposed to escape of chlorine gas from
Turnout 1. According to safety representatives from DSRSD, this would pose a
significant safety impact, although there has been ho history of any safety incidents at
Turnout 1 for the past 19 years. The possibility of a major seismic event on or near the
site would magnify safety concerns. Other similar DSRSD facilities in close proximity to
residential neighborhoods use a sodium hyperchloride system to achieve the same level
of chlorination. According to DSRSD staff, it would be possible to upgrade the
chlorination system at Turnout 1 with the assistance of the project developer.
The following mitigation is recommended to ensure that hazards related to Turri.out 1
facility can be reduced to a level of insignificance:
Mitigation Measure 11: The project developer shall:
(1) " Prior to issuance of building permits, have a signed agreement with the
DSRSD agreeing to upgrade the water treatment method of Turnout 1 which
will eliminate gaseous chlorine from the site and replace it with a system
compatible, from a safety perspective, with adjacent residential uses.
(2) Prior to occupancy of residences, all necessary treatment upgrades for
Turnout 1 shall be installed. This may include providing adequate truck access
from the project site to Turnout 1 for delivery of supplies and/or other
improvements. All such improvements shall be done to the satisfaction of the
DSRSD and Dublin City Engineer.
· Oil Pipeline: Future residents of the proposed project could be subject to hazards from
escaping refined petroleum products or from fIre and explosion if the pipeline were to
break or rupture. This risk would be increased in the event of a seismic event. The .". -;
Transportation Research Board (fRB) has issued a special report (219) entitled Pipelines .""
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and Public Safety which recommends a safety setback from pipelines of 35 to 60 feet
from the centerline of a liquid carrying pipeline. Preliminary plans submitted by the
applicant indicate that a minimum 50-foot setback from the pipeline will be maintained
within the project. Based on this sOllctural setback from the pipeline, construction of a
masonry wall is not required.
The following mitigations are recommended in the Level One Site Assessment to ensure
that hazards related to pipeline leakage or rupture be reduced to a level of insignificance.
Mitigation Measures 13 and 14 were recommended in the Level One Assessment
Mitigation Measure 12: A minimum setback of 50 feet shall be established and
maintained from the petroleum pipeline and any habitable structure on the project site.
Mitigation Measure 13: A subsurface investigation, including recovery of soil and
ground water samples, should be undertaken to address potential impacts from the
adjacent petroleum pipeline and former rail transfer facility.
Mitigation Measure 14: The property should be monitored by an environmental
professional during demolition and pregrading activities to observe areas which may
have been obscured by remnant structures, paving or fill material. Recommendations
of the environmental professional shall be followed during site grading and
construction.
. Sierra Business Park: The business park presently contains a range of light industrial,
warehouse, wholesale and distribution uses in immediate proximity of the proposed
project. Adjacent uses include a street maintenance yard (MCE), a metal fabrication
company (Ron Nunes Enterprises), a Federal Express delivery center and similar uses.
Although these uses are a source of noise (which is addressed in Section X, Noise), they
are not anticipated to result in significant hazards to proposed residential uses on the
Trumark site. An analysis of past hazardous incidents in the vicinity of the project site
indicate that 24 such incidents have been reported to the Fire Authority between 1990 and
1995. These have ranged from relatively minor incidents such as gasoline spills to more
serious incidents, such as three hazardous materials releases in 1991, three releases in
1993 and one release in 1994.
e) Increasedfire hazard in areas with flammable brush, grass or trees? PS/M. Construction of
the proposed project will add wood frame dwellings, garages and other related improvements,
including new landscaping. All structures will be built in confonnity with provisions of the
Uniform Building Code and Uniform Fire Code to minimize fire hazard. Landscaped areas will
be permanently irrigated to ensure that plant material will not be flammable, based on
recommended Mitigation Measure 15, below.
Mitigation Measure 15: Permanent irrigation systems and automatic controllers shall be
installed within all landscaped planter areas to assist in reducing the danger from grass
fires.
X. Noise
Environmental Settin~
[Note: The following section is based on a noise analysis of the site performed by Edward L.
Pack Associates, Inc., acoustical consultants. The entire text of the report is reprinted in the
Appendix of the Initial Study.]
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Primary sources of noise in the vicinity of the project site include vehicular-related noise
emanating from Dougherty Road and noise generated by industrial and truck operations within ..
the Sierra Business Park, immediately south of the site.
Long-term measurements of existing noise levels were made over a 24-hour period to determine
the present noise environment. Monitoring locations included a spot approximately 73 feet west
of the centerline of Dougherty Road and a second site along the southerly property line near the
Federal Express facility.
Expressed in Leq (continuous equivalent energy levels), the existing noise level adjacent to
Dougherty Road range from 60.0 dBA (decibels weighted to an "A" scale, approximating the
perception level of the human ear) during daytime hours, 58.6 to 60.5 during the evening and
50.4 to 60.7 dBA during the nighttime period.
The recorded noise level along the southerly property line existing noise levels (also expressed in
Leq) range from 49.0 dBA to 60.5 during daytime hours, 44.5 to 48.5 during the evening and
45.0 to 62 dBA at night.
In addition to the above, measurements of short-term noise were made at the southerly site
property line adjacent to the Ron Nunes Company, a metal fabricating establishment Existing
noise levels were found to range from 55 dBA for normal, on-going work to 87 dBA associated
with forklift operations.
The Noise Element of the City's General Plan establishes the following noise exposure limits for
residential (exterior) and industrial land use types (expressed in decibels):
.
".
Land Use Normally Conditionally Normally Clearly
Acceptable Acceptable Unacce.ptable Unacceptable
Residential 60 or less 60-70 70-75 Over 75
Industrial 70 or less 70-75 Over 75
ProieCt Impacts
a) Increases in existing noise levels? PS/M. As a residential project, small, incremental
permanent increases in noise from automobiles, mechanical and gardening equipment and similar
can be expected. These are not anticipated to be significant. Short-term construction related noise
can also be expected to be generated which could be considered significant based on specific
types of equipment which may be used in the construction process.
The following mitigation measure is therefore recommended to limit the potential impacts of
construction noise to an acceptable level.
Mitigation Measure 16: All construction activities on the project site shall be limited to
7 a.m. to 5 p.m., Monday through Friday, unless alternative hours are approved by the
Dublin Building Official for structural construction and the City Engineer for grading
activities. Construction equipment, including compressors, generators, and mobile
equipment, shall be fined with heavy duty mufflers designed to reduce noise impacts.
b) Exposure of people to severe noise levels? PS/M. The acoustic analysis reviewed existing and
future traffic conditions (Year 2010) as well as surrounding industrial operations to predict the
effect of noise levels on proposed residential dwellings.
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Using standard noise prediction techniques published by the Highway Research Board, future
exterior noise levels for that ponion of the site adjacent to Dougheny Road will be 68 dB which
is 8 dB higher than normally acceptable for residential dwellings under the Noise Element. For
that portion of the site adjacent to Sierra Business Park it is predicted that future noise levels at
residential building setbacks will also be 68 dB, which is higher than the normally acceptable
noise exposure level. This prediction assumes that noise levels at the property line between the
site and business park will be 75 dB, the higher acceptable level for industrial uses pursuant to
the Noise Element.
Future interior noise levels for residential dwellings are also anticipated to be 8 dB in excess of
noise standards of 45 dB.
These anticipated future noise levels represent significant levels of noise which would be
considered irritating to future residents of the proposed project. Implementation of the following
mitigation measures will reduce future noise levels to levels of insignificance.
Mitigation Measure 17: To mitigate exterior noise levels, an acoustically-effective
barrier shall be constructed generally along the propeny line of the site contiguous with
Dougherty Road and along the southerly property line, as shown on Exhibit 5. Barriers
height shall range from 6 to 12 feet in height with the fmal heights of the barriers
determined by an acoustical engineer based on the final grading plan. The barrier must be
air tight, without cracks, gaps or other openings, and may be constructed of concrete,
stucco, masonry, earthen berm or equivalent material. The barriers under 10 feet high
must have a minimum surface weight of 2.5 pounds per sq. ft. and barriers over 10 feet
shall have a minimum surface weight of 3.0 pounds per square foot.
Mitigation Measure 18: To mitigate interior noise levels, the following window controls
shall be provided as noted:
· Maintain closed at all times all windows of second floor and unshielded first floor
living spaces of dwellings located within 150 feet of the centerline of Dougherty with a
direct or side view of the roadway. These windows shall be rated with a minimum
Sound Transmission Class (STC) 28. Alternatively, such windows may be kept open
up to 50% of the time for natural ventilation, however, they must be fitted with
window assemblies rated minimum STC 39;
· Maintain closed at all times all windows of second floor and unshielded frrst floor
living spaces of houses located between 160 feet and 225 feet of the south property
line and which also have a direct or side view of industrial uses. These windows shall
be rated minimum STC 22. Alternatively, these windows may be kept open up to 50%
of the time for natural ventilation, however, they must be fitted with window
assemblies rated minimum STC 28;
· Uniform Building and Mechanical Codes for ventilation of habitable structures shall
be complied with.
XI. Public Services.
Environmental Setting
The project site is served by the following service providers:
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· Fire Protection. Fire protection is provided by the Dougherty Regional Fire Authority
which provides structural fIre suppression, rescue, hazardous materials control and public
education selVices.
· Police Protection. Police protection is provided by the Dublin Police Department which is
headquartered in the Civic Center. The Department, which maintains a sworn staff of 31
officers, perfomls a range of public safety services including patrol, investigation, traffic
safety and public education.
· Schools. Educational facilities are provided by the Dublin Unified School District which
operates kindergarten through high school services within the community. Schools which
would serve the project include Dublin High School (grades 9-12), which has a current
enrolhnent of 846 students and Wells Middle School (graded 6-8), which has a current
enrolhnent of 810. Grades K - 5 could be served by one of three elementary schools within
the District.
· Maintenance. The City of Dublin provides public facility maintenance, including roads,
parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic
Plaza.
· Other ~overnmental services. Other governmental selVices are provided by the City of
Dublin including community development and building selVices and related
governmental services. Library service is provided by the Alameda County Library with
supplemental funding by the City of Dublin.
The City of Dublin is presently considering imposing a Public Facilities Fee for all new
residential development in the community for the purpose of financing new municipal public
facilities needed by such development Facilities anticipated to be funded by the proposed fee
would include completion of the Civic Center Complex, construction of a new library, expansion
of the existing senior center, acquisition and development of new community and neighborhood
parks and similar municipal; buildings and facilities.
Environmental Impacts
a) Fire protection? LS. According to representatives of the Fire Authority, the proposed project
lies within a 1 1/2 mile radius of a fire station located at 9399 Fircrest in Dublin. A typical
response time of under five minutes is anticipated. As part of the site development review
process, specific fire protection requirements will be imposed on the development to ensure
compliance with applicable provisions of the Uniform Fire Code.
b) Police protection? LS. According to representatives from the Police Department, adequate
resources presently exist to serve the proposed development.
c) Schools? PS/M. The Dublin Unified School District recently completed a Facilities Master
Plan which includes estimates of student generation by residential density type. Typical medium
density residential projects would generate the following students.
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K-5 92 D.17/unit 16 .
&.8 92 D.D8/unit 7
9-12 92 D.1 D/unit 9
Total - - 32
Note: Estimated number of students have been rounded up to the nearest whole number.
Since many local schools are or are expected to be at full capacity In the near future, the
following mitigation is recommended to ensure that potential impacts can be reduced to a less
than significant level.
Mitigation Measure 19: The applicant shall, prior to issuance of building pennits, obtain
a written agreement with the Dublin Unified School District for the project's fair share
mitigation of school impacts. Any fees which are required pursuant to that agreement
shall be paid prior to issuance of building pennits.
d) Maintenance of public facilities, including roads? 1$. The project represents an incremental
increase in area population and vehicles. Roadways within the project will be privately owned
and maintained. The applicant is required to pay a traffic impact fee to the City of Dublin which
will assist in of-setting costs of public roadway maintenance.
e) Other governmental services? 1$. The project would represent an incremental mcrease in the
demand for local governmental services.The following mitigation measure will ensure that new
development proposed by this project will pay a fair share of funding new municipal services In
the community.
Mitigation Measure 20: The applicant shall pay a per-unit Public Facility Fee prior to
issuance of building pennit, if such fee program is adopted by the City Council.
XU. Utilities and Service SysteIm.
.:.
Environmental Settin~
The project site is served by the following service providers:
· Electrical and natural gas power: Pacific Gas and Electric Co.
· Communications: Pacific Bell
· Water supply and sewage treatment: Dublin San Ramon Services District
· Storm drainage: City of Dublin
· Solid waste disposal: Dublin-Livermore Disposal Company
Environmentallrrtpacts
a) Power or natural gas? 1$. According to representatives from Pacific Gas and Electric
Company. adequate facilities exist in the vicinity of the project to provide power and natural gas
service.
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b) Communication systems? LS. According to representatives from Pacific Bell, communication
facilities presently exist near the site which could be extended to serve future development on the
sire.
c) Local or regional water treatment or distribution systems? LS. According to representatives of
DSRSD, 12-inch and 16-inch water mains exist on the periphery of the site which could provide
adequate water volumes and pressures for domestic and fIre fIghting purposes to the proposed
project DSRSD purchases water on a wholesale basis from Zone 7 of the Alameda County
Flood and Water Conservation District and provides water service to residences and businesses
within its service area.
d) Sewer or septic systems? LS. According to representatives of DSRSD, 8-inch sewer lines have
been constructed within the right-of-way of Dougherty Road and within Sierra Court, south of
the proposed project. Adequate capacity exists to acconunodate anticipated sewer flows from the
proposed project Untreated effluent would be transported to DSRSD's Regional Treatment Plant
in Pleasanton for treatment prior to being discharged into the East Bay Discharge Authority's
outfall line for eventual disposal into San Francisco Bay. DSRSD officials indicate that adequate
capacity exists within the regional treatment facility to accommodate this project.
e) Storm water drainage? LS. This topic was previously addressed in Section IV, Water.
1) Solid waste disposal? LS. The City of Dublin contracts with Livermore-Dublin Disposal
Company to collect solid waste from households and businesses and transport it to the Altamont
Landfill, located in eastern Alameda County. The Landfill currently has an anticipated capacity
until the year 2005 and plans are undelWay to extend landfill capacity for an additional 50 years.
Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that
the City's waste stream complies with state requirements for reduction of solid waste. The most
current information available indicates that Dublin exceeds state requirements for reducing solid
waste.
Although approval of the proposed project will incrementally increase the amount of solid waste,
any such increases will be able to be accommodated with existing facilities and resoW'ces.
g) Local or regional water supplies? LS. DSRSD staff indicate that adequate long term water
supplies are available from Zone 7 and other sources to serve the proposed project
Xlll. Aesthetics.
Environmental Settin~
The site is currently vacant of any permanent structures, although it is being used to store
excavated earthen material and other construction debris.
Environmental Impacts
a) Affect a scenic vista or view? LS. The Dublin Zoning Ordinance limits low and medium
density residential building height to 25 feet and the nearest residential dwellings (Arroyo Vista
complex) are located approximately 100 to 150 feet to the north. Therefore, distant views to the
foothills from adjacent residential areas will not be blocked.
b) Have a demonstrable negative aesthetic effect? PS/M. Recommended noise mitigation include
construction of a to-foot high noise barrier wall adjacent to Dougherty Road and a 12 foot high
noise barrier wall along the southerly property line. The proposed height of these barriers could
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be a negative aesthetic impact to future residents of the project as well as passers-by on
Dougherty Road and occupants and visitors to nearby properties. The following mitigation is
therefor recommended to reduce potential impacts to a level of insignificance.
Mitigation Measure 21: The design of the proposed project shall incorporate the
following features:
. The 12-foot wall along the southerly property line shall be "softened" with the planting
of permanent vines on both sides of the wall and trees on the residential side of the
wall.
· The IO-foot wall along Dougherty shall be constructed of decorative block material,
shall be setback a minimum distance of ten feet from the property line and shall be
"softened" by appropriate landscape material, including trees, shrubs and vines and use
of turfed berms.
. Specific planter widths and planting details for noise barrier walls shall be shown on
landscape plans for the project, which will be reviewed and approved by the City at
Site Development Plan review.
c) Create light or glare? LS. Although it is expected that the proposed residential project will
add additional exterior lighting in the project vicinity, including driveway lighting, security
lighting and porch lights, a significant amount of this lighting will occur behind noise barriers
and will not be visible from Dougherty Road or from adjacent properties.
XIV. Cultural Resources
Environmental Setting:
The Northwest Information Center, located at Sonoma State University, was contacted regarding
this project and a search of records, including cultural, archeological, paleontological and
historical literature conducted.
The records search indicate that the site contains no recorded Native American or historical
cultural resources sites on file with the Center. State and federal inventories similarly list no
historic resources on the site nor does any record exist of previous archeological studies of the
project area.
Native American archeological sites tend to be situated on broad midslope terraces and alluvial
plains near former and existing water sources, so the possibility does exist of historic or
archeological artifacts, however, the Center concluded that the possibility of identifying historic
cultural resources on the site is low.
Proiect Impacts
a) Disturb paleontological resources? NI, based on Northwest Information Center letter.
b) Disturb archeological resources? PS/M. The Northwest Information Center letter indicates
the possibility of sites or artifacts on the site given the proximity to Alamo Creek. The following
mitigation is therefore recommended to reduce any such impacts to a level of insignificance:
Mitigation Measure 22: Should archeological artifacts or remains be discovered during
construction of the project, work in the vicinity of the find shall stop immediately until a
qualified archeologist can evaluate the site and detennine the significance of the find.
Project personnel shall not collect or alter cultural resources. Identified cultural resources
shall be recorded on forms DPR 422 (archeological sites) and/or DPR 523 (historic
.
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resources). If human remains are found, the County Coroner shall be contacted
immediately.
c) Have the potential to cause a physical change which would affect unique ethnic cultural
values? NI, based on the Northwest Information Center letter.
d) Restrict existing religious or sacred uses within potential impact area? NI, no such sites have
been identified based on a comprehensive records search of the project site.
XV. Recreation.
Environmental Settin~
City parks closest to the project site include Stagecoach Park, Alamo Creek Park, both
neighborhood parks and Dublin Sports Grounds, a community park.
PrQject hnpacts
a) Increase the demandfor neighborhood or regional parks or other recreationalfacilities? LS.
The addition of approximately 276 residents in this portion of the City will add an incremental
demand for parks and recreational facilities. A portion of needed park facilities will be met by
proposed construction of a small private park within the project. However, demand would still
exist for community-scale park and playground facilities. The applicant will be required to pay
either a public facility fee, which is still pending before the City Council, or Quimby Act park
dedication fees, which are still collected by the City but which will be included within the public
facility fee, should this fee be adopted by the City (reference Mitigation Measure 17).
b) Affect existing recreational opportunities? PS/M. The project site is immediately adjacent to
the Iron Horse Trail, a regional multi-use trail presently being developed by the City of Dublin
on the site of the former Southern Pacific Railroad line between Contra Costa County and
Pleasanton. Precise interlaces between the trail and the proposed project have not yet been
formulated. The applicant has proposed to construct a wooden fence adjacent to the Trail.
According to EBRPD representatives, no significant adverse impacts are anticipated should the
proposed project be constructed. The proposed mitigation is recommended to ensure that no
adverse impacts will be created by the proposed project With respect to the Iron Horse Trail:
Mitigation Measure 23: The applicant shall work with City of Dublin with input from
the East Bay Regional Parks District, through the Site Development Review process, with
regard to treatment of the proposed project adjacent to the Iron Horse Trail, including
number and location of access points, wall treatment and landscaping.
The applicant shall also dedicate to the City of Dublin and improve additional right-of-
way for recreational purposes, generally located on the northwest corner of the site. This
dedication will complete public ownership of the Iron Horse Trail in this portion of the
City.
XVL Mandatory Findings of Significance
a) Does the project have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause afish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of
or restrict the range of a rare or endangered plant or animal or eliminate important examples of
the major periods of California history or prehistory? No. The preceding analysis indicates that
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the proposed project will not have a significant adverse impact on overall environmental quality,
including biological resources or cultural resources.
b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, .
environmental goals? No. The project represents an example of infill, higher density housing
which will be sited near a major regional transportation corridor.
c) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the effects of other current projects
and the effects of probable future projects). No although incremental increases in certain areas
can be expected as a result of constructing this project, including additional traffic air emissions,
light and glare and need for public services and utilities, the project site lies within an already
urbanized area and sufficient capacity exists within service systems to support the additional
population anticipated associated with the project
d) Does the project have environmental effects which will cause substantial adverse effects on
human beings, either directly or indirectly? No. Although potential safety impacts exist in the
vicinity of the, adequate mitigations are proposed to reduce such potential impacts to levels of
insignificance.
Summary of Mitigation Measures
Mitigation Measure 1: The project developer shall prepare and the City shall approve an erosion
and sedimentation control plan for implementation throughout project construction. The plan
should be prepared in accordance with City of Dublin and RWQCB design standards. The plan,
at a minimum, should include the following:
· All disturbed areas should be immediately revegetated or otherwise protected from both
wind and water erosion upon completion of grading activities;
· Stonnwater runoff should be collected into stable drainage channels from small drainage
basins to prevent the build up of large, potentially erosive stonnwater flows;
· Specific_ measures to control erosion from stockpiled earth material;
· Runoff should be directed away from all areas disturbed by construction;
· Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge
into off-site drainage culverts or channels;
· Major site development work involving excavation and earth moving for construction
shall be done during the dry season, except as may be approved by the City Engineer
Mitigation Measure ~: The project developer sball obtain any required pennits from the
California Department of Fish and Game prior to discharge of water into Alamo Creek.
Mitigation Measure 3: The applicant sball obtain an NPDES general construction pennit from
the State Water Resources Control Board. The terms of this permit require that project
development not cause any increase of sedimentation, turbidity or hazardous materials within
downstream receiving waters.
Mitigation Measure 4: The following measures shall be incorporated into construction
specifications and shall be followed by the project grading contractor:
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. All material excavated or graded shall be sufficiently watered to prevent excessive
amounts of dust, Watering shall occur at least twice per day with complete coverage,
preferably in the late morning and at he completion of work for the day;
. All clearing, grading, earthmoving and excavation shall cease during periods of high
winds greater than 20 mph over one hour;
. All material transported off-site shall either be sufficiently watered or securely fastened to
prevent escape of dust and debris;
. All inactive portions of the construction site shall be planted and watered, if construction
is accomplished in more than one phase;
. On-site vehicle speed shall be limited to 15 mph;
. During rough grading and construction, Dougherty Road and Sierra Court (if used for
construction access) shall be swept at least once per day, or as required by the City of
Dublin, to remove silt ad construction debris;
. Unnecessary idling of construction equipment shall be avoided;
. Equipment engines shall be maintained in proper working condition per manufacturers'
specification;
. During periods of heavier air pollution (May to October), the construction period shall be
lengthened to minimize the number of equipment operating at one time.
Mitigation Measure 5: The project developer shall be responsible for installing frontage
improvements on Dougherty Road to upgrade the pavement condition, provide a north-bound
left-turn lane, a southbound right-turn deceleration lane and funding a "fair share" portion of the
cost of future intersection signalization. Necessary Traffic Improvement Fees shall also be paid
to the City
Mitigation Measure 6: If the relocation of Camp Parks main entrance occurs after the
construction of the Scarlett Drive extension or this proposed project, left turns from the proposed
project and/or Camp Parks shall be prohibited.
Mitigation Measure 7: The final design of the site access off of Dougherty Road and the
driveway into the project from the access road shall be approved by the Dublin City Engineer.
The overall design shall be consistent with City plans for the relocation or extension of Scarlett
Drive.
Mitigation Measure 8: The final design of the project shall meet all Dublin Public Works
Department, Police Department and Fire Authority policies and standards for internal street
widths and corner radii.
Mitigation Measure 9: If one or both of the site access points are gated or other vehicular
restrictions installed, the project developer shall obtain the approval of the Dublin Police
Department and Dougherty Regional Fire Authority to ensure that passage by emergency
vehicles through this access will not be hindered. Gating of any of the access points shall also be
approved by the City of Dublin Public Works Department to ensure that adequate vehicular
access can be provided in a safe manner in terms of vehicle stacking, blockage of sidewalks and
other factors.
In addition to providing one main access and one secondary access, the project developer should
provide one additional emergency vehicle access point at the westerly end of the project, with the
design and location to be approved by the Dublin City Engineer and Zone 7, if the Zone 7
maintenance road is used for emergency access purposes.
Mitigation Measure 10: The project developer shall install safety rails on both sides of the
existing pedestrian bridge over Alamo Creek to the satisfaction of the Dublin City Engineer.
Dublin Planning Department
Trumark Homes GPA
PA-95..o29
Draft
March, 1996
Page 42
15
Mitigation Measure 11: The project developer shall:
(1) Prior to issuance of building permits, have a signed agreement with the DSRSD
agreeing to upgrade the water treaunent method of Turnout 1 which will eliminate ..
gaseous chlorine from the site and replace it with a system compatible, from a safety
perspective, with adjacent residential uses.
(2) Prior to occupancy of residences, all necessary treatment upgrades for Turnout 1 shall
be installed. This may include providing adequate truck access from the project site to
Turnout 1 for delivery of supplies and/or other improvements. All such improvements
shall be done to the satisfaction of the DSRSD and Dublin City Engineer.
Mitigation Measure U: A minimum setback of 50 feet shall be established and maintained
from the petroleum pipeline and any habitable structure on the project site.
Mitigation Measure 13: A subsurface investigation, including recovery of soil and ground water
samples, should be undertaken to address potential impacts from the adjacent petroleum pipeline
and former rail transfer facility.
Mitigation Measure 14: The property should be monitored by an environmental professional
during demolition and pregrading activities to observe areas which may have been obscured by
reIIUlant structures, paving or fill material. Recommendations of the environmental professional
shall be followed during site grading and construction.
Mitigation Measure 15: Permanent irrigation systems and automatic controllers shall be
installed within all landscaped planter areas to assist in reducing the danger from grass fires.
Mitigation Measure 16: All construction activities on the project site shall be limited to 7 a.m.
to 5 p.m., Monday through Friday, unless alternative hours are approved by the Dublin Building
Official for structural construction and the City Engineer for grading activities. Construction
equipment, including compressors, generators, and mobile equipment, shall be fitted with heavy
duty mufflers designed to reduce noise impacts.
........
'.
Mitigation Measure 17 : To mitigate exterior noise levels, an acoustically-effective barrier shall
be constructed generally along the property line of the site contiguous with Dougherty Road and
along the southerly property line, as shown on Exhibit 5. Barriers height shall range from 6 to 12
feet in height with the fmal heights of the barriers determined by an acoustical engineer based on
the final grading plan. The barrier must be air tight, without cracks, gaps or other openings, and
may be constructed of concrete, stucco, masonry, earthen berm or equivalent material. The
barriers under 10 feet high must have a minimum surface weight of 2.5 pounds per sq. ft. and
barriers over 10 feet shall have a minimum surface weight of 3.0 pounds per square foot.
Mitigation Measure 18: To mitigate interior noise levels, the following window controls shall
be provided as noted:
. Maintain closed at all times all windows of second floor and unshielded first floor
living spaces of dwellings located within 150 feet of the centerline of Dougherty with a
direct or side view of the roadway. These windows shall be rated with a minimum
Sound Transmission Class (STC) 28. Alternatively, such windows may be kept open
up to 50% of the time for natural ventilation, however, they must be fitted with
window assemblies rated minimum STC 39;
. Maintain closed at all times all windows of second floor and unshielded frrst floor
living spaces of houses located between 160 feet and 225 feet of the south property
Dublin Planning Department Draft Page 43
Trumark Homes GPA March, 1996
P A-95-029
.": "..
..
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'.
line and which also have a direct or side view of industrial uses. These windows shall
be rated minimwn STC 22. Alternatively, these windows may be kept open up to 50%
of the time for natural ventilation, however, they must be fitted with window
assemblies rated minimum STC 28.
· Uniform Building and Mechanical Codes for ventilation of habitable structures shall
be complied with.
Mitigation Measure 19: The applicant shall, prior to issuance of building permits, obtain a
written agreement with the Dublin Unified School District for the project's fair share mitigation
of school impacts. Any fees which are required pursuant to that agreement shall be paid prior to
issuance of building permits.
Mitigation Measure 20: The applicant shall pay a per-unit Public Facility Fee prior to issuance
of building permit, if such fee program is adopted by the City Council.
Mitigation Measure 21: The design of the proposed project shall incorporate the following
feattlres:
· The 12-foot wall along the southerly property line shall be "softened" with the planting
of permanent vines on both sides of the wall and trees on the residential side of the
wall.
· The lO-foot wall along Dougherty shall be constructed of decorative block material,
shall be setback a minimum distance of ten feet from the property line and shall be
"softened" by appropriate landscape material, including trees, shrubs and vines and use
of twfed berms.
· Specific planter widths and planting details for noise barrier walls shall be shown on
landscape plans for the project, which will be reviewed and approved by the City at
Site Development Plan review.
Mitigation Measure 22: Should archeological artifacts or remains be discovered during
construction of the project, work in the vicinity of the fmd shall stop immediately until a
qualified archeologist can evaluate the site and determine the significance of the fmd. Project
personnel shall not collect or alter cultural resources. Identified cultural resources shall be ~.
recorded on forms DPR 422 (archeological sites) and/or DPR 523 (historic resources). If human
remains are found, the County Coroner shall be contacted irtunediately.
Mitigation Measure 23: The applicant shall work with City of Dublin with input from the East
Bay Regional Parks District, through the Site Development Review process, with regard to
treatment of the proposed project adjacent to the Iron Horse Trail, including number and location
of access points, wall treatment and landscaping.
The applicant shall also dedicate to the City of Dublin and improve additional right-of-way for
recreational purposes, generally located on the northwest corner of the site. This dedication will
complete public ownership of the Iron Horse Trail in this portion of the City.
Dublin Planning Department
Trumari< Homes GPA
P A-95-029
Draft
March, 1996
Page 44
11
Initial Stud)' Preparer
Jerry Haag, Urban Planner
.
Agencies and Organizations Consulted
The following agencies and organizations were contacted in the course of this Initial Study:
City of Dublin
Larry Tong, Planning Director
Dennis Carrington, Senior Planner
Jeri Ram, Associate Planner
Mehran Sepelui, Senior Engineer
Diane Lowart, Community Services Director
Dublin-San Ramon Services District
Barbara Darlington, Consultant
Mike Bryant, Operations Manager
John Mauck, fonner Operations Manager
Danika Johnson, Safety Technician
Rhordora Biagtan, Engineer
Dougherty Regional Fire Authority
Russ Fulwood, Battalion Chief
Dublin Unified School District
.
Jean Howland, Business Manager
East Bay Regional Parks District
Dan Sykes, Environmental Planner
Steve Fiala, Trails Coordinator
Zone 7 Alameda County Flood Control and Water Conservation District
Joe Seto, Engineer
Dennis Lunn, Engineer
Pacific Gas and Electric Co.
Julio Ortiz, Service Engineer
Pacific Bell
Regan Dylan, Service Representative
Santa Fe Pipeline Company
Dublin Planning Department
Trumark Homes GPA
PA-9S-D29
Draft
March,1996
Page 45
.
1%
Mike Flores, Assistant Area Supervisor
. References
Dublin General Plan, Revised September 1992
Dublin General Plan Housin~ Element. June, 1990
Draft EIR. Schaefer Ranch General Plan Amendment. WPM Planning Team, Inc,
December 1995
Feasibility Investi~ation on Dublin Site Cluster Housin~, Terrasearch Inc., August 1995
Phase One Environmental Site Assessment, ENGEO Inc., August, 1995
Pipelines and Public Safety, Transponation Research Board, 1988
Noise Assessment Study for the Planned Cluster Housin~ DevelQpment Doueheny
Road. Dublin, Edward L. Pack Associates, December, 1995
Traffic Studv of the Trumark Homes Proposed Residential Development TJKM
Associates, February, 1996
.-.
..
Dublin Planning Department
Trumark Homes GPA
PA-95-029
Draft
March, 1996
Page 46
11
Appendices
.
i
Page 47 ..
Dublin Planning Department
Trumark Homes GPA
PA-95-029
Draft
March, 1996
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