Loading...
08-12-2014 - Agenda PacketPlanning Commission Regular Meeting City of Dublin August 12, 2014 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – July 22, 2014 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA 2013-00046 – Transit Center Site A-1 General Plan/Eastern Dublin Specific Plan Amendment, Planned Development rezoning with related Stage 1 and Stage 2 Development Plan, Site Development Review, Vesting Tentative Map 8167, and CEQA Addendum for 52 townhouse condominium units on a 2.86-acre site. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and th e federal rules and regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less th an 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Develo pment Department. (OVER FOR PROCEDURE SUMMARY) ; STAFF REPORT � PLANNING COMMISSION DATE: August 12, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2013-00046 Transit Center Site A-1 General Plan/Eastern Dublin Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Map 8167 for 52 townhouse condominium units and a CEQA Addendum on a 2.86-acre site Report Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The Applicant, Summerhill Homes, is proposing to construct 52 townhouse condominium units on a 2.86-acre site currently owned by the Alameda County Surplus Property Authority. The site currently has a land use designation of High Density Residential (25.1 or greater units per acre) with consistent Planned Development (PD) zoning. The Applicant is requesting to amend the General Plan and the Eastern Dublin Specific Plan to change the land use designation to Medium-High Density Residential (14.1 to 25 units per acre) a with corresponding PD rezoning and Development Plan. The Application also includes a Site Development Review and Vesting Tentative Map 8167 for 52 3-story townhouse condominium units. Parking for each unit would be provided within an enclosed two-car garage. The project density, at approximately 18.18 dwelling units per acre, is consistent with the requested Medium-High Density Residential land use designation. The Project includes three floor plans ranging in size from 1,826 square feet to 2,053 square feet with an optional ground floor accessible bedroom and optional bathroom for each plan. A CEQA Addendum is also included. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt a Resolution recommending that the City Council adopt a CEQA addendum for the Transit Center Site A-1 Project; 6) Adopt a Resolution recommending that the City Council adopt a Resolution approving General Plan and the Eastern Dublin Specific Plan Amendments for the Transit Center Site A-1 Project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the Transit Center Site A-1 project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan; and 8) Adopt a Resolution recommending that the City Council adopt a resolution approving a Site Development Review Perry' and Vesting Tentative Map 8167 for Transit Center Site A-1 project. LAize, Submitted By: R vie By: Mike Porto, Consulting Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: OA Page 1 of 15 G:IPA120131PLPA-2013-00046 Transit Center A-11PC Mtg 8.12.141PCSR Transit Ctr Site A-1_8 12 14.doc PROJECT DESCRIPTION: Background The project site is part of the 90.65-acre planning area originally approved as Transit Center Village amended into the Eastern Dublin Specific Plan area in 2002 (PA 00-013). It is owned by the Alameda County Surplus Property Authority (ACSPA) with a portion of the site previously used for overflow parking by the Bay Area Rapid Transit District (BART). The area originally was part of the Camp Parks Reserve Forces Training Area (Parks RFTA) owned by the U. S. Army, but came under ownership and management of the ACSPA as a result of the downsizing of a number of U. S. military establishments and several land exchanges. The larger Transit Center Village area generally is bounded on the north by Dublin Boulevard, on the south by 1-580 and existing Dublin/Pleasanton BART station, on the east by Arnold Road, and on the west by the Iron Horse Trail which is a regional recreational area along an abandoned railroad right-of-way. In addition to improvements to the BART station, including the construction of an approximate 1,700-space parking structure, a number of approved planning sites already have been developed. The project site is part of Development Parcel A, an 8.29- acre area delineated as Sites A-1, A-2, A-3, which under the approved Planned Development zoning at 64 units per acre would have allowed for maximum of 530 units. Site A-1 is the subject of this Staff Report. Site A-2, across Campbell Lane immediately east of the project site, has been developed as the 112-unit Camillia Place Apartments (affordable housing), built in 2004/2005. The Alameda County Surplus Property Authority has designated 190 High Density Residential units for Site A-3. Site A-3 is currently owned by MetLife and there is no proposal for development at this time. Project Site The Transit Center Site A-1 project site is located along the south side of Dublin Boulevard, west of Campbell Lane, and northeast of the Iron Horse Regional Trail (former railroad right-of way) within the Transit Center planning area of the Eastern Dublin Specific Plan as shown on the vicinity map below: Vicinity Map DUBLIN eta PROJECT CE"""'- SITE , MEIN s /7J: 2 of 15 The project site generally is triangular in shape and has a relatively flat topography. The average existing grade typically is about 1% that gently slopes to the south and east. The northerly portion of the project site along Dublin Boulevard is vacant and undeveloped. The southerly portion of the Project Site had been used for interim parking for the Transit Center. Surrounding street improvements are limited to curbs and gutters along Dublin Boulevard and Campbell Lane. There are no permanent structures, existing drainage courses, or native vegetation on-site. However, a small pool of approximately 172 square feet at the northwest point of the project is a remnant of a man-made drainage ditch. The plans for Transit Center Site A-1 propose to fill and re-grade that area, and therefore the proposed improvement for that portion of the project site would be subject to permits and inspection by the applicable regulating agencies and also subject to habitat impact mitigations from the prior 2002 EIR for the Dublin Transit Center. In addition, an underground pipeline for petroleum transport runs along the northerly boundary of the Iron Horse Trail within 8 feet of the southwesterly property line. The project site has a current General Plan and EDSP land use designation of High Density Residential (HDR) and consistent Planned Development Zoning. On June 18, 2013, the City Council adopted Resolution 114-13 approving the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study based on the current proposal. Adjacent and Surrounding Land Uses: • North (across Dublin Boulevard) —vacant property still in operation by Parks RFTA. • South and West — Scarlett Court Industrial area across the Iron Horse Regional Trail; the trail is managed by East Bay Regional Parks District (EBRPD). • East (across Campbell Lane) - Camellia Place apartment project (112 units), and (south of Campbell Lane) an interim overflow parking lot for the Dublin/Pleasanton BART Station. Current Request The current request for the proposed project includes: • General Plan Eastern Dublin Specific Plan Amendment - to change the designated land use and density from High Density Residential (HDR) (25.1 or greater units per acre) to Medium-High Density Residential (MDHR) (14.1 to 25 units per acre). • Planned Development Zoning - Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan for consistency with the requested land use amendment. • Side Development Review - A Site Development Review (SDR) for 52 3-story townhouse condominium units within 9 buildings ranging from four to eight units per building with a passive recreation area in the center of the project. Each unit would be provided with an attached 2-car garage. • Subdivision - Vesting Tentative Map 8167 for 52 townhouse condominium units on a 2.86-acre site. 3 of 15 ANALYSIS: General Plan & Eastern Dublin Specific Plan Amendment The project site currently is designated High-Density Residential (HDR) (25.1 or greater units per acre). For the Transit Center project, HDR was defined as a maximum of 64 units per acre. Under the current HDR land use, the number units allowed on the project site would range from 72 to 183 units. The requested amendments to the General Plan and Eastern Dublin Specific Plan would change the land use of the 2.86-acre site from its existing designation of HDR to Medium-High Density Residential (MHDR) (14.1 to 25 units per acre). Under the MHDR land use currently requested, the number of units on the project site could be built at 40 to 71 units. The current proposal is for 52 units representing a density of 18.18 units per acre, which is within the MHDR density range. The current proposal is for ownership housing at a lower density and fewer units than envisioned originally. The requested land use amendments and the current proposal for Transit Center Site A-1 reflect market conditions and optimal use of the site while remaining consistent with the surrounding community. The requested amendments to the General Plan and Eastern Dublin Specific Plan would require uire adjustments to various figures, texts, and tables in the General Plan and Eastern Dublin Specific ecific Plan to ensure consistency throughout the documents. A Resolution recommending the City Council approve a General Plan/Eastern Dublin Specific Plan Amendment is included as Attachment 1. A complete list of the proposed amendments to the General Plan and Eastern Dublin Specific Plan is included in Exhibit A of Attachment 1. Planned Development Rezoning The Application also includes a request for approval of Planned Development Rezoning with related Stage 1 and Stage 2 Development Plan consistent with the requested General Plan and Eastern Dublin Specific Plan land use amendments to allow MHDR use of the project site. The existing PD zoning through Ordinance 21-02 allows approximately 131 units. Based on the proposed project, the total number of units would be reduced to 52 units. The project would amend the existing Development Plan in Ordinance 21-02 to reflect the reduced density and a revised site plan. The proposed Stage 1 and Stage 2 Development Plan is consistent with the requirements of the Zoning Ordinance (Chapter 8.32 Planned Development Zoning) includes the following. Please refer to Attachment 2, Exhibit A for the complete Stage 1 and 2 Development Plan. 1. A list of permitted, conditional, and accessory uses 2. Site plan 3. Development densities by land use 4. Phasing Plan 5. Master Landscape Plan 6. Grading 7. Development Regulations/Standards 8. Architectural Design Standards 9. Landscape Design Standards 4 of 15 10.Inclusionary Zoning Regulations A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for the Transit Center Site A-1 is included as Attachment 2, with the City Council Ordinance included as an Exhibit A. Site Development Review The Applicant has requested approval to construct 52 townhouse condominiums and related site improvements as further discussed below. ACCESS/CIRCULATION - As stated above, the project site is triangular in shape. The project site has frontage on two public streets — Dublin Boulevard and Campbell Lane. Access to the project would be provided from one entrance at approximately midpoint along Campbell Lane frontage and opposite the driveway/alley of the Camellia Place apartments. No access would be taken directly from Dublin Boulevard. Internal circulation within the project site is provided by an internal private street/alley shown on the site plan as Melodia Circle which loops in a pattern consistent with the triangular shape of the project site. This provides access to the garages at the rear of each unit. The drive aisle along Melodia Circle has a width of 20 feet with garage doors setback for additional back-out area and landscaping. Along the southwesterly boundary the road allows for maneuvering of perpendicular guest parking. SITE LAYOUT/PLOTTING — The proposed project is arranged as three-story attached townhouse units within 9 individual buildings ranging in size from four to eight units per building. Buildings 3, 4, 6, and 8 are outward-facing with front facades oriented towards Dublin Boulevard or Campbell Lane. Buildings 1, 2, 5, 7, and 9 are oriented towards the central open space area. The outward-facing units are designed with minimal setback in keeping with an urban character of emphasizing entries rather than garage doors. Entries are connected via a series of pedestrian pathways throughout the project site. In addition to a sidewalk at the Campbell Lane entrance, pedestrian access from the street along Dublin Boulevard also is located from a mid- block paseo between Buildings 3 and 4. Building placement with unit distribution is shown in Table 1, Building Types in Table 2, and Phasing Plan in Table 3 below. TABLE 1: Building/Unit Distribution Building Units per Plan 1 Plan 2 Plan 3 Phase Building u g 1 7 2 3 2 Phase 4 2 4 0 2 2 Phase 1 3 7 2 3 2 Phase 1 4 7 2 3 2 Phase 2 5 4 0 2 2 Phase 2 6 8 2 4 2 Phase 3 7 5 1 2 2 Phase 3 8 6 2 2 2 Phase 4 9 4 0 2 2 Models Total 52 11 23 18 5 of 15 TABLE 2: Building Types TABLE 3: Phasing Building Type Number of Units Phase Units Building Buildings 4-unit 3 12 models 4 9 5-unit 1 5 Phase 1 13 2 & 3 6-unit 1 6 Phase 2 11 4 & 5 7-unit 3 21 Phase 3 13 6 & 7 8-unit 1 8 Phase 4 11 1 & 8 Total 9 52 Total 52 �-O onI.II• WM*00 a.r 810. _ I rfiIMI 10 M.M IR AYM 10!01 A.+�IS 1 - - - - KM 515 AO tIBIIFIA Pw II,Ma,IIN6.101.I (M.CS No fl M RISIA as MA ■ - - - S' PROPOSED PUBLIC SIDLTIALN .6.r"F".".»o.Fn.1 r � o r ' w _ _:%�i. _- r __�---.f---Y—I._ Y}_ _ _ –__ f, j --.L.__ I ,„ ,: , ,„ ,,,44''` :\>, ---If _ _ 0 e - ; S! i d. 1 ..., _ 11.,.,ate,.._ ' * ao\. ' j - '4 f ".' 4- try 11 1 r ,1 . 1.E- ,; A.A• ' ' ti.\\',/ $. 1 LEGEND �, ... \{ i g¢--r-.4., $p o - i�. ---- PROPERTY BOUNDARY!RIGHT•OP•WIY INIrrJ �`F6' ‘ - 124% v 1 1■ --- PIPELINE SMACK „.1;t '* �: a j'` ���16.Li. E%PUE/SNE .y\ t' .: \v ?} ' - i LA %IN< . 4.te. ' ir,”.: Cr i i 1 I \-,,, .\-----tt�I'1,-•.�.)-,��� f : 1.6'x; NOTE: SEE SHEET PD2.2 FOR STREET SECTIONS ;:0:44" ii: ' i f \ e � ,y�� M LAND USE SUMMARY `'�i; , i. li LAID USE GROSS ACREAGE NET ACREAGE UNITS GROSS DENSITY NET DENSITY MEDIUM HIGH DENSITY RESIDENTIILL 2.86 AC 2.86 52 18,2 DUfAC 18.2 DU/AC i. NOTE: FULL STREET DEDICATIONS HAVE BEEN MADE, THEREFORE CROSS ACREAGE =NET ACREAGE • ;A *SITE NAY REVERT TO THE ORIGINAL LAND USE OF NIGH DENSITY IF NI APPROPRIATE PROJECT IS PROPOSED. DESIGN GUIDELINES FOR THE LANDSCAPING/S TREE TSCAPE/OPEN SPACE - The landscaping has been designed to be consistent with the Design Guidelines for the overall Transit Center Village PD approved in 2002. As in any higher density community, landscaping and recreational amenities are used to provide quality open areas and visual relief. The landscaping is generous and has been designed to be compatible and complement the architecture as to theme and character of the residential structures. The architectural style is carried into the landscape and open space plan with the proposed hardscape materials and amenities within the common recreational and open space areas. Plantings and hardscape elements are used to create neighborhood identification and an attractive community entry. 6 of 15 A landscape palette and hierarchy of plant materials has been provided. Accent trees, along with flowering shrubs and groundcover, would line and define the project entry. The entry monuments would be distinct, but consistent with the overall Transit Center Village character by the use of similar shapes and materials. Perimeter areas are proposed to be landscaped with a variety of drought tolerant plant materials that are low maintenance and encourage water conservation. Evergreen trees adjacent to the parking areas and building ends are proposed to soften the architecture while providing shade and visual relief. Private sidewalks with public access are proposed throughout the project site so that residents and guests can get to the front doors of the homes. Illuminated bollards would be placed along pedestrian walkways. The design would be consistent with the design theme and complementary to the street lights. The open space component for the project has been provided as a central passive recreation area bounded by Buildings 1, 5, and 7. It is accessed by a series of meandering walkways and equipped with benches, waste receptacles, and an abundance of accent trees, flowering shrubs, and groundcover. The turf areas are proposed to encourage impromptu activities and community gatherings. In compliance with water quality requirements, a landscaped stormwater treatment bio-swale would be located midpoint along the south-westerly edge of the project site behind a retaining wall and terminates in a small detention area at the southerly point of the project site to collect and filter runoff. A variety of water tolerant grasses and shrubs will be used as landscaping within these areas. A parallel, but lower-level bioswale also is located on the Iron Horse trail right-of-way along the southwesterly boundary. The retaining wall along the southwesterly boundary will be stucco finished with a precast concrete cap in a color complementary to the architecture. The wall will range in height from approximately 3 feet to approximately 5 feet, and will be topped by a tubular steel railing. Low horizontal wood siding not exceeding 3'-6" in conjunction with landscaping is proposed to screen automobiles and air conditioning units. (See Attachment 4, Landscape Architecture tab, Sheets L-1 through L-9) STREETSCAPE-A streetscape concept for Dublin Boulevard already has been established and is in various stages of completion. A typical street section also already has been adopted for Campbell Lane. Design concepts for both streets would be extended along the frontages of the project site. Pedestrian and vehicular connectivity to the nearby Dublin/Pleasanton BART station, regional bus lines, and Regional Trail system is provided via several walkways and paths from within the proposed project. The project entry will have a five-foot wide parkway and sidewalk along the north side of the Melodia Circle entry with a 12-foot wide landscaped area behind both sides of the street. The project entry will be identified by tall, narrow accent trees and concrete pilasters on both sides of the entry. The pilasters will be stucco finished in a color complementary to the architecture with a pre-cast concrete cap. The project logo will be applied to a recessed panel finished with 3" x 3" glossy tile. The entry surface from Campbell Lane will be enhanced with colored concrete unit pavers. Site amenities, such as street lighting, mailbox stations, and street furniture are proposed to be consistent with the Transit Center PD ordinance in order to provide cohesiveness within the community. 7 of 15 Street sections with proposed improvements are shown for each type of internal drive aisle along Melodia Circle. Drive aisle generally are 20 feet wide except where adjacent to perpendicular guest parking; in those cases drive aisles would be 24 feet wide to allow for adequate distance for back-out and maneuvering. A small landscaped planter would be maintained within a narrow setback between garage doors along the rear elevation. Landscape and streetscape treatment details are described as follows: Dublin Boulevard • Improvements between the curb and right-of-way would include a 6-foot wide planter and a 6-foot wide landscaped parkway. • A 6-foot level landscape easement will be located behind the right-of-way. • Street trees in the parkway along Dublin Boulevard will extend the street theme and spacing standards from adjacent projects. Campbell Lane • A 6-foot wide sidewalk will be located along the west side of Campbell Lane along with a 4.5-foot landscaped Public Service Easement. • Street trees will be located behind the sidewalk and will reflect the completed east side of the street in terms of species and spacing. • Street trees will be coordinated with the utilities and street lighting to provide a continuous canopy of trees. For both streets: • Units facing both Dublin Boulevard and Campbell Lane will have a 4-foot wide entry walk from the public sidewalk to the front door. • A combination of low-growing groundcover, intermediate shrubs, and background shrubs providing seasonal color and textural contrast will be arranged in a tier effect from the building interface. • Subordinate flowering accent trees will be spaces in an irregular pattern outside the street tree canopy to soften the architecture and provide seasonal color. Melodia Circle — This internal drive aisle provides the circulation system for access to the garages with parking areas that provide direct access to the front doors. Other than paseos between buildings, pedestrian access to each unit via Melodia Circle is limited to access all setback areas between the curb face and buildings not through the garage. Therefore, g m: 1 5 feet behind used as driveway will be landscaped. Landscape setbacks range from: 1)Y in Buildings 7; and 9, 3) 7.5 feet behind Buildings 6 Buildings 2, 3, 4, and 5; 2) 6.5 feet behind g ) g IiII 9 and 8, and 4) 18 feet behind Building 1. Ornamental street lighting will be installed that is complementary to the architecture and to the existing street scene for the Transit Center Village. ARCHITECTURE - The proposed exterior architecture is described as Urban Contemporary with attention to vertical massing and proportions. It includes elements from expressionism, streamline/modern, mid-century modern, international style, postmodern, and neomodern architecture. 8 of 15 The project has applied the following architectural elements to address building scale: • Articulated wall planes • Projections and recesses • One and two story forms • Parapet roof form in combination with flat or other roof forms • Wrap-around entry elements • Recessed garage doors • Cantilevers on any of the three levels above select windows and doors The Urban Contemporary style is comprised of various materials including exterior plaster, horizontal siding, and flat roofs with the use of variations in color and wall plane location to emphasize the individual units and to create façade articulation. Projections and recesses are employed to create visual interest by variations in light and shadow. Accent materials include: parapet roof facades with trim, metal accent roofing, painted metal canopies as shade elements, and glass acoustical screening where required. Materials, color, and articulation will wrap each building to enhance the side and rear elevations with specific emphasis given to the ends of buildings visible on approach to the project along Dublin Boulevard. The Urban Contemporary style calls for a less ornate type of door. Window placement would relate to wall planes and create composition with a sense of order. Windows may be grouped and heavily trimmed with stuccoed forms and/or metal accents. The color schemes for stucco exterior, siding, and architectural accents along with the proposed roof materials are shown on Attachment 4, Sheet A7.1. Construction is proposed to utilize materials of higher quality that will complement and reflect the larger Transit Center development area and existing properties already developed. Connectivity to the surrounding pedestrian circulation systems will be provided. Access to the Iron Horse Regional Trail would be from Dublin Blvd. FLOOR PLANS - Each townhouse unit is configured as a three-story walk-up with access from a street-level entry in front and an enclosed ground-level two-car garage to the rear. All units have ground floor access from the garage and from a covered front porch. The floor plans offered are for either a three-bedroom or four-bedroom unit. All units have ground floor area which may be built out as a fourth or (for Plan 3) a fifth bedroom. All three plans have options for build-out of a full ground floor bathroom. Plans 1 and Plan 2 are interior units, and Plan 3 is an end unit on each of the 9 buildings. A minimum of 10%, or 5 units, will be improved as handicapped accessible on the ground floor in accordance with the California Building Code. Any of the 18 end units (all Plan 3) potentially could serve that purpose. The family room, dining area, and kitchen are located on the second floor of all three plans. Each kitchen has an island and pantry. The Master Bedroom suite is located on the third floor with at least one other bedroom on that level. Each master suite has a walk-in closet, dual basins, and separate water closet (toilet), and separate tub and shower. At a minimum a secondary bathroom is located on each of the third floors. Laundry facilities for each plan are located on the third floor. In addition to closet and linen storage areas, dedicated storage space is divided between areas within the garage and areas within the unit in order to satisfy a recently adopted City ordinance requiring a minimum of 200 cubic feet in addition to vehicle storage space within each garage. All Forced Air Units (FAUs) would be located on the ground level at the front of each unit with 9 of 15 appropriate screening unit. All garage doors roll-up with automatic openers, and all roofs can accommodate solar panels. The floor plans are shown on Attachment 4, Sheets A1.1 through A1.4 with their relationship to each building configuration shown on Attachment 4, Sheets A2.1 through A6.3. Table 4 below details the square footage of the individual units, as well as the number of bedrooms and bathrooms per plan. Table 5 shows the percentages of each plan. TABLE 4: Floot r Plans ` k .. ' $ � � r "e AZX •1 11 1,826 sf 3 + 1 or 3 + 1 (opt.) 1, 3, 4, 6, 7&9 21% den o•tion 2 23 1,884 sf 3 + 1 or 21/2 + 1 (opt.) all buildings 44% den o•tion 3 18 2,053 sf 4 + 1 or 3 + 1 (opt.) all buildings 35% den o•tion Total 100% TABLE 5: Unit Summa 3-bedroom + 1 34 65% 4-bedroom + 1 18 35% Total 52 100% Plan 1 — Plan 1 is a 3-bedroom interior unit (with optional ground floor bedroom and bathroom); it is the smallest at 1,826 square feet. The Master suite has two walk-in closets. Bedroom 2 also has a walk-in closet and is configured with an en suite bathroom. Bedroom 3 is located on the second floor along with the third full bathroom. Plan 2 — Plan 2 also is a 3-bedroom interior unit 9 ( optional o tional round floor bedroom and bathroom); it is slightly larger than Plan 1. All three bedrooms are situated on the third floor with a secondary full bathroom. A powder room (half bathroom) is accessible to the second floor. Plan 3 — Plan 3 is a 4-bedroom unit and is the largest at 2,053 square feet. The ground floor bedroom space also is described as a (fifth) bedroom/den option. Three bedrooms including the Master suite are on the third floor with the Master bathroom having a separate tub and shower and a secondary third floor bathroom equipped with dual basins. A junior master suite also is located on the second floor with a walk-in closet, en suite full bathroom, dual basins, and separate water closet (toilet). PARKING — The Development Regulations for the Transit Center Village were approved at a standard of 1.5 parking spaces per unit. Under the standards adopted for Transit Center projects, a total of 78 spaces would be required. The proposed townhouse project will exceed these standards and be built with 2 covered spaces within an enclosed garage per unit, plus guest parking. Parking for the proposed project would be provided as follows: a) 104 covered spaces—2 spaces per unit within an attached enclosed garage b) 44 guest spaces provided and distributed as: 10 of 15 • 24 spaces on site — includes 23 perpendicular spaces and 1 curbside space along the southwesterly leg of Melodia Circle. Of this parking, 8 spaces are compact size representing approximately 33% of the on-site spaces and 25% of the guest space requirement. In addition, 3 of the 24 spaces on site are accessible • 7 spaces on the driveway aprons of the 7 units in Building 1. • 13 curbside (off-site) parking spaces along Campbell Lane. c) No curbside parking is permitted for the portion of Dublin Boulevard adjacent to the project. d) The total parking provided of 148 spaces effectively results in a ratio of 2.85 spaces per unit over all. The location of parking provided is shown on Attachment 4, Sheet C.4. ACOUSTIC MITIGATION- Mitigation measure 4.9-2a contained in the Transit Center Environmental Impact Report (EIR) requires site-specific acoustic reports for residential projects. Five units as shown on Attachment 3, Sheet A8.2 located along Dublin Boulevard would require noise attenuation according to the project noise report. It is proposed to be satisfied by glass acoustical barriers that would wrap the front porch and represent an additional exterior material along the Dublin frontage of Buildings 3, 4, and 6. Compliance with the mitigation measure and satisfaction of those requirements are included as a Condition of Approval. Vesting Tentative Tract Map Vesting Tentative Tract 8167 is proposed for the project site to be subdivided for condominium purposes as shown in Table 6: TABLE 6: Parcel Development Parcel Size Proposed Use Description 1 Private Condominium Homes Building 1 7 units 2 Private Condominium Homes Building 2 4 units 3 Private Condominium Homes Building 3 7 units 4 Private Condominium Homes Building 4 7 units 5 Private Condominium Homes Building 5 4 units 6 Private Condominium Homes Building 6 8 units 7 Private Condominium Homes Building 7 5 units 8 Private Condominium Homes Building 8 6 units 9 Private Condominium Homes Building 9 4 units A Private Street, PAE, PUE, EVAE,WLE, and SSE B Private Street, PAE, PUE, EVAE,WLE, and SSE C Private Street, PAE, PUE, EVAE, WLE, and SSE D Private Street, PAE, PUE, EVAE,WLE, and SSE E Landscaping and Open Space F Landscaping, Open Space, PUE, and WLE G Landscaping, Bio-Filtration Cell, and SDE H Landscaping, Bio-Filtration Cell, SDE, and SSE Landscaping and Open Space Total 52 units - EVAE=Emergency Vehicle Access Easement - PAE=Public Access Easement - PUE=Public Utility Easement - SDE=Storm Drain Easement - SSE=Sanitary Sewer Easement - WLE=Water Line Easement 11 of 15 All parcels would be owned and maintained by the Homeowners Association (HOA) with private ownership of airspace within each unit. Conditions of Approval are included in the Resolution recommending approval (Attachment 3). All utilities are available at the property line; all perimeter public streets and right-of-way already have been dedicated, and streets have been improved. Perimeter sidewalks and landscaping would be constructed as part of this project. Affordable Housing/lnclusionary Zoning—As stated above, the proposed project is subject to the Master Development Agreement between the City of Dublin and the ACSPA which addresses the provision of affordable housing and compliance with the City Inclusionary Ordinance. The Camellia Place apartment project to the east on Site A-2 has been used to satisfy the low and very low portion of the inclusionary housing requirement for the project site. The applicant will enter into an affordable Housing Agreement and will provide the must build portion of the Moderate Income required units (7.5%) and pay the remainder by payment of in- lieu fees. (See Attachment 3, Condition 14) Public Art Compliance — The project is part of a comprehensive plan to provide public art as part of the Transit Center project. Ordinance 21-02 requires public art be installed in various locations throughout the Transit Center. Alameda County Surplus Property Authority has complied with their obligation for funding Public Art and the art has been installed, therefore compliance with the public art requirements have already been satisfied through the 2002 approvals. Consistency with the General Plan, Specific Plans, and Zoning Ordinance — The proposed amendments to the General Plan and the Eastern Dublin Specific Plan reflect a land use type and density that is compatible with the adjacent areas and densities such as the Espirit project currently under development. In addition, the design and character of this project will be Y P compatible in height and massing with Camilla Place directly east of the project. The proposed land use rep r ese nts a reduction in residential density than a pp roved previously but maintains the urban character and effect consistent with infill development. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed Planned Development rezoning and related Stage 1 and Stage 2 Development Plan would be consistent with the requested land use amendments. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project has been designed to be compatible with adjacent and surrounding development. Pedestrian circulation, gathering spaces, open spaces have all been linked together with sidewalks and private streets such as the street south of Camilla Place, Hamlet Lane and the private central open space in Campbell Green and the plaza area across from the BART Station built with the Avalon project. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local 12 of 15 Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution pertaining to the Site Development Review and Vesting Tentative Map (Attachment 3). ENVIRONMENTAL REVIEW: The Project area has been addressed in two prior EIRs. The more recent was for the 2002 Dublin Transit Center project EIR (SCH 2001120395) that was certified by City Council Resolution No. 215-02 dated November 19, 2002. The project site is Site A-1 of the approximately 91 acre Dublin Transit Center, which approved development around the BART station. The PD zoning for the 2002 project approved up to 1500 dwelling units, 131 of which were allocated to Site A-1. The proposed project is also residential but at a substantially reduced density of 52 units rather than 131. The project site is located within the Eastern Dublin Specific Plan area and was also addressed in the Eastern Dublin EIR. The Eastern Dublin General Plan Amendment and Specific Plan were adopted by the City to encourage orderly growth of the Eastern Dublin area. The Eastern Dublin EIR is a Program EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. The Dublin Transit Center was added to the Eastern Dublin Specific Plan area through the 2002 approvals. On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. For identified impacts that could not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations for cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise, and other impacts. Because the Eastern Dublin project proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These impacts together with visual and other impacts from urbanization were also determined to be significant and unavoidable. Consistent with CEQA section 21166 and related CEQA Guidelines sections 15162/15163, the City prepared an Initial Study to determine whether additional environmental review was required for the proposed project. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior EIRs. The Initial Study determined that no new or more severe significant impacts would result. As noted in the Initial Study, the project is subject to all applicable adopted mitigation measures from the prior EIRs. Based on the Initial Study, the City determined that an Addendum pursuant to CEQA Guidelines section 15164 is appropriate CEQA compliance for the project. The Addendum and supporting Initial Study describe the changes from the development assumed in the prior EIRs for the site and whether those changes would trigger 13 of 15 additional environmental review. The Addendum concludes that no additional environmental review beyond the two prior EIRs is required for the proposed project. The Addendum and supporting Initial Study are dated August 12, 2014 and are included as Attachment 5 incorporated herein by reference. The 2002 Dublin Transit Center EIR and the 1993 Eastern Dublin EIR, upon which the Addendum relies, are available for review at the Planning Division in City Hall during normal business hours. PUBLIC NOTICING: i was mailed to all property owners and occupants In accordance with State law, a public notice as p p y p within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Resolution recommending City Council approval of Amendments to the General Plan and the Eastern Dublin Specific Plan for Transit Center Site A-1, with a draft City Council Resolution included as Exhibit A. 2. Resolution recommending City Council adopt an Ordinance rezoning Transit Center Site A-1 to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with a draft Ordinance included as Exhibit A. 3. Resolution recommending City Council approval of a Site Development Review Permit and Vesting Tentative Map 8167 for Transit Center Site A-1, with a draft City Council Resolution included as Exhibit A. 4. Applicant's submittal package dated August 4, 2014 5. Resolution recommending that the City Council adopt a CEQA addendum for the Transit Center Site A-1 Project with the City Council Resolution included as Exhibit A, the Initial Study, Addendum and Statement of Overriding Considerations are included as attachments to the City Council Resolution. 14 of 15 GENERAL INFORMATION: APPLICANT: Summerhill Homes 3000 Executive Parkway, Suite 450 San Ramon, CA 94583 Attn: Marshall Torre PROPERTY OWNER: Alameda County Surplus Property Authority (ACSPA) 224 West Winton Avenue, Room 110 Hayward, CA 94544 Attn: Stuart Cook LOCATION: The jroect is located along the south side of Dublin p 9 Boulevard, west of Campbell Lane, and northeast of Iron Horse Regional Trail within the Transit Center planning area of the Eastern Dublin Specific Plan APN 986-0034-007 ZONING: Existing— PD (Ord. 21-02) Proposed— PD GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Existing- High Density Residential Proposed- Medium-High Density Residential SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DCZD Dublin Crossing Parks RFTA/Dublin Crossing (across Dublin Boulevard) South M-1 Open Space Iron Horse Regional and West East PD 13-04 High Density Residential Apartments and PD 21-02 Transit Center surface parking 2307359.1 15 of 15 RESOLUTION NO. 14-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS FOR THE TRANSIT CENTER SITE A-1 PROJECT PLPA 2013-00046 WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as Transit Center Site A-1 for 52 three-story condominium townhouses. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from High Density Residential to Medium High Density Residential; and WHEREAS, the applications also include Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167; and WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center Village area (APN 986-0034-007); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an addendum to the Eastern Dublin EIR and Transit Center EIR; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Specific Plan amendments, on August 12, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated August 12, 2014 and incorporated herein by reference, described and analyzed the Project, including the General Plan and Specific Plan amendments, for the Planning Commission; and WHEREAS, the Planning Commission reviewed and considered the CEQA Addendum and prior CEQA documents and all reports, recommendations and testimony prior to making its recommendation on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission hereby recommends that the City Council adopt a Resolution approving General Plan and Specific Plan amendments for 1 ATTACHMENT 1 the Dublin Transit Center Site A-1 project, which resolution is attached as Exhibit A and incorporated herein by reference. PASSED, APPROVED, AND ADOPTED this 12th day of August 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 2307365.1 2 RESOLUTION NO. XX - 14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS FOR THE TRANSIT CENTER SITE A-1 PROJECT PLPA-2013-00046 WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as Transit Center Site A-1 for 52 three-story condominium townhouses. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from High Density Residential to Medium High Density Residential; and WHEREAS, the applications also include Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative ii Subdivision Map 8167; and WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center Village area (APN 986-0034-007); and WHEREAS, consistent with California Government Code Section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes on the contact list of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90-day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an addendum to the Eastern Dublin EIR and Transit Center EIR; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Specific Plan amendments, on August 12, 2014, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated August 12, 2014 and incorporated herein by reference, described and analyzed the Project, including the General Plan and Specific Plan amendments, for the Planning Commission; and WHEREAS, on August 12, 2014, the Planning Commission adopted Resolution 14-XX (incorporated herein by reference) recommending that the City Council approve the General Plan and Specific Plan Amendments for the Project; and 1 EXHIBIT A TO ATTACHMENT 1 WHEREAS, on , 2014 the City Council held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, at which time all interested parties had the opportunity to be heard; and WHEREAS, a staff report dated , 2014 and incorporated herein by reference described and analyzed the project and related Addendum for the City Council and recommended approval of the General Plan and Specific Plan amendments for the Project; and WHEREAS, following the public hearing, the City Council approved Resolution XX-14 approving the proposed CEQA addendum and adopting a statement of overriding considerations, which resolution is incorporated herein by reference; and WHEREAS, the City Council did hear and use their independent judgment and considered the CEQA addendum and prior CEQA documents, and all said reports, recommendations, and testimony hereinabove set forth prior to taking any action on the project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council of the City of Dublin approves the following amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public interest and that the General Plan and the Eastern Dublin Specific Plan as so amended will remain internally consistent, and that the Eastern Dublin Specific Plan as amended is consistent with the General Plan, as amended (strikeout and bold text will not be shown in the General Plan or the Eastern Dublin Specific Plan). A. Amend the Land Use Map (Figure 1-1a) of the General Plan as shown below: i.v I / 'v MEDIUM HIGH Z, DENSITY RESIDENTIAL* r9w T,fl 91! 1 ` PROPOSED GENERAL PLAN LAND USE B. Amend the Land Use Map (Figure 4.1) of the Eastern Dublin Specific Plan as follows: 2 6V0 1,11 \ sue r � MEDIUM HIGH DENSITY 101 ty RESIDENTIAL* y Se `.991 EASTERN DUBLIN SPECIFIC PLAN LAND USE C. Amend Table 2.1 in the General Plan to increase the amount of Medium High Density Residential by 2.86 acres; decrease High Density Residential by 2.86 acres. D. Amend Table 4.1 in the Eastern Dublin Specific Plan to increase the amount of Medium High Density Residential by 2.86 acres and decrease High Density Residential by 2.86 acres. E. Amend Table 4.2 in the Eastern Dublin Specific Plan to decrease the number of High Density Residential units by 131 and increase the number of Medium High Density Residential units by 52 and adjust the related population numbers accordingly. F. Amend Table 4.3 in the Eastern Dublin Specific Plan to change the number of dwelling units, job, employed residents, balance, and ratio based on dwelling unit changes. G. Amend Table 4.13 in the Eastern Dublin Specific Plan to add reference to Medium High Density Residential with 2.86 acres and decrease High Density Residential by 2.86 acres; BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the date of adoption. 3 PASSED, APPROVED, AND ADOPTED this day of 2014 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 2307362.1 4 RESOLUTION NO. 14-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE REZONING THE TRANSIT CENTER SITE A-1 PROJECT SITE TO PD-PLANNED DEVELOPMENT AND APPROVING A RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN PLPA 2013-00046 WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as Transit Center Site A-1 for 52 three-story condominium townhouses. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from High Density Residential to Medium High Density Residential; and WHEREAS, the applications also include Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167; and WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center Village area (APN 986-0034-007); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an addendum to the Eastern Dublin EIR and Transit Center EIR; and WHEREAS, on August 12, 2014, the Planning Commission held a properly noticed public hearing on the Project, including the proposed PD rezoning, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated August 12, 2014 and incorporated herein by reference, described and analyzed the Project, including the PD rezoning, for the Planning Commission; and WHEREAS, on August 12, 2014, the Planning Commission adopted Resolution 14-XX recommending that the City Council approve a CEQA Addendum for the Project, and Resolution 14-XX recommending that the City Council approve the General Plan and Specific Plan Amendments for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours; and 1 ATTACHMENT 2 WHEREAS, the Planning Commission reviewed and considered the CEQA Addendum and prior CEQA documents and all reports, recommendations and testimony prior to making its recommendation on the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council adopt the ordinance attached as Exhibit A and incorporated herein by reference, which ordinance rezones the Transit Center Site A-1 Project site to Planned Development and approves a related Stage 1 and Stage 2 Development Plan. The Planning Commission recommendation is based on the Staff Report analysis and recommendation and on the findings set forth in the attached Draft Ordinance. PASSED, APPROVED, AND ADOPTED this 12th day of August 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 2307366.1 ORDINANCE NO. XX — 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * REZONING THE TRANSIT CENTER SITE A-1 PROJECT SITE TO A PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN PLPA 2013-00046 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Summerhill Homes, proposes to develop 52 three-story townhouse condominium homes on a 2.86-acre site. The applications include a General Plan/Specific Plan amendment to change the land use designations from High Density Residential to Medium High Density Residential. The applications also include a Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167. The proposed development and applications are collectively known as the "Project". B. The Project Site is approximately 2.86 acres located at the southwest corner of Dublin Boulevard and Campbell Lane (APN 985-0034-007). C. To comply with the California Environmental Quality Act (CEQA), the State guidelines and City environmental regulations, the City prepared an addendum to the Eastern Dublin EIR and the Transit Center EIR for the Project. D. Following a public hearing on August 12, 2014, the Planning Commission adopted Resolution 14- recommending that the City Council approve the CEQA addendum for the project, Resolution 14- recommending approval of the Project General Plan and Specific Plan amendments, and Resolution 14- , recommending approval of the Planned Development rezoning and related Stage 1 and 2 Development Plan, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. E. A Staff Report, dated , 2014 and incorporated herein by reference, described and analyzed the Project, including the Planned Development rezoning and related Stage 1 and 2 Development Plan, for the City Council. F. On , 2014, the City Council held a properly noticed public hearing on the Project, including the proposed Planned Development rezoning and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard. G. On , 2014, the City Council adopted Resolution xx-xx approving the CEQA addendum and adopting a Statement of Overriding Considerations for the Project, and adopted Resolution xx-xx approving General Plan and Eastern Dublin Specific Plan amendments for the Project, which resolutions are incorporated herein by reference and available for review at City Hall during normal business hours. 1 EXHIBIT A TO ATTACHMENT 2 i H. The City Council considered the CEQA Addendum and related prior CEQA documents and all above-referenced reports, recommendations, and testimony prior to taking action on the Project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Transit Center Site A-1 Project Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Project under the Planned Development zoning and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide residential development consistent with the surrounding development in that the proposed land use represents a reduction in residential density than approved previously but maintains the urban character and effect consistent with infill development. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The Planned Development zoning for the Project and the related Stage 1 and 2 Development Plan will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account a land use type and density that is compatible with the adjacent areas and densities such as the Espirit project currently under development. In addition, the design and character of this project will be compatible in height and massing with Camilla Place directly east of the project and will serve to advance the character and objective of the Transit Center Village. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the Project site is flat with improved streets on two of its 3 sides and served by existing public utilities. The project site conditions are documented in the Addendum and prior certified Environmental Impact Reports (EIR), and the project will implement all adopted mitigation measures, as applicable. There are no site conditions that were identified in the Addendum that will present an impediment to development of the site for the proposed residential development. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the residential development approved through the Planned Development zoning. 3. The Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures, as applicable. The Project uses are compatible with surrounding uses. 2 4. The Planned Development zoning is consistent with the Dublin General Plan, as amended, and the Eastern Dublin Specific Plan, as amended, in that the proposed residential uses are consistent with the Medium High Density Residential land use designations for the site. C. Pursuant to the California Environmental Quality Act, the City Council approved a CEQA addendum and Statement of Overriding Considerations on , 2014, as set forth in Resolution , which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District: 2.86 acres at the southwest corner of Dublin Boulevard and Campbell Lane (APNs 986- 0034-007) ("Project site", or "Property"). A map of the rezoning area is shown below: ---------- ---- DUBUN BLVD — — ---------------------,�� r - - - - \ " I \/ \� SITE A-I ;i g HIGH DENSITY \ g •/ , \ $\ PD Iii \ \ ' \ \ I; - - - - - _� \ \S \ II \ N : HIGH DENSITY \ \ \ \ BUSINESS PARK/ \ \ \` :11 \ INDUSTRIAL & OUTDOOR \ \ \ \\ - - - - STORAGE \ \ \ - \ \ \e \ 3 SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Project site are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. Stage 1 and 2 Development Plan for the Transit Center Site A-1 Project This is a Stage 1 Site Plan Amendment and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Zoning Ordinance and is adopted as part of the Planned Development rezoning for the Transit Center Site A-1 project, PLPA-2013-00046. The Planned Development District and this Stage 1 and 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of Permitted, Conditional and Accessory Uses. PD — Medium High Density Residential Permitted Uses • Accessory structures and uses in accordance with Section 8.40.030 of the Dublin Zoning Ordinance • Combinations of attached dwellings, zero-lot line units, townhouses, multi-family dwellings • Home occupation in accordance with Chapter 8.64 of the Dublin Zoning Ordinance • Multi-Family Dwelling Unit • Community clubhouse • Community facilities • Water quality, drainage, and other similar facilities, including swales and basins Conditional Uses • Accessory structures and uses located on the same site as a conditional use • Large family day care homes • Residential Parking lot to serve development of the project site, as regulated in the zoning ordinance 4 2. Stage 1 and 2 Site Plan. 1 �� \\ ° SITE A—' _N — \ ;,,;®fa'wort °,,,„' 107017 Dublin Transit ---7----- — ----- ,.1,,,.,.w1,..=R,�. --------- \ \ PPP.P..ME,' . Center s PROPOSED PUBLIC SIMPLE ••.•� T— — \ \ _ DUBLIN BLVD �� :z —\- — — ■■11.1....■..vl m.ri,mmo...,- -.T-� -- ---- -- 1.011W1 ALL Iat1E1uutHI:L4LI,f N �' Il.11ll,Il,ll.11� �• "U i' I STAGE 2 PLANNED \ - �_=iii ���r�„ H�� �imp—� I DEVELOPMENT 6 :AV Mil illl� I SITE PLAN LEGEND �^�� ��/,-, 1,1 I �- PROPERTY BOUNDARY/RIGHT OF WAY(R/W) Vj, \\ 1 ��i� i4`1� I'�e i-1 -- - - PIPELINE SETBACK \\ $4 �'� ;,.I�/-��`I' I 1 - - - EX PUE/SNE �foil \ 'Jsi.!IJ' Io ,: ID NV)). A0—.1 Ilse ' 1 JULY 2014 • NOTE: SEE SHEET PD2.2 FOR STREET SECTIONS ` L 4 IIIJC' 1 v +` c•, '. ,/1 til 0 30 60 120 \ 9 1..I., ICI u 1, �I SCALE. 1•=60• LAND USE SUMMARY ,e,J ~~\r 1 I �I wan*INN LAND USE GROSS ACREAGE NET ACREAGE UNITS GROSS DENSITY NET DENSITY F I MEDIUM HIGH DENSITY RESIDENTIAL 2.86 AC 2.86 52 18.2 DU/AC 18.2 DU/AC \ I:`\ SHEET NOTE: FULL STREET DEDICATIONS HAVE BEEN MADE, THEREFORE GROSS ACREAGE=NET ACREAGE N 'SITE MAY REVERT TO THE ORIGINAL LAND USE OF HIGH DENSITY IF AN APPROPRIATE PROJECT IS PROPOSED. N I t\ `\; PD2.1 \ \ � 1970 3. Site area, proposed densities. The density of the site is 18.18 du/ac 4. Development regulations. DEVELOPMENT REGULATIONS Lot Size 2.86 acres Building Setback from Public right-of-way 15 feet(1) along Dublin Blvd. Building Setback from Public right-of-way 0 feet(2) along Campbell Lane Building —to- Building Setback facing 26 feet(3) Private Street/Alley Driveway Length or Garage Setback 4 feet minimum from Private Street/Alley Driveway Length or Garage Setback for 18 feet minimum Bldg. 1 Minimum Building Separation 10 feet Building Height 40 feet Stories (maximum) 3.5 stories maximum Parking Required 1.5 spaces per unit (includes garage and guest)(5) Notes: (1) 15-foot setback from existing right-of-way, reflects existing 15-foot Public Service Easement(PSE). (2) Consistent with the Dublin Transit Center Stage 1 PD in Ordinance 21-02 (Appendix 1, Chapter 7, Section 7.6 "Building Siting" (3) 26-foot separation measured between exterior walls of buildings facing private alleys. 5 (4) Dublin Transit Center Stage 1 PD in Ordinance 21-02 requires 1.5 spaces per unit (garage and guest). Project is providing 2 covered spaces per unit plus 0.85 guest spaces per unit(Total of 148 spaces) NOTE: Guest parking may be located: 1)Offsite street curb side parking;2)In-driveway parking; and/or 3)on site. 5. Phasing Plan. Phase I backbone infrastructure will be installed with the area constructed. The individual homes will be constructed in 5 phases of up to 11 homes per phase. SITE A-1 Dublin Transit r — — ---__1111111111177 Center ";,, Mill\ s•r_rz.umi1.i.u.iu . ,1. . 7 of - Stage 2 Planned ,,\ I 1 Development \ � ) \ '.,2 \ I PHASING PLAN I. al 11 JULY 2014 \ 1 LEGENO'. ••\ I Ap I 8 0EL5(0 UNITS) ', NM PH SE 1(11 UNITS) \ 7 I 0 30 60 120 111111 NYSE201 UNITS) ,`\ \ SCALE: 1=60' 4 _ P4MSE3(7]UNITS) 1 1 MACyp _ PHASE 4(13 UNITS) ,,\I ‘\ SHEET PD2.4 -v-,.... .„„ ALA+1u trc-du 4\147131,40A4Y.P324 AASN:41,11.3411 6 6. Preliminary/Master Neighborhood Landscape Plan. 0 ---0-"=----..-- D it Dublin Trans' - . ,.- Center .,.. - _ _ SITE A- �� ist '8 - i! .y� L'1 i~� �� y'M�1F � .y S'H '\4" ' / iiiii 1 girl. . r, l ': i s F 1t'M r e »'®'°°' .'t ° '" SITE DEVELOPMENT 1 _R x.1/1, 11 ,. REVIEW A ' .* lNAI ,' . E 'i`• ' �A,,—' -_ Y� 1 ,�"i t.'�- Vs. TRACT 8167 �t N t ,*.oz. .. — t' . ''41' . 14 _ Illustrative lb% ' . - ,. i ii.i. t a -_— Landscape Site Plan % 0`ill. � i ai ,fi ' .44 WV 1li l i'l i ION 1tl_'1,III f I4 . ' ' I' I C I f r. . ? II KEY MAP u. \\ ':: \ III , • [SHEET — 7. Architectural Standards. See Exhibit A to this Ordinance. 8. Landscape Standards. See Exhibit B to this Ordinance. 9. Inclusionary Zoning Regulations. The project is subject to Chapter 8.68 of the Zoning Ordinance, Inclusionary Zoning regulations. The proposed project is subject to the Master Development Agreement between the City of Dublin and the ACSPA which addresses the provision of affordable housing and compliance with the City Inclusionary Ordinance. The Camellia Place apartment project to the east on Site A-2 has been used to satisfy the low and very low portion of the inclusionary housing requirement for the project site. The applicant will enter into an affordable Housing Agreement and will provide the must build portion of the Moderate Income required units (7.5%) and pay the remainder by payment of in-lieu fees. 7 10. Aerial Photo. SITE A- I Dublin Transit Center General Plan Amendment AERIAL PHOTO&PHOTO KEY APWI 20. 1,7460 NORTH NTS DUBLIN BLVD - Y.■�■■�■■..■■.■■.. 2'1 4 3 • ICAMELLIA PLACE ■ • l ''6' d \ I BART PARKING a SCARLETT COURT CAMPBELL LN INDUSTRIAL AREA Ni,to. Rt f M_]_9Md r._b. il..,.... PA 101PR\P H1CFA\RIIrrr MAG❑V'A 11. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the property shall be governed by the provisions of the closest comparable Zoning District as determined by the Community Development Director and of the Dublin Zoning Ordinance pursuant to Section 8.32.060.0 . No development shall occur on this property until a Site Development Review permit has been approved for the property. 12. Compliance with adopted Mitigation Measures. The Applicant/Developer shall comply with all adopted mitigation measures of the Eastern Dublin EIR and the Transit Center EIR, as applicable. SECTION 5. PRIOR PD ZONING SUPERSEDED Ordinance No. 21-02 establishing the existing PD zoning is superseded as to the Project site. 8 r SECTION 6. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 7. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of 2014, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:IPAI20131PLPA-2013-00046 Transit Center A-11PC Mtg 8.12.14tcc pd ordinance for site A-1.DOC 2307371.1 9 Dublin Transit Center—Site A-1•DesiEn Guidelines•July 2014 Architectural Criteria, Guidelines, and Styles CONCEPT The purpose of these Architectural Criteria and Guidelines is to provide design and style direction to the homebuilder of the Dublin Transit Center A-1 Site. The Guidelines ensure consistency with the Dublin Transit Center Specific Plan by creating a vibrant, compact, urban/contemporary themed, pedestrian friendly community. The Criteria and Guidelines are not designed to be overly restrictive or limiting,but instead to foster a livable environment that is enjoyable and interesting. DESIGN PRINCIPLES Regardless of the architectural style, a home's design is comprised of many components including building mass and articulation, roof form, facade design, living areas and garages, and detailed architectural elements. These components, when designed appropriately, provide a unified yet varied neighborhood. The following Design Criteria and Guidelines are provided to ensure that high quality architecture is built utilizing appropriate architectural theme, style and elements. Roof forms, materials and building massing shall be used to establish an Urban/Contemporary style. The appropriate scale and proportion of architectural elements and the selection of details should be used to provide authenticity and a human scale to the selected style. NEIGHBORHOOD DESIGN General Design Parameters The architecture is to be outward facing, oriented towards the surrounding streets and sidewalks at the perimeter, and also inward facing towards the protected central green. The individual unit entries relate to the sidewalks,with minimal setbacks, to foster pedestrian interaction,bring porches to the street,and support an "eyes on the street" effect. Neighborhood Plotting and Massing It is important to create an attractive, diverse, and livable streetscape to the surrounding neighborhood and within this neighborhood. In addition to home massing and design and garage placement, this can be achieved by building EXHIBIT A Dublin Transit Center—Site A-1•Design Guidelines•July 2014 placement and orientation. The entry and detailing of the front facade should be the primary emphasis of the front elevation, rather than the garage. Entries of primary units should be visible from the street. Architectural Plan and Style Mix The Project shall provide a minimum of three different floor plans. The floor plans will be combined into a variety of building configurations, based on site location. Three color schemes are required to provide additional variety between the building types. Corner Units Corner units can be enhanced with additional architectural elements, details, or materials on the corner side of the unit that match those on the front elevation. Elements to consider on corner lot homes include: • A porch or projecting side gable that wraps the front and side of the house. • Various roof forms, and the use of additional parapet roof forms. • Varied building massing. • Enhanced detailing and materials. ARCHITECTURAL DESIGN To develop diversity in neighborhood design and establish individual character for each home, the following elements and criteria have been developed. These, combined with guidelines included under the Architectural Style description below, should be used to develop a varied but cohesive aesthetic for the project area. Elements and techniques that create these characteristics include: • Building Mass and Roof Form • Variable Elevation Setbacks • Single Story Architectural Elements • Garage Location and Design • Entry Design • Four-Sided Architecture Building Mass and Roof Form The general form of the building should be reflective of the architectural style of the home. Mass and form can be manipulated to highlight entries and de-emphasize garages to create a more attractive streetscape. Per the specific plan, roof forms should be simple forms. Dublin Transit Center—Site A-1•Desi2n Guidelines•July 2014 When designing the massing, elevations, and roof form of each structure, the following is recommended: • Articulate wall planes to provide interest and scale. • Provide projections and recesses to create light and shadow. • Combine one and two story forms to break up massing. • Use parapet roof forms to balance the more simple primary roof forms. Single Story Architectural Elements When appropriate to the architectural style, single story architectural elements shall be used to help create a more human scale and provide interest, while creating variation and enhancing street character. These single story architectural elements include: • Enclosed front patios • Single story front or wraparound porches • Cantilevered second story elements Garage Location and Design To enhance the pedestrian orientation and outward facing aspects of the neighborhood, garage doors will be located at the rear of the buildings. Additional enhancements will include: • Recessed garage doors, provide a variety of depths and shadows by varying the recess depths. • Articulated garage door design,with appropriate texture and scale. • Incorporate cantilevers above, and detail enhancements adjacent to the doors. Different patterns and colors should be applied to garage doors to give a variety of design. The use of windows is encouraged. ARCHITECTURAL TREATMENTS Creation of Form and Relief Recesses and Shadows Recesses,overhangs,and projections are important for creating visual interest of a building form by providing depth and mass by causing shadows and shade. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 Architectural Projections Projections on a buildings facade should be used to create visual interest and emphasize important aspects of the design such as the entry or major windows. If these projections are provided in an appropriate mariner they can distract from visually displeasing elements such as the garage or a large plain wall. Stepping Forms Step elevations horizontally and vertically. Where appropriate to the architectural style chosen, material changes should occur at these steps. Entry Statement The front entry to the home shall be designed as the focal point to the home. The entry should be easily recognized by pedestrians and visitors. Roof Considerations Roof Forms and Materials Roof forms shall be simple in form and material,as not to distract from the composition and form of the exterior elevations of the buildings. Roof designs that are not overly articulated should be used. Parapets,Rakes and Eaves Parapets and moderate or extended overhangs are acceptable if properly designed. Similarly, tight fascias may be utilized when appropriate to the style. The designer should ensure that fascia boards, exposed rafters and other roof elements are substantially sized to avoid looking flimsy or weak. Roof detailing should not appear tacked on; rather it should be integrated with the structure of the roof and the design of the building. Overhangs,Porches and Balconies If appropriate to the architectural style, moderate or extended overhangs, porches and balconies are encouraged to provide shade and passive cooling for energy savings. The use of porches and balconies expand outdoor living opportunities, create entry statements and provide elevation variety. Covered porches may differ in roof pitch than the primary structure. Front porches should be provided on 33 percent of the homes. Porches should be sized to be usable by the residents. Porches should match in style and material to the selected Architectural Style of the home. Unit Entry Considerations Entry Statement Dublin Transit Center—Site A-1•Design Guidelines•July 2014 The entry to a home is more than just the front door. The physical form of the front pedestrian entry serves several stylistic and psychological functions including: • Identifying and framing the front door • Expressing the architectural theme of the home • Acting as an interface between the public and private realms (a"semi-public" outdoor space) Placement and Visibility The entries of the homes should be located so that it is visually apparent the location of the front door. Architectural forms and details should be used to enhance the public/private interaction between the residence and the public areas yet provide a level of privacy suitable for the homeowners. Incorporation of Roof and Architectural Features Architectural features that are appropriate to the architectural style of the home should be used. Although the front door should be visible, architectural elements such as roof elements, covered porches, and columns should be used to announce the entry. Front Door Considerations Design The front door is a major part in the style and architectural character of the house. The door should be setback into the building form or covered by an overhead element. Materials/Colors The different characteristics of entry doors, such as the shape of the panels, smoothness or grain of the wood contribute to the overall character of the entry. The urban/contemporary style of this project call for a less ornate style of door, yet one that adds to the character of the exterior elevations. The color of the door may match or contrast with the trim of the house, but must contrast substantially with the wall color. Use of Glass Dublin Transit Center—Site A-1•Design Guidelines•July 2014 Incorporating glass into the door assembly is acceptable, but if included should be opaque to provide additional privacy for the home. Residential Address Numbers and Entry Lighting Entries should be well lit for easy recognition and for safety. Residential address numbers should be prominent and large enough to be read easily from the street. Street address numbers should be lit at night. Windows Placement and Organization Window placement and organization should be used to contribute positively to the exterior architectural character of the buildings. Attention should be paid to windows' relationship to one another and to the wall and roof planes, creating a composition with a sense of order. Although they do not necessarily need to be of a uniform size, shape or type, all windows within one elevation shall appear compatible, visually relating to and complimenting each other. The contemporary style benefits from grouping of windows to increase the apparent size of the windows in the wall plane in focally significant areas. Feature and Theme Windows Feature, or theme, windows create the dominant theme or form within the window hierarchy, creating a strong visual focal point within an elevation. Feature windows should reinforce the architectural style of the home. They may be used to deemphasize the garage, and highlight the entry or other significant elements of the building or site. Window Framing and Trim There are a variety of window framing materials available today, including vinyl, aluminum, wood, or cementitious simulated wood. The most important consideration for the designer should be whether a material is compatible with the architectural style it will be supporting. Windows should be trimmed on all sides of the house as appropriate to the architectural style. While all windows shall be articulated and or trimmed appropriately to the individual style as described in the architectural style section of these guidelines, aluminum windows must take additional precautions to be trimmed and articulated. These articulations may include wood or cementitious simulated wood trim, stucco surrounds, shutters,or recessed openings. Dublin Transit Center—Site A-1•DesiEn Guidelines•July 2014 Shutters If shutters are appropriate to the architectural style used they shall be provided on all highly visible elevations. Shutters must be appropriately sized for the window. "Closed position" shutters may also be used to provide interest on a facade where a window is not present. Posts,Columns and Arches Insubstantial posts or columns (i.e. metal pipe, wood of less than 6" in diameter, etc.) are not allowed. Columns may be clad in wood, masonry, stone or stucco and may be square, round or rectangular in shape. The width of the column should be appropriate to the material finish. Attention should be paid to both base and capital detailing of the column. Arches related to posts or columns may be flat, round or segments of an arch, and may include a soffit,as appropriate to the style. Gutters and Downspouts Gutters exposed to view shall be colored to match fascia material to reduce its visual impact. Likewise, downspouts shall be colored to match the surface that they are attached. Garage and Garage Doors Door Materials and Face Design Door materials should be used to reflect the architectural style of the home. The garage door should not distract the eye on the street facade. Textured and raised panels should be used on metal, wood or fiberglass doors as it follows the architectural design. Windows within the door face is encouraged. The garage door colors should complement the color palate for the home without distracting from the elevation. Doors shall not include excessive decorations that distract from the elevation. All garage doors shall be the"roll-up" type. Recessed Doors Decreasing the visual impact of the garage door may be accomplished in part by extending the face of the wall surrounding the garage door 6"-12" in front of the door. The increased prominence of the wall around the door, and the shadowing of the door visually de-emphasize the garage door. When there are a number of garage doors aligned due to building configuration, diversity in garage door recess amounts can add to building articulation, including some doors that are not recessed, to add additional wall plane breaks. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 Materials High quality materials shall be used throughout the project. No exposed foundations will be allowed. All materials shall extend to the ground. Materials shall be placed a maximum of two inches from any adjacent concrete and four inches from the adjacent finished grade if impervious materials such as stone are applied. If wood, wood composition, board and batten or similar materials are applied, they shall extend to within 8" of adjacent grade. No foam materials without a solid casing may be used within 6' of grade. When not all elevations are provided in the architectural review package, non-illustrated elevations are expected to follow the colors and materials that illustrated on approved elevations. Further Design Considerations Air conditioner condensers shall be screened from public view. Utility meters, junction boxes, and other mechanical and utility equipment should be screened from public view when practical. Antennae shall be located in the interior of the residence. Exterior compact satellite dishes may be included, provided they are located away from public view to the extent feasible. Fire sprinkler risers shall be located on the interior of the unit or placed per the current fire code. ARCHITECTURAL STYLE Concept The Architectural Design must be consistent with the Dublin Transit Center Specific Plan and help to create a vibrant,compact, urban/contemporary themed, pedestrian friendly community. The urban/contemporary style allows many avenues of interpretation,but shall be anchored with the design elements described below. Urban Contemporary/Modern Historical Precedent Modernism has it's roots in the industrial revolution, driven by technological and engineering developments, and as a reaction against eclecticism and the stylistic excesses of Victorian and Edwardian architecture. The style spans the entire 20th century and is expressed in many forms,including Expressionism,Streamline Modern, the International Style,Mid-Century Modern,Postmodern,and Neomodern architecture. Design Characteristics • Simple massing and building forms to create visual interest. • A visual emphasis on horizontal and vertical lines. Dublin Transit Center—Site A-1•DesiRn Guidelines•July 2014 • Building materials expressing their natural form and enhancing the geometry of the structures. • Materials at 90 degrees to each other where appropriate. • Use of industrially-produced materials • Detailing that enhance the building forms • The use of color to visually enhance the building forms Design Requirements Roof Pitch The primary roof forms must be simple in form. They may be flat or sloping forms up to a 4:12 pitch. Accent Roof Forms Utilize Parapet forms that accentuate the elevational massing, and shed and hip roof forms that accent the primary building forms. Limited gables are acceptable. Roof forms on corners should give emphasis to the building corner. Articulated parapets should provide a top that is human-scaled and that provides visual interest. Roof Materials Composition Shingle or flat tile,metal roofing accents Overhangs Overhangs can range from zero to 18" to enhance parapet forms, projecting gables and other highlighted features. Siding A variety of siding types are allowed: Wood or simulated wood oriented horizontally or vertically, and smooth panel accent treatments. All treatments shall stop at logical transition points and shall utilize appropriate finishing details. Stucco Finish Stucco finishes are appropriate for this style and should be a light to medium sand finish. Porches Porches should be incorporated in the entry sequence and should extend across some or all of the front elevation. Porch columns shall be appropriately detailed, as shall the porch roof. Balconies Balconies if utilized may be inset or projecting and shall be articulated with metal rail detailing or walls comprised of surrounding wall materials. Dublin Transit Center—Site A-1•Desizn Guidelines•July 2014 Window Treatments Window surrounds shall be trimmed with surrounding wall materials. When possible, group windows into composite forms to accentuate the geometry of the elevations. Entry The entry shall be located within the front porch area and should be covered. Doors Doors shall be or appear to be contemporary,with simplified paneling. They will be painted an accent color to accentuate the entry to the home. Garage Doors Garage doors shall include or appear to include panels appropriate to the detailing of the balance of the building. If windows are included, they should reflect the appropriate form for this style. Accent Details Detailing should be provided that enhances the overall elevation composition. Detailing can be metal or wood,but should be simple in form. Color of these elements should be different than the surrounding wall material. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 ' � ■' :, �* illllllllll 1111111. ., _ ,,_......._ . r _ , . t, ,i ... .. ,. "Ft ni low I T 1 Ilk 1 it Ir .* _ at-- ti 1 1 fl r 4 ____Ic -, ,, , ,,,,,,,,ti....„: Ri, Ili 1::, Dublin Transit Center—Site A-1•Design Guidelines•July 2014 P . ____ __ , iiiiiil iii r' Znia In NI ■ 1E11 kill --1 4 I iiiii ;1 m , all ....... ... ... e 1311 1 ei 1 , . .,,,,,-,, k ii1/4.iikii- -: ..., ii, 44,. a it .. p115.4 4 Dublin Transit Center—Site A-1•Design Guidelines•July 2014 LANDSCAPE AND OPEN SPACE GUIDELINES CONCEPT The A-1 Transit Site has been designed as a distinct neighborhood that compliments the overall vibrant mixed-use community of the Dublin Transit Center. The Landscape compliments the existing community with the use of similar plant material, yet tailored to the unique architecture of the A-1 site. The overall Landscape theme provides vibrant, flowering plant material complimenting architecture, providing seasonal color while encouraging pedestrian access and connectivity to and from adjacent uses and activities. BASIC DESIGN PRINCIPLES • Continue the theme and plant palette of the overall Dublin Transit Center Site. • The entry to the A-1 Site will be distinct yet complimentary to the character of the neighborhood. The design of the entry monuments and landscaping will support a strong,visual identity to the neighborhood. • Dublin Boulevard and Campbell Lane Streetscape design will continue the existing theme east of the site by the use of similar trees, shrubs and groundcovers and will provide an uninterrupted visual thread to the rest of the community. Internal streets and sidewalks,are complimented using a variety of upright deciduous trees for solar exposure coupled with low growing flowering groundcover enhancing pedestrian connections to public sidewalks and trail systems • Open space areas within the project will provide a variety of uses for residents including open turf areas,rest stations, storm water treatment facilities and transition between the A-1 Site and surrounding properties. • Management and maintenance of the HOA common areas will be an integral component of the landscape system. EXHIBIT B Dublin Transit Center—Site A-1•DesLen Guidelines•July 2014 PROJECT ENTRY AND STREETSCAPES PROJECT ENTRY The entry to the A-1 Site will provide a distinct character for the neighborhood. • The project entry will have a five foot wide parkway and sidewalk on the north side with 12' wide landscape areas behind on both sides of the street. Tall, narrow, accent trees provide seasonal color and highlight the entry. • Entry Columns on both sides of the street are designed to establish a first impression and complement the proposed architecture as well as the existing community. • The project entry is bordered by the building ends to the north and south. • Concrete unit pavers are proposed in the street to highlight the entry experience. • Plant species have been selected to provide a clear definition of the entrance to the A-1 Transit Site. • Refer to the plant palette for suggested plant species and required plant sizes. Precast concrete cap Stucco: color to compliment architecture H�H11� H�nt� U.m.w _ ,;;a ; Recessed logo on top of t ::a:� 3" tile with glossy finish :.:a:: ELEVATION (FACING EAST) Entry Pilaster Scale: 1/2"=1'-0" Dublin Transit Center—Site A-1•Desizn Guidelines•July 2014 DUBLIN BOULEVARD FRONTAGE Dublin Boulevard, a main arterial in the City of Dublin, has multiple residential projects lining it. The A-Transit Site will extend the existing Dublin Boulevard street scene from the east and blend with the surrounding properties. RAN 10'-0" 6'-0" Landscape Dublin Boulevard / Parkway Sidewalk / Area ,. Porch Building Small flowering accent tree: i.e.Chionanthus retusus- Refer to Proposed Plant Palette sheet L-3 +: Dublin Boulevard Street tree: �A ! 'R ' -i.. i.e.Platanus acerifolia `'� �r ���,�,,� 'Bloodgood'-Refer to r�..r1ptiR a Proposed Plant Palette ° r14.j ':tip �'...1• sheet L-3 ` Background/foundation .L„r shrubs adjacent to the �1ff' . ^' building:i.e.Rhaphiolepis Popo species dPlatPale Refer to Proposed Plant Palette sheet L-3 18 AMMINIMI Section C Scale: 1/4"=1'-0" • A 6 foot wide landscape parkway and 6 foot wide sidewalk area between the curb and the right-of-way will be proposed. • Units facing Dublin Boulevard will have a 4' wide entry walk from the public sidewalk to the entry door. • An 6' foot level landscape easement behind the right-of-way will be provided. This area will allow for a combination of low growing groundcover, intermediate and background shrubs arranged in a tiered effect from the adjacent building interface. • Street trees will be proposed in the parkway similar to the existing street trees along Dublin Boulevard using the same spacing requirements. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 • Subordinate flowering trees in an irregular spacing pattern will be provided outside of the street tree canopy,adjacent to the building interface providing seasonal color and softening of architecture. • Refer to the plant palette for suggested plant species and required sizes. CAMPBELL LANE Campbell Lane is an existing street, with landscape improvements and sidewalk on the east side adjacent to existing residential. The proposed improvements to the west side of the street adjacent to the A-1 Transit Site will include similar street tree layout and species, shrubs and groundcover. • A 6 foot wide detached sidewalk will be provided along the west side of Campbell Lane along with a 5' wide parkway. Units facing Campbell Lane will have 4' wide entry walks from the public sidewalk to the front door. • Street trees will be located in the parkway and be of the same species as the existing street trees on the east side of Campbell Lane with the same spacing requirement. A 4'-6"wide level public utility easement will be required from the back of the sidewalk. • Street trees should be coordinated with the utilities and street lights to provide a continuous canopy of trees. • Low growing groundcover,intermediate and background shrubs will be proposed in a tiered effect to provide a variety of landscape with seasonal color and textural contrast. • Subordinate flowering trees in an irregular pattern will be provided outside of the street tree canopy,adjacent to the building interface providing seasonal color and softening of architecture. • Refer to the plant palette for suggested plant species and required sizes. Dublin Transit Center—Site A-1•Design Guidelines•July 2014 IRON HORSE TRAIL The existing Iron Horse Trail is located outside of the property line of the A-1 Transit Site and runs from north to south. • A proposed retaining wall runs from north to south along the property boundary adjacent to the Iron Horse Trail. The retaining wall will be stucco veneer with a precast concrete cap, color and material to complement the architecture. A tubular steel rail will be proposed on top of the wall with the design and finish complimenting the architecture. • Access to the Iron Horse Trail will be at the north end of the site at the Dublin Boulevard sidewalk and at the south end of the project through existing improvements. • Due to the proximity of the high pressure fuel line next to the Iron Horse Trail and western project boundary, significant measures have been proposed to maintain a safe distance with any proposed improvements including providing an 8' deep root barrier for trees planted adjacent to the proposed retaining wall and railing. PASSIVE RECREATION AREA A passive recreation area is located at the center of the project bordered by three multi-unit buildings and accessed by a series of meandering pathways that also serve the entries to the units. The passive outdoor space is intended as an outdoor meeting area with substantial turf areas for passive activities. • Passive recreation area will be level and accessible by all. • Substantial turf areas are proposed for passive activities. • Colorful trees, shrubs and groundcover highlight the open space area and provided seasonal color and interest. • Benches are proposed in the center of the open space to provide rest stops and viewing areas for passive activities. • Landscape areas adjacent to units facing the open space shall be proposed with low growing shrubs and groundcover to provide a feel of "openness" and connectivity to the central gathering area. WATER QUALITY ELEMENT • The proposed water quality features on the east side and south end of the project are proposed to collect and treat surface water run-off prior to connecting to the City's storm drain system. • Appropriate landscaping will be integrated into the storm water treatment facilities which are water tolerant and have filtering qualities. • Trees are proposed within the water quality facilities and planted on earthen Dublin Transit Center—Site A-1•Design Guidelines•July 2014 pedestals. • Low growing flowering shrubs and groundcovers are proposed adjacent to water quality elements to provide an attractive and interesting "edge" to the more unique water quality basin planting. • Refer to the plant palette for suggested plant species and required sizes. RETAINING WALL AND FENCING A retaining wall with railing above shall be proposed for the eastern edge of the property. No other walls or fencing shall be proposed for the project. Precast concrete cap Metal fence - (j.t ( \ 1r:� ih v AV 4 j Z—Stucco,color to compliment o architecture 0 — w • co ELEVATION Stucco Veneer Retaining Wall Stucco Veneer Retaining Wall with precast concrete cap and 3'-6"high metal Scale: 1/2"=1-0" railing: Color to complement architecture Overall Design: • Wall and railing will be of a high quality and good design. • Wall will be constructed of concrete unit blocks with stucco veneer. • The wall will have an ornamental cap. • The color of the walls will be light earth tones. • Railing shall be tubular steel powder-coated to complement the architecture. • Railing above wall shall be 3'-6" high. Dublin Transit Center—Site A-1•Desien Guidelines•July 2014 R 1' 9, Swale and Iron Horse Trail // Area Road Semi-evergreen screen tree _ with non-invasive roots: 'a d i.e.Quercus rubra 2 7' . Refer to Proposed Plant Palette ^� - sheet L-3 15'MIN. ,•. 3'MIN. Fr W-7 s/ V . . r , �2% in 8'deep root barrier 10"Kinder-Morgan - .- . Root Limits pipeline (canopy of tree) / / Section A Scale: 1/4"=1-0" R1' 9'Storm Water Treatment Swab and Iron Horse Trail // Swale / Road Accent tree with non-invasive a roots.Trees in swale to be • _. planted on earthen pedestals. y-, i.e.Acer rubrum'Autumn Blaze'- ° Refer to Proposed Plant Palette / 15'MIN. MIN. sheet L-3 Water tolerant upright - `• _---- shrubs:i.e.Red Fescue- Refer to Proposed Plant /- 9' / ;`M Palette sheet L-3 M"!f —2• tn • 8'deep root barrier ` 1 r41 r'.. aili 10"Kinder-Morgan . - • Root Limits pipeline - / (canopy of tree) / Section B Scale: 1 f4'=1'-0" RESOLUTION NO. 14 - XX A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP 8167 FOR THE TRANSIT CENTER SITE A-1 PROJECT (PLPA-2013-00046) WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as Transit Center Site A-1 for 52 three-story condominium townhouses. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from High Density Residential to Medium High Density Residential; and WHEREAS, the applications also include Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167; and WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center Village area (APN 986-0034-007); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an addendum to the Eastern Dublin EIR and Transit Center EIR; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending City Council approval of the Site Development Review request and Vesting Tentative Tract Map 8167; and WHEREAS, the Planning Commission held a public hearing on said application on August 12, 2014; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider the CEQA Addendum, all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin, based on the findings in the attached Resolution, recommends that the City Council adopt the Resolution attached as Exhibit A, which Resolution approves the Site Development Review Permit and Vesting Tentative Tract Map 8167. ATTACHMENT 3 PASSED, APPROVED AND ADOPTED this 12th day of August 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director [file name] 2307367.1 2 RESOLUTION NO. XX-14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT AND VESTING TENTATIVE MAP 8167 FOR THE TRANSIT CENTER SITE A-1 PROJECT (PLPA-2013-00046) WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as Transit Center Site A-1 for 52 three-story condominium townhouses. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from High Density Residential to Medium High Density Residential; and WHEREAS, the applications also include Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167; and WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the DublinTransit Center Village area (APN 986-0034-007); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. To comply with CEQA, the City prepared an addendum to the Eastern Dublin EIR and Transit Center EIR; and WHEREAS, a Staff Report dated August 12, 2014 was submitted to the City of Dublin Planning Commission recommending City Council approval of the Project, including the Site Development Review request and Vesting Tentative Tract Map 8167; and WHEREAS, on August 12, 2014, the Planning Commission held a public hearing and adopted Resolution 14-XX recommending that the City Council approve the CEQA addendum, Resolution 14- XX recommending that the City Council approve the requested General Plan and Eastern Dublin Specific Plan amendments, and Resolution 14-XX recommending that the City Council approve the Planned Development rezoning with related Stage 1 and 2 Development Plan consistent with the requested land use amendments. All of the above resolutions are incorporated herein by reference and are available for review at City Hall during normal business hours; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the Project, including Site Development Review and Vesting Tentative Tract Map 8167; and Page 1 of 33 EXHIBIT A TO ATTACHMENT 3 WHEREAS, on , 2014, the City Council held a duly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard. Following the public hearing, the City Council approved Resolution XX-14 approving the proposed CEQA addendum, Resolution XX-14 approving amendments to the General Plan and Eastern Dublin Specific Plan; and adopted Ordinance XX-14 approving a Planned Development Rezone with a related Stage 1 and 2 Development Plan for the Transit Center Site A-1 Project. The above resolutions and ordinance are incorporated herein by reference and are available for review at City Hall during normal business hours; and WHEREAS, the City Council did hear and use its independent judgment and considered the addendum and prior CEQA documents, all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding the proposed Site Development Review for a development of 52 three-story townhouse condominium units on a 2.86-acre site known as the Transit Center Site A-1 located at southwest corner of Dublin Boulevard and Campbell Lane: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) the project will be consistent with the architectural character and scale of development in the area; 2) the project will provide a needed and attractive housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Medium High Density Residential; and 4) the project complies with the development standards established in the Planned Development ordinance for the Project. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the intended use, proposed subdivision, and the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable and as adopted for PD PLPA 2013-00046. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the size and mass of the proposed houses is consistent with other existing and approved residential development in the surrounding area; 2) the project will contribute to housing opportunities as a complement to the surrounding neighborhoods; and 3) the project will serve the current buyer profile and market segment anticipated for this area. D. The subject site is suitable for the type and intensity of the approved development because: 1) the Project site is flat and contains no physical impediments to the proposed residential development; 2) the Project will implement all applicable prior adopted mitigation measures, including the required 50' buffer along the existing petroleum pipeline; and 3) the project site is fully served by public services and existing roadways. E. Impacts to existing slopes and topographic features are addressed because: 1) the Project site is flat and no measures are required to ensure slope stability; 2) grading on the site will Page 2 of 33 ensure that the site drains away from any structures and complies with the Regional Water Quality Control Board requirements. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the Project provides a high degree of design and landscaping to complement existing uses in the area.; 2) the structures reflect the architectural styles and development standards in the Eastern Dublin Specific Plan for residential buildings in the area; 3) the materials proposed will be consistent with the requirements of the Eastern Dublin Specific Plan; and 4) the color and materials proposed will be coordinated among the structures on site. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) generous landscaping is proposed to provide visual relief within an urban development; 2) landscaping in common areas is coordinated through a series of sidewalks; 3) common area open space has been provided in the form of a central passive recreation area; and 4) the project will conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) the project site provides opportunities for pedestrian and bicycle circulation; 2) the project will provide links to transit oriented systems and regional trails. BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby makes the following findings and determinations regarding Vesting Tentative Tract Map 8167: Vesting Tentative Tract Map 8167 A. The proposed Vesting Tentative tract Map 8167 is consistent with the intent of applicable subdivision regulations and related ordinances for the Eastern Dublin Specific Plan and Dublin Transit Center . B. The design and improvements of the proposed Vesting Tentative Tract Map 8167 are consistent with the General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject property in that it is a subdivision for implementation consistent with adjacent residential neighborhoods . C. The proposed Vesting Tentative Tract Map 8167 is consistent with the Planned Development zoning approved for Project and therefore consistent with the City of Dublin Zoning Ordinance. D. The properties created by the proposed Vesting Tentative Tract Map 8167 will have adequate access to major constructed or planned improvements as part of the Eastern Dublin Specific Plan and Dublin Transit Center . Page 3 of 33 E. Project design, architecture, and concept have been integrated with topography of the project site created by the Vesting Tentative Tract Map 8167 to incorporate water quality measures and minimize overgrading and extensive use of retaining walls. Therefore, the proposed subdivision is physically suitable for the type and intensity of development proposed. F. As set forth in the CEQA Addendum, the Mitigation Measures adopted with the program EIR for the Eastern Dublin Specific Plan and Transit Center EIR would be applicable as appropriate for addressing or mitigating any potential environmental impacts of the Project. G. The proposed Vesting Tentative Map 8167 will not result in environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns subject to existing adopted Mitigation Measures and Conditions of Approval. H. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves the Site Development Review for a development of 52 three-story townhouse condominium homes on a 2.86- acre site known as the Transit Center Site A-1 located at the southwest corner of Dublin Boulevard and Campbell Lane as shown on plans prepared by SDG Architects, MacKay & Somps Engineering and R3 Studios Landscape Architecture dated received August 4, 2014 and subject to the conditions included below. BE IT FURTHER RESOLVED that the Dublin City Council hereby approves Vesting Tentative Map 8133 prepared by MacKay & Somps Engineering dated received August 4, 2014 and subject to the conditions included below. CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [P01 Police, IPW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, jFIN] Finance, [F1 Alameda County Fire Department, FDSR] Dublin San Ramon Services District jCO] Alameda County Department of Environmental Health, 1771 Zone 7. CONDITIONS OF APPROVAL NO. CONDITIONS OF APPROVAL Agency Prior to: Source PLANNING GENERAL CONDITIONS 1. Approval. This Site Development Review approval PL Ongoing Planning is for the Transit Center Site A-1 (PLPA-2013- 00046). This approval shall be as generally depicted and indicated on the project plans prepared by SDG Architects, MacKay & Somps Engineering, and R3 Studios Landscape Architecture dated received August 4, 2014, on file Page 4 of 33 in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, and as specified as the following Conditions of Approval for this project. This approval is subject to adopting the CEQA addendum, and companion General Plan and Specific Plan Amendments and related Planned Development Zoning. 2. Permit Expiration. Construction or use shall PL One Year DMC commence within one (1) year of Site Development After Effective 8.96.020. Review Permit approval or the Permit shall lapse Date D and become null and void. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. 3. Time Extension. The original approving decision- PL Prior to DMC maker may, upon the Applicant's written request for Expiration 8.96.020. an extension of approval prior to expiration, upon Date E the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing shall be held before the original hearing body. 4. Compliance. The Applicant/Property Owner shall PL Ongoing DMC operate this use in compliance with the Conditions 8.96.020. of Approval of this Site Development Review F Permit, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL Ongoing DMC Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Public Issuance Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Page 5 of 33 Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all PW Building Standard permits required by other agencies including, but Permit not limited to Alameda County Flood Control and Issuance Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Various fees in effect at the time of building permit issuance, Permit including, but not limited to, Planning fees, Building Issuance fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM Ongoing Administra indemnify, and hold harmless the City of Dublin and tion/City its agents, officers, and employees from any claim, Attorney action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there PW Ongoing Public needs to be clarification to the Conditions of Works Page 6 of 33 Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean-up. The Applicant/Developer shall be PL Ongoing Planning responsible for clean-up & disposal of project related trash to maintain a safe, clean and litter-free site. 12. Modifications. Modifications or changes to this PL Ongoing DMC Site Development Review approval may be 8.104.100 considered by the Community Development Director if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 13. Lighting. Lighting is required over exterior PL, PW Building Municipal entrances/doors. Exterior lighting used after daylight Permit Code hours shall be adequate to provide for security Issuance needs. PLANNING — PROJECT SPECIFIC 14. Inclusionary Housing: This project is subject to the PL Recordation Project City's Inclusionary Zoning Regulations (Chapter of the first specific 8.68 of the Municipal Code). The proposed project final map is subject to the Master Development Agreement between the City of Dublin and the ACSPA which addresses the provision of affordable housing and compliance with the City Inclusionary Ordinance. The Camellia Place apartment project to the east on Site A-2 has been used to satisfy the low and very low portion of the inclusionary housing requirement for the project site. The applicant will enter into an affordable Housing Agreement and will provide the must build portion of the Moderate Income required units (7.5%) and pay the remainder by payment of in-lieu fees. LANDSCAPING 15. Final Landscape Construction Documents. The PL Issuance of Standard final planting and irrigation design shall: building permits a. Utilize plant material that will be capable of healthy growth within the given range of soil and climate. b. Provide landscape screening that is of a Page 7 of 33 height and density so that it provides a positive visual impact within three years from the time of planting. c. Provide that 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are a minimum of 5 gallons in size. d. Provide concrete curbing at the edges of all planters and paving surfaces where applicable. Final landscape construction documents shall: a. Provide specific landscape and irrigation plans for non-typical and corner lots. This requirement includes any lot that varies more than five feet in width from the typical plan. b. Specify that all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stockpiles of loose soil existing on that date are hydroseeded in a similar manner. c. Specify that the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. d. Include a warranty from the owners and/or contractors to warrant all trees, shrubs and ground cover and the irrigation system for one year from the date of project acceptance by the City. 16. Maintenance Agreement. A permanent PL Issuance of Standard maintenance agreement on all common area the building landscaping will be required from the owner insuring permit regular irrigation, fertilization and weed abatement. 17. Street Trees and Accent Trees. Street trees shall PL Issuance of Standard be spaced between 30 and 50 feet on center or the building approximately one per typical lot. Corner lots shall permit provide a minimum of two trees and a maximum of three street trees per lot. Generally, each lot will provide one accent tree, space permitting. 18. Water Efficient Landscaping Regulations. The PL Issuance of Standard Applicant shall meet all requirements of the City of the building Dublin's Water-Efficient Landscaping Regulations, permit Section 8.88 of the Dublin Municipal Code. Page 8 of 33 19. Bio-Retention Areas. The designed bio-retention PL Issuance of Standard areas shall be enhanced to create an open space the building landscape that is landscape attractive, conserves permit water, and requires minimal maintenance. 20. Plant Clearances. All trees planted shall meet the PL Issuance of Standard following clearances: the building a. 6' from the face of building walls or roof eaves permit b. 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines c. 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains d. 15' from stop signs, street or curb sign returns e. 20' from either side of a streetlight 21. Irrigation System Warranty. The Applicant shall PL Issuance of Standard warranty the irrigation system and planting for a the building period of one year from the date of installation. The permit Applicant shall submit for the Dublin Community Development Department approval, a landscape maintenance plan for the Common Area landscape including a reasonable estimate of expenses for the first five years. 22. Walls, Fences and Mailboxes. Applicant shall PL Issuance of Standard work with staff to prepare a final wall, fencing and the building mailbox plan that is consistent with Dublin Municipal permit Code and the design character of the architecture. The design of the mailbox station shall be upgraded to provide an enclosure or housing for the gang mailboxes so that they are integrated into the structure. Mailbox locations shall be integrated within the landscape and shall comply with USPS requirements. 23. Sustainable Landscape Practices. The PL Issuance of Standard landscape design shall demonstrate compliance the building with sustainable landscape practices as detailed in permit the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard, meeting 9 of the 9 required practices and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. Final selection and placement of trees, shrubs and ground cover plants shall ensure compliance with this requirement. Herbaceous plants shall be used along walks to reduce maintenance and the visibility of the sheared branches of woody ground cover plants. Planters for medium sized trees shall be a minimum of six feet wide. Small trees or shrubs shall be selected for planting areas less than six feet wide. 24. Copies of Approved Plans. The Applicant shall PL Construction Standard Page 9 of 33 provide the City with one full size copy, one reduced (1/2 sized) copy and one electronic copy of the approved landscape plans prior to construction. CIVIL CONDITIONS 25. Plans Coordination. Civil Improvement Plans, PL Preparation of Standard Joint Trench Plans, Street Lighting Plans and final grading, Landscape Improvement Plans shall be submitted planting and on the same size sheet and plotted at the same utility plans drawing scale for consistency, improved legibility and interdisciplinary coordination. 26. Utility Placement and Coordination: Utilities shall PL Preparation of Standard be coordinated with proposed tree locations to final grading, eliminate conflicts between trees and utilities. Submit planting and typical utility plans for each house type to serve as a utility plans guide during the preparation of final grading, planting and utility plans. Utilities may have to be relocated in order to provide the required separation between the trees and utilities. The applicant shall submit a final tree/utility coordination plan as part of the construction document review process to demonstrate that this condition has been satisfied. BUILDING 32. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 33. Retaining Walls. All retaining walls over 30 inches B Through Standard in height and in a walkway shall be provided with Completion guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 34. Phased Occupancy Plan. If occupancy is B Occupancy of Standard requested to occur in phases, then all physical any affected improvements within each phase shall be required building to be completed prior to occupancy of any buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building Page 10 of 33 shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 35. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Division Permits for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 36. Construction Drawings. Construction plans shall B Issuance of Standard be fully dimensioned (including building elevations) building accurately drawn (depicting all existing and permits proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 37. Air Conditioning Units. Air conditioning units and B, PL Occupancy of Standard ventilation ducts shall be screened from public view Unit with materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Chief Building Official and Director of Community Development. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. Air conditioning units shall comply with Section 8.36.060,C,3 of the Zoning Ordinance. 38. Temporary Fencing. Temporary Construction B Through Standard fencing shall be installed along the perimeter of all Completion work under construction. 39. Addressing B Standard Page 11 of 33 a) Provide a site plan with the City of Dublin's Prior to address grid overlaid on the plans (1 to 30 release of scale). Highlight all exterior door openings addresses on plans (front, rear, garage, etc.). The site plan shall include a single large format page showing the entire project and individual sheets for each neighborhood. 3 copies on full size sheets and 5 copies reduced sheets. Prior to b) Provide plan for display of addresses. The release of Building Official shall approve plan prior to addresses issuance of the first building permit. (Prior to permitting) c) Addresses will be required on the front of the dwellings. Addresses are also required near Prior to the garage door opening if the opening is not permitting on the same side of the dwelling as the front door. d) Townhomes / Condos are required to have Prior to address ranges posted on street side of the permitting buildings. e) Address signage shall be provided as per Prior to the Dublin Residential Security Code. permitting f) Exterior address numbers shall be backlight Occupancy and be posted in such a way that they may of any Unit be seen from the street. 40. Engineer Observation. The Engineer of record B Scheduling Standard shall be retained to provide observation services for the final all components of the lateral and vertical design of frame the building, including nailing, hold-downs, straps, inspection shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 41. Foundation. Geotechnical Engineer for the soils B Permit Standard report shall review and approve the foundation issuance design. A letter shall be submitted to the Building Division on the approval. 42. Green Building B Standard Green Building measures as detailed in the SDR Through package may be adjusted prior to master plan Completion check application submittal with prior approval from the City's Green Building Official provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be Page 12 of 33 reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in Prior to first the master plans. The checklist shall detail what permit Green Points are being obtained and where the information is found within the master plans. (Prior to first permit). Prior to each unit final, the project shall submit a Through completed checklist with appropriate verification that Completion all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant takes advantage Project of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Project) Landscape plans shall be submitted to the Green Prior to Building Official for review. (Prior to approval of the approval of landscape plans by the City of Dublin) the landscape Developer may choose self-certification or plans by the certification by a third party as permitted by the City of Dublin Dublin Municipal Code. Applicant shall inform the Green Building Official of method of certification prior to release of the first permit in each subdivision / neighborhood. 43. Electronic File: The applicant/developer shall B Issuance of Standard submit all building drawings and specifications for the final this project in an electronic format to the satisfaction occupancy of the Building Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 44. Construction trailer: Due to size and nature of the B TUP required Standard development, the applicant/developer, shall provide prior to a construction trailer with all hook ups for use by placement of City Inspection personnel during the time of trailer construction as determined necessary by the Building Official. A Temporary Use Permit is required prior to placement of the construction trailer. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close Page 13 of 33 proximity to the project site to accommodate this trailer. The applicant/developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's expense. 45. Copies of Approved Plans. Applicant shall B 30 days after Standard provide City with 2 reduced (1/2 size) copies of the permit and City of Dublin stamped approved plan. each revision issuance 46. Cool Roofs. Flat roof areas shall have their roofing B Through Standard material coated with light colored gravel or painted Completion with light colored or reflective material designed for Cool Roofs. 47. Solar Zone — CA Energy Code B In Standard Show the location of the Solar Zone on the site conjunction plan. Detail the orientation of the Solar Zone. This with Master information shall be shown in the master plan check Plan check, on the overall site plan, the individual roof plans and prior to the plot plans. This condition of approval will be issuance of waived if the project meets the exceptions provided Building in the CA Energy Code. Permits 48. Accessible Parking. The required number of B Through Standard parking stalls, the design and location of the Completion accessible parking stalls shall be as required by the CA Building Code. 49. Mail Boxes —The mailboxes shall be located on an B / PW/ Prior to Standard accessible pathway. Mailboxes shall be provided P Permitting with illumination from dust to dawn. 50. Set Back Survey. All buildings within the project B Prior to each Standard shall provide an original letter of certification to the footing / Building Inspector certifying the location of foundation foundation / slab location. The letter shall be inspection stamped and signed by a licensed land surveyor. FIRE 51. New Fire Residential Sprinkler System F Prior to CA Requirements. In accordance with The Dublin Fire issuance of Building / Code, fire sprinklers shall be installed in all Building Residential buildings. The system shall be in accordance with Permits Code the NFPA 13D, the CA Fire Code and CA Building / Residential Code. 52. Fire apparatus. Roadways shall have a minimum F In CA unobstructed width of 20 feet and an unobstructed conjunction Building / vertical clearance of not less than 13 feet 6 inches. with Site Residential Roadways under 36 feet wide shall be posted with Improvement Code signs on one side; roadways under 28 feet wide Drawings shall be posted with signs both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". Page 14 of 33 1. Fire apparatus roadways must extend to within 150 ft. of the most remote first floor exterior wall of any building. 2. The maximum grade for a fire apparatus roadway is 12%. 3. Fire apparatus roadways in excess of 150 feet in length must make provisions for approved apparatus turnarounds. 53. Gate Approvals. Fencing and gates that cross F Prior to CA pedestrian access and exit paths, as well as vehicle issuance of Building / entrance and exit roads and Emergency Vehicle Building Residential Access ways, need to be approved for fire Permits Code department access and egress as well as exiting provisions where such is applicable. Plans need to be submitted that clearly show the fencing and gates and details of such. This should be clearly incorporated as part of the site plan with details provided as necessary. 54. Hydrants & Fire Flows. Show the location of any F Prior to CA on-site fire hydrants and any fire hydrants that are issuance of Building / along the property frontage as well as the closest Building Residential hydrants to each side of the property that are Permits Code located along the access roads that serves this property. Provide a letter from the water company indicating what the available fire flow is to this property. 55. Fire Sprinklers. In accordance with the Dublin Fire F Prior to Project Code, fire sprinklers shall be installed in the issuance of specific buildings. The system shall be in accordance with Building the NFPA 13D, the CA Fire Code and CA Permits Building/Residential Code. 56. Fire apparatus roadways shall have a minimum F Prior to Project unobstructed width of 20 feet and an unobstructed issuance of specific vertical clearance of not less than 13 feet 6 inches. Building Roadways under 36 feet wide shall be posted with Permits signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs within 200 feet of exterior walls. DSRSD 57. Complete improvement plans shall be submitted to DSRSD Issuance of Standard DSRSD that conform to the requirements of the any building Dublin San Ramon Services District Code, the permit DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 58. All mains shall be sized to provide sufficient DSRSD Issuance of Standard capacity to accommodate future flow demands in any building addition to each development project's demand. permit Page 15 of 33 Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 59. Sewers shall be designed to operate by gravity DSRSD Issuance of Standard flow to DSRSD's existing sanitary sewer system. any building Pumping of sewage is discouraged and may only be permit allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 60. Domestic and fire protection waterline systems for DSRSD Issuance of Standard Tracts or Commercial Developments shall be any building designed to be looped or interconnected to avoid permit dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 61. DSRSD policy requires public water and sewer lines DSRSD Issuance of Standard to be located in public streets rather than in off- any building street locations to the fullest extent possible. If permit unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 62. Prior to approval by the City of a grading permit or a DSRSD Issuance of Standard site development permit, the locations and widths of any building all proposed easement dedications for water and permit sewer lines shall be submitted to and approved by DSRSD. 63. All easement dedications for DSRSD facilities shall DSRSD Issuance of Standard be by separate instrument irrevocably offered to any building DSRSD or by offer of dedication on the Final Map. permit 64. Prior to approval by the City for Recordation, the DSRSD Issuance of Standard Final Map shall be submitted to and approved by any building DSRSD for easement locations, widths, and permit restrictions. 65. Prior to issuance by the City of any Building Permit DSRSD Issuance of Standard or Construction Permit by the Dublin San Ramon any building Services District, whichever comes first, all utility permit connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Page 16 of 33 Code. 66. Prior to issuance by the City of any Building Permit DSRSD Issuance of Standard or Construction Permit by the Dublin San Ramon any building Services District, whichever comes first, all permit improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 67. No sewer line or waterline construction shall be DSRSD Issuance of Standard permitted unless the proper utility construction any building permit has been issued by DSRSD. A construction permit permit will only be issued after all of the items in Condition No. 9 have been satisfied. 68. The applicant shall hold DSRSD, its Board of DSRSD Issuance of Standard Directors, commissions, employees, and agents of any building DSRSD harmless and indemnify and defend the permit same from any litigation, claims, or fines resulting from the construction and completion of the project. 69. Improvement plans shall include recycled water DSRSD Issuance of Standard improvements as required by DSRSD. Services for any building landscape irrigation shall connect to recycled water permit mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. PUBLIC WORKS GENERAL CONDITIONS 70. The Developer shall comply with the Subdivision PW On going Standard Map Act, the City of Dublin Subdivision, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the American's with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by the Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, the Developer, in constructing such improvements, shall comply with Page 17 of 33 the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 71. The Developer shall defend, indemnify, and hold PW On going Standard harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City related to the project (Site Al) to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Developer's duty to so defend, indemnify, and hold harmless shall be subject to the city's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 72. General Conditions of Approval. Developer shall PW On going Standard comply with the following General Conditions of Approval for Vesting Tentative Tract Map 8167. 73. Clarification of Conditions. In the event that there PW On going Standard needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 74. Conflicts. If there are conflicts between the Vesting PW On going Standard Tentative Map approval and the SDR approval pertaining to mapping or public improvements the Vesting Tentative Map shall take precedence. 75. Ownership and Maintenance of Improvements. PW Final Map Standard Ownership and maintenance of street right-of-ways, and Ongoing common area parcels and open space areas and improvements shall be by the City of Dublin and the Site Al Homeowner's Association as shown on the "Ownership and Maintenance Plan" Stage II PD Exhibits, Sheet 3, prepared by MacKay & Somps dated July, 2014, except as modified by these Conditions of Approval. Page 18 of 33 76. Covenants, Conditions and Restrictions PW Improvement Standard (CC&Rs). A Homeowners Association(s) shall be Plans formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of the landscape, decorative pavement and other features within the public right of way contained in the Agreement for Long Term Encroachments; all open space and common area landscaping; all stormwater treatment measures; trail improvements; and the EVAE. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that prohibits the amendment of those provisions of the CC&Rs requested by City without the City's approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative pavements, fences, walls, drainage, lighting, signs and other related improvements. The Developer shall submit a copy of the CC&R document to the City for review and approval relative to these conditions of approval. 77. Phased Improvements. Right-of-way dedication PW First Final Standard and installation of public improvements may be Map done in phases as indicated on the Tentative Map and Site Development Review, subject to the review and approval of the City Engineer. With each phased Final Map, the City Engineer shall identify all improvements necessary to serve and access the phased lots created. All rights-of-way and improvements, including utilities identified by the City Engineer for construction within the boundaries of each phase of the development shall be required with the Final Map for that phase. In addition, the City Engineer may require the Developer to perform off-site grading in order to conform site grading to the adjacent grade outside of the phase proposed for development. 78. Private street and common area subdivision PW First Phase of Standard improvements. Common area improvements, Improvement private streets, private alleys and all other Plans subdivision improvements owned or maintained by the homeowners' owners association are subject to review and approval by the City Engineer prior to Final Map approval and shall be included in the Tract Improvement Agreement. Such improvements include, but are not limited to: curb & gutter, pavement areas, sidewalks, access ramps & driveways; enhanced street paving; parking spaces; street lights (wired underground) and Page 19 of 33 appurtenances; drainage facilities; utilities; landscape and irrigation facilities; open space landscaping; stormwater treatment facilities; striping and signage; and fire hydrants. 79. Private Street Easements. Public Utility PW First Phase of Standard Easements (PUE), Sanitary Sewer Easements Improvement (SSE) and Water Line Easements (WLE) shall be Plans established over the entire private street right-of- ways within all subdivisions. The PUE, SSE and WLE dedication statements on each Final Map are to recite that the easements are available for, but not limited to, the installation, access and maintenance of sanitary and storm sewers, water, electrical and communication facilities. Project entry monument signs and walls shall not be located within these easements. 80. Private Street Easements. The Developer shall PW Final Standard dedicate Emergency Vehicle Access Easements Acceptance (EVAE) over the clear pavement width of all private of Project streets and alleys. Easement geometry shall be subject to the approval of the City Engineer and Fire Marshall. 81. Intersections: The design of the intersections shall PW Improvement Standard be generally as shown on the Tentative Map and Plans the Site Development Review. The Developer shall submit details a typical intersection layout showing the design for the ramps, sidewalks, entry walls, stop signs, landscape planters, street trees, crosswalk locations and decorative pavement to be approved by the City Engineer prior to the submittal of the Improvement Plans. Decorative pavement shall not be installed within crosswalks or within 30 feet of the crosswalk line. Any sound walls, architectural features, or landscaping shall be designed to avoid the visibility zone at the project driveway intersection or be kept at no higher than 30 inches. The Visibility Zones shall be determined by the triangles established at the intersection corners by applying the Safe Stopping Sight Distance criteria of the current Caltrans Highway Design Manual. Safe Stopping Sight Distance shall be calculated using a 30 MPH speed along Demarcus Blvd. Final design details shall be subject to review and approval by the City Engineer. 82. Monuments. Final Maps shall include private street PW Improvement Standard monuments to be set in all private streets. Private Plans street monuments shall be set at all intersections and as determined by the City Engineer. 83. Stormwater Source Control. "No Dumping Drains PW Prior to Standard Page 20 of 33 to Bay" storm drain medallions per City Standard Issuance of Detail CD-704 shall be placed on all public and Building private storm drain inlets. Permits 84. Curb Ramps: Curb ramp layouts are not approved PW Prior to Standard at this time. The number, location and layout of all Grading curb ramps shall be reviewed and approved by the City Engineer with the Improvement Plans associated with each Final Map. All pedestrian ramps shall be designed and constructed to provide direct access to marked or unmarked crosswalks. Each pedestrian ramp shall be oriented such that it is aligned and parallel to the marked or unmarked crosswalk it is intended to serve. Pedestrian ramps serving more than one marked or unmarked crosswalk shall not be provided, unless specifically approved by the City Engineer. 85. Utilities. All new utility service connections, PW Prior to Standard including electrical and communications, shall be Issuance of installed underground. Electrical transformers shall Building be installed in underground vaults within an Permits appropriate utility easement or public service easement. 86. Landscape Plans. Developer shall submit design PW Final Map Standard development Landscape Plans with the first plan Approval check for the street improvement plans and final map. The Landscape Plans shall show details, sections and supplemental information as necessary for design coordination of the various civil design features and elements including utility location to the satisfaction of the City Engineer. Complete Landscape Plans shall be concurrently approved with the Tract Improvement Agreement and Final Map. 87. Street Light and Joint Trench Plans. Streetlight PW In Standard Plans and Joint Trench Plans shall be submitted Conjunction with the first plan check for the street improvement with the Final plans and final map. The final streetlight plan and Map or by joint trench plan shall be completed prior to Final Separate Map approval for each respective subdivision. Instrument Prior to Occupancy 88. Geotechnical Investigation. The Developer shall PW Improvement Standard submit a design level geotechnical investigation Plans report defining and delineating any seismic hazard. The report shall be prepared in accordance with guidelines published by the State of California. The report is subject to review and approval by a City selected peer review consultant prior to the acceptance of each Final map. The applicant shall Page 21 of 33 pay all costs related to the required peer review. The recommendations of those geotechnical reports shall be incorporated into the project plans subject to the approval of the City Engineer. 89. Soils Report. The Developer shall submit a PW Improvement Standard detailed soils report prepared by a qualified Plans engineer, registered with the State of California. The required report shall include recommendations regarding pavement sections for all project streets and all internal streets. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 90. Geotechnical Engineer Review and Approval. PW On-going Standard The Project Geotechnical Engineer shall be retained to review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval and issuance of grading permits. 91. Grading. The disposal site and haul truck route for PW Prior to Standard any off-haul dirt materials shall be subject to the Working review and approval by the City Engineer prior to Within the the approval the improvement plans or issuance of Public Right a Grading Permit. If the Developer does not own of Way the parcel on which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent, signed by the current owner, approving the placement of off-haul material on their parcel. A grading plan may be required for the placement of the off-haul material. 92. Underground Obstructions. Prior to demolition, PW Prior to Start Standard excavation and grading on any portion of the project of Public site, all underground obstructions (i.e., debris, septic Improvement tanks, fuel tanks, barrels, chemical waste) shall be s identified and removed pursuant to Federal, State and local regulations and subject to the review and approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the City Engineer. 93. Record Drawings. At the completion of PW, PL, Prior to Standard construction, the Developer shall provide the Public F Release of Works Department bond and electronic (PDF) Bonds copies of the civil, joint trench and landscape plans indicating all changes that were made during construction. 94. Storm Drain Video. Private and public storm drain PW Improvement Standard pipes shall be videoed per the City of Dublin Plans and requirements. Notes specifying procedures shall be prior to Page 22 of 33 included on the improvement plans. release of bonds 95. Water Quality Treatment. Supportive data shall be PW Improvement Standard provided to show that the water quality treatment Plans meets the RWQCB guidelines. 96. Non-City Agencies. The Applicant/Developer will PW Improvement Standard be responsible for submittals and reviews to obtain Plans the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 97. Hydrology and Hydraulic Calculations. Hydrology PW Improvement Standard and Hydraulic Calculations shall be provided for the Plans design of the site storm drain system. 98. CLOMR. Prior to approval of the Final Map the PW Prior to Project developer shall apply for and receive approval of a approval of Specific Conditional Letter of Map Revision (CLOMR) from the first Final the Federal Emergency Management Agency Map that (FEMA). The CLOMR shall be based upon the creates a grading plan for the project and shall conclude that parcel within parcels proposed to have structures for human the existing occupancy will be removed from the SFHA. SFHA 99. LOMR. Prior to occupancy of any buildings within PW Prior to Project the special flood hazard area, the Developer shall occupancy of Specific apply for and receive approval of a Letter of Map any buildings Revision (LOMR) from the Federal Emergency within existing Management Agency (FEMA). The LOMR shall be SFHA based upon the as-built grades of the building pads and shall determine that the affected parcels are no longer within the Special Flood Hazard Area (SFHA). In the event FEMA does not approve the LOMR or FEMA review and approval is delayed beyond the time the developer wishes to occupy p pY buildings, the developer shall submit, prior to occupancy, Elevation Certificates for all buildings within the flood hazard area demonstrating that buildings have been constructed in accordance with standards of the National Flood Insurance Program. GENERAL SITE DEVELOPMENT REVIEW CONDITIONS 100. Requirements and Standard Conditions. The Various Prior to Standard Applicant/Developer shall comply with applicable issuance of Alameda County Fire, Dublin Public Works building Department, Dublin Building Department, Dublin permit Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Page 23 of 33 Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 101. Utility Siting Plan. The Applicant/Developer shall PW Prior to Standard provide a final Utility Siting Plan showing that Issuance of transformers and service boxes are placed outside Grading of public view where possible and/or screened to Permits the satisfaction of the Community Development Director and City Engineer. Applicant/Developer shall place all utility infrastructures underground including electric, telecommunications, cable TV, and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer prior to installation. AGREEMENT AND BONDS 102. Tract Improvement Agreement. The Developer PW First Final Standard shall enter into a Tract Improvement Agreement Map & with the City for all public improvements including Successive any required offsite storm drainage or roadway Maps improvements that are needed to serve the Tract that have not been bonded with another Tract Improvement Agreement. 103. Long Term Encroachment Agreement. The PW Final Map Standard Developer shall enter into an "Agreement for Long Term Encroachments" with the City of Dublin to allow the HOA to maintain the landscape, sidewalk, curb & gutter and decorative features within the public right-of-way including frontage landscaping, decorative pavement and special features (i.e. walls, portals, benches, etc.) as generally shown on the Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as a result of utility repairs. 104. Stormwater Treatment Measures Maintenance PW Final Map Standard Agreement. The Developer shall enter into a "Stormwater Treatment Measures Maintenance Agreement" (O&M Agreement) with the City of Dublin that guarantees the perpetual maintenance Page 24 of 33 obligation for all storm water treatment measures installed as part of the project. Said agreement is p p 1 9 required pursuant to Provision C.3.h of RWQCB Order R2-2009-0074 for the issuance of the Alameda Countywide NPDES municipal sto r m water permit. Said permit requires the City to provide verification and assurance that all treatment devices will be properly operated and maintained. This condition shall not apply if the water quality treatment measures are maintained by a GHAD or other public entity. 105. Security. The Developer shall provide Faithful PW Final Map Standard Performance security (100%), and Labor & Materials security (100%), to guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract Improvement Agreement and approval of the Final Map. 106. Maintenance Security. Upon acceptance of the PW Acceptance Standard improvements, the Faithful Performance security of may be replaced with a maintenance bond that is Improvement 25% of the value of the Faithful Performance s security. FEES 107. Parkland In-Lieu Fees. The Developer shall PW Prior to Filing Standard dedicate parkland or pay in-lieu fees in the amounts Final Map and at the times set forth in City of Dublin Resolution No. 60-99, or in any resolution revising these amounts and as implemented by the Administrative Guidelines adopted by Resolution 195-99. PERMITS 108. Encroachment Permit. Developer shall obtain an PW Start of work Standard Encroachment Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 109. Grading/Sitework Permit. Developer shall obtain PW Start of work Standard a Grading/Sitework Permit from the Public Works Department for all grading and private site improvements that serves more than one lot or residential condominium unit. 110. Other Agency Permits. Developer shall obtain all PW Issuance of Standard permits required by other agencies including, but Permit/Start not limited to Alameda County Flood Control and of Work Water Conservation District Zone 7, California Page 25 of 33 Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 111. All submittals of plans and Final Maps shall comply Improvement Standard with the requirements of the "City of Dublin Public Plan or Final Works Department Improvement Plan Submittal Map Requirements", and the "City of Dublin Improvement Plan Review Check List". 112. The Developer will be responsible for submittals and PW Improvement Standard reviews to obtain the approvals of all participating Plans or Final non-City agencies. The Alameda County Fire Map Department and the Dublin San Ramon Services District shall approve and sign the Improvement Plans. 113. Developer shall submit a Geotechnical Report, PW Grading/Impr Standard which includes street pavement sections and ovement grading recommendations. Plans or Final Map 114. Developer shall provide the Public Works PW Acceptance Standard Department a PDF file and digital vectorized file of of the "master" CAD files for the project when the Final Improvement Map has been approved. Digital raster copies are s and not acceptable. The digital vectorized files shall be Release of in AutoCAD 14 or higher drawing format. Drawing Bonds of units shall be decimal with the precision o the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP 115. All Final Maps shall be substantially in accordance PW Approval of Standard with the Tentative Maps approved with this Final Map application, unless otherwise modified by these conditions. Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is not dependent upon future phasing for infrastructure. 116. All rights-of-way and easement dedications required PW Approval of Standard by the Tentative Map shall be shown on the Final Final Map Map. 117. Any phasing of the final mapping or improvements PW Approval of Standard of Tentative Map is subject to the approval and Final Map a e p subject pp p Page 26 of 33 conditions of the City Engineer. 118. Street names shall be assigned to each PW Approval of Standard public/private street pursuant to Municipal Code Final Map Chapter 7.08. The approved street names shall be indicated on the Final Map. 119. All Final Maps shall include street monuments to be PW Monuments Standard set in all public streets. to be shown on final map and installed prior to acceptance of improvements EASEMENTS 120. The Developer shall obtain abandonment from all PW Approval of Standard p e pp app li cab I a pub li c age nc i es of existing easements Improvement and right of ways that will no longer be used. Plans and Final Map 121. The Developer shall acquire easements, and/or PW Approval of Standard obtain rights-of-entry from the adjacent property Improvement owners for any improvements on their property. The Plans and easements and/or rights-of-entry shall be in writing Final Map and copies furnished to the City Engineer. 122. Sidewalk Easement. The Developer shall dedicate PW Final Map Standard a Sidewalk Easement (SWE) to the public over all portions of the public sidewalk along the Dublin Boulevard jroect frontage that lie outside of the p g existing 15-foot Sidewalk Easement previously dedicated with Parcel Map 8275 as shown on the Vesting Tentative Map, to the satisfaction of the City Engineer. 123. Public Service Easement. A minimum four and a PW Final Map Project half foot (4.5') wide public service easement (PSE) Specific shall be dedicated along the Campbell Lane frontage of the project site. Project entry and monument signs, porches and walls shall not be located within the public service easement. GRADING 124. The Grading Plan shall be in conformance with the PW Approval of Standard recommendations of the Geotechnical Report, the Grading approved Tentative Map and/or Site Development Plans or Review, and the City design standards & Issuance of ordinances. In case of conflict between the soil Grading engineer's recommendations and City ordinances, Permit. the City Engineer shall determine which shall apply. 125. A detailed Erosion Control Plan shall be included PW Approval of Standard with the Grading Plan approval. The plan shall Grading include detailed design, location, and maintenance Plans or criteria of all erosion and sedimentation control Issuance of measures. Grading Page 27 of 33 Permit. 126. Tiebacks or structural fabric for retaining walls shall PW Approval of Standard not cross property lines, or shall be located a Grading minimum of 2' below the finished grade of the upper Plans or lot. Issuance of Grading Permit. 127. Bank slopes along public streets shall be no steeper PW Approval of Standard than 3:1. The toe of any slope along public streets Grading shall be one foot back of walkway. The top of any Plans or slope along public streets shall be three feet back of Issuance of walkway. Minor exception may be made in the Grading above slope design criteria to meet unforeseen Permit. design constraints submit to the approval of the City Engineer. IMPROVEMENTS 128. The public improvements shall be constructed PW Approval of Standard generally as shown on the Vesting Tentative Map Grading/lmpr and/or Site Development Review. However, the ovement approval of the Tentative Map and/or Site Plans or Development Review is not an approval of the issuance of specific design of the drainage, sanitary sewer, grading water, and street improvements. permits. Ongoing 129. All public improvements shall conform to the City of PW Approval of Ongoing Dublin Standard Plans and design requirements Grading/lmpr and as approved by the City Engineer. ovement Plans or Start of Construction. 130. Dublin Boulevard. Developer shall install a six foot PW Improvement Project (6') sidewalk and six and a half foot (6.5') wide Plans Specific (inclusive of curb) landscape strip along the project's Dublin Boulevard frontage. Required roadway and utility improvements on Dublin Boulevard along the project's frontage shall include, but are not limited to: installation of sidewalk, curb ramps, landscaping, street trees, irrigation and relocation of existing utilities. 131. Campbell Lane. Developer shall install a six foot PW Improvement Project (6') wide monolithic sidewalk along the project's Plans Specific Campbell Lane frontage. Required roadway and utility improvements on Campbell Lane along the project's frontage shall include, but are not limited to: installation of sidewalk, curb ramps, street trees, irrigation and relocation of existing utilities. 132. Public streets shall be at a minimum 1% slope with PW Approval of Ongoing minimum gutter flow of 0.7% around bumpouts. Grading/lmpr Private streets and alleys shall be at minimum 0.5% ovement Page 28 of 33 slope. Plans or Start of Construction. 133. Curb Returns on arterial and collector streets shall PW Approval of Ongoing be 40-foot radius, all internal public streets curb Grading/lmpr returns shall be minimum 30-foot radius (36-foot ovement with bump outs) and private streets/alleys shall be a Plans or Start minimum 20-foot radius, or as approved by the City of Engineer. Curb ramp locations and design shall Construction. conform to the most current Title 24 and Americans with Disabilities Act requirements and as approved by the City Traffic Engineer. 134. Any decorative pavers/paving installed within City PW Approval of Ongoing right-of-way shall be done to the satisfaction of the Grading/Impr City Engineer. Where decorative paving is installed ovement at signalized intersections, pre-formed traffic signal Plans or Start loops shall be put under the decorative pavement. of Decorative pavements shall not interfere with the Construction. placement of traffic control devices, including pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association. 135. Stormwater Management. The Stormwater PW Improvement Standard Management Plan provided on Sheet 7 of the Plans Tentative Map, prepared by MacKay & Somps, dated July 2014 is approved in concept only. The final Stormwater Management Plan is subject to City Engineer approval prior to approval of the Tract Improvement Plans. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards issued by the San Francisco Bay Regional Water Quality Control Board. 136. Trash Capture. The project Stormwater PW Improvement Standard Management Plan shall incorporate trash capture Plans measures such as screens, filters or CDSNortex units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP) to the satisfaction of the City Engineer. 137. Stormwater Treatment. Developer shall PW Improvement Standard incorporate source control measures, stormwater Plans treatment measures, and trash capture measures into the site design as required pursuant to Provision C.3 and C.10 of the Municipal Regional Stormwater NPDES Permit, Order No. R2-2009- Page 29 of 33 0074, CAS612008. 138. The Developer shall install all traffic signs and PW Occupancy of Standard pavement marking as required by the City Engineer. Units or Acceptance of Improve- ments 139. Street light standards and luminaries shall be PW Occupancy of Standard designed and installed per approval of the City Units or Engineer. The maximum voltage drop for Acceptance streetlights is 5%. of Improve- ments 140. The Developer shall construct bus stops and PW Occupancy of Standard shelters at the locations designated and approved Units or by the LAVTA and the City Engineer. The Acceptance Developer shall pay the cost of procuring and of Improve- installing these improvements. ments 141. Developer shall construct all potable and recycled PW Occupancy of Standard water and sanitary sewer facilities required to serve Units or the project in accordance with DSRSD master Acceptance plans, standards, specifications and requirements. of Improve- ments 142. Developer shall construct all potable and recycled PW Occupancy of Standard water and sanitary sewer facilities required to serve units or the project in accordance with DSRSD master acceptance of plans, standards, specifications and requirements. improvements 143. PW Occupancy of Standard Fire hydrant locations shall be approved by the p Y units or Alameda County Fire Department. A raised reflector acceptance of blue traffic marker shall be installed in the street improvements opposite each hydrant. 144. PW Occupancy of Standard The Developer shall furnish and install street name units or signs for the project to the satisfaction of the City acceptance of Engineer. improvements 145. Developer shall construct gas, electric, cable TV PW Occupancy of Standard and communication improvements within the units or fronting streets and as necessary to serve the acceptance of project and the future adjacent parcels as approved improvements by the City Engineer and the various Public Utility agencies. 146. All electrical, gas, telephone, and Cable TV utilities, PW Occupancy of Standard shall be underground in accordance with the City units or policies and ordinances. All utilities shall be located acceptance of and provided within public utility easements and improvements sized to meet utility company standards. 147. All utility vaults, boxes and structures, unless PW Occupancy of Standard specifically approved otherwise by the City units or Page 30 of 33 Engineer, shall be underground and placed in acceptance of landscape areas and screened from public view. improvements Prior to Joint Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. CONSTRUCTION 148. Construction Hours. Standard construction and PW On-going as Standard grading hours shall be limited to weekdays (Monday needed through Friday) and non-City holidays between the hours of 7:30 a.m. and 5:30 p.m. The Developer may request reasonable modifications to such determined days and hours, taking into account the seasons, impacts on neighboring properties, and other appropriate factors, by submitting a request form to the City Engineer. For work on Saturdays, said request shall be submitted no later than 5:00 p.m. the prior Wednesday. Overtime inspection rates will apply for all after-hours, Saturday, and/or holiday work. 149. Construction Trash/Debris. Measures shall be PW, B, Prior to Standard taken to contain all construction related trash, PL Construction debris, and materials on-site until disposal off-site can be arranged. The Applicant/Developer shall keep the adjoining public streets and properties free and clean of project dirt, mud, and materials during the construction period. The Developer shall be responsible for corrective measures at no expense to the City of Dublin. 150. Construction Fencing. The use of any temporary PL, PW, Prior to Standard construction fencing shall be subject to the review B Issuance of and approval of the City Engineer and the Building Building Official. Permits 151. Erosion Control during Construction. PW Ongoing as Standard Applicant/Developer shall include an Erosion and needed Sediment Control Plan with the Grading and Improvement plans for review and approval by the City Engineer. Said plan shall be designed, implemented, and continually maintained pursuant to the City's NPDES permit between October 1st and April 15th or beyond these dates if dictated by rainy weather, or as otherwise directed by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the Page 31 of 33 subdivision improvements. 152. If archaeological materials are encountered during PW Ongoing as Standard 9 9 g g construction, construction within 100 feet of these needed materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures. 153. Developer shall prepare a construction noise PW Start of Standard management plan that identifies measures to be Construction, taken to minimize construction noise on surrounding Implementati developed properties. The plan shall include hours on, and of construction operation, use of mufflers on Ongoing as construction equipment, speed limit for construction needed traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 154. Developer shall prepare a plan for construction PW Start of Standard traffic interface with public traffic on any existing Construction, public street. Construction traffic and parking may Implementati be subject to specific requirements by the City on, and Engineer. Ongoing as needed 155. The Developer shall be responsible for controlling PW Ongoing Standard any rodent, mosquito, or other pest problem due to construction activities. 156. The Developer shall be responsible for watering or PW Ongoing p p 9 9 9 other dust-palliative measures to control dust as conditions warrant or as directed by the City Engineer. 157. The Developer shall provide the Public Works PW Issuance of Standard Department with a letter from a registered civil Building engineer or surveyor stating that the building pads Permits or have been graded to within 0.1 feet of the grades Acceptance shown on the approved Grading Plans, and that the of pp g top & toe of banks and retaining walls are at the Improvement locations shown on the approved Grading Plans. s STORM WATER QUALITY (NPDES) 158. Prior to any clearing or grading, the Developer shall PW Start of any Standard provide the City evidence that a Notice of Intent construction (NOI) has been sent to the California State Water activities Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 159. The Storm Water Pollution Prevention Plan PW SWPPP to be Standard (SWPPP) shall identify the Best Management prepared Page 32 of 33 Practices (BMPs) appropriate to the project prior to construction activities. The SWPPP shall include the approval of erosion control measures in accordance with the improvement regulations outlined in the most current version of plans, the ABAG Erosion and Sediment Control Handbook implementatio or State Construction Best Management Practices n prior to start Handbook. The Developer is responsible for of ensuring that all contractors implement all storm construction water pollution prevention measures in the SWPPP. and on-going as needed. PASSED, APPROVED, AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 2307370.1 Page 33 of 33 • • • • • ••• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • N ( 0m 3 11 3 11 03 33 c D r n m ° R° ? a = a o m tn o o z o C N 3 z m y 0 v rte= P.S. 1 L1, , ,. ti,- 0 / il11NNNIgY "`,i i k rie# at \ 'ed r,„„7, -511111 i ler MI= IMAM\� it Yip/ . . ....... 4 i:!�„� Si *aft �D -t4 ,,:-.,:... Ta,,,i7:1 "111.14111111.--111"- '1 I - -•.:***?i,, ' I Ir rim x ii j%:S.Y"`" % �........ /yam l V —• ^id = M .1\ /11,„' ,...'t 717 ''7-. . /Mill/ fi - `fur a V; I Cq 0 D < -17 as — v� i —CD A, _• in I' Ili., '""111. 1 = Bm3 n r, . , 1 . , , 0, ; r..,) rl' A) IX v am c) -q v c (D fp - -• et, r CD r iik i N 1 -_ 4 = D _ M , . :0,.-14. za,iiiir. - Li el- s.. I.a r�4+ r...... ,.. y n 4 ril z y • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • `a- nnnnnnnnnnn N' -0 -0 -0 � pp o� ,�, Nna � m D w? � a — O .o0vON i i ' � � D yD �m m 'ap � wi., - - CD — _ o a p � p--- � — -0 O OD —I ?) y � -v � n c 7Dn n ^ a a, n n N D co p r, ° 0 -o con V) n v`ni oa �' �' Ot) 0%) Oa Oa Oa 13 m p X X o o� n � - Co us . 7 N. N. a A, a N � � � o pppppa 0G� w A) a C- -n �•► 7 3 —. p' •< a. r-i CD' S n 'N rNi' X c a s O O cb rr w �' A 7 -0 O7a - y n ( 0 0 no = m - 0 cD r+ n a w 7' c 13 CAD P? r+ 0 7 n 7 7 A; N a a 0 -0 �-0 -0 m !<1 z 3 t O n m O O p, r1 n co O (D = O CD ~i r a a N a CAD A) -0 Z (n rod a W I- - o r•i >� � = a ao_ (D -0 C c -0 N m C C Cr o a3CD CD 0 0 rD A) n n (.,, cya v o o (b v m 3 3 n m- (,) 3 --E p ^ „ n y' N' -.0 a C) 7 o Yl O CD AADDAAAAAAAAAAAAAADDDDa rrr rrrrrrr A) V ON ON ON In In In 711. -A -A W W W N N N R '.O 00 V ON in LA, w N — O — W N — W N — W N — W N — W N — .A W i•) - o o g. ncbO, oO .� V .� o• a` a` u, v, u� .p ,p A — oCCDD a o i i i i -0 -0 -0 'UN r-F NN W mnN0 -0T _ P'P v -1 CCCCCCCCCCCCCCC N m n 0 A) (^1D 0 0 ac c�D ilEr 7 7 7 7 7 7 7, 7, 7 7 7 7 7 7 7 r PP CD D O' N -0 c p X rD 2 0 D rT ri rr rt r=r rt r-f n i-r X. i-r i•f rt W W N — r•r Cr D W CO CO 00 00 CO CO CO Co Co W 0o W 00 0o A T T 'T n n 7 ` 0 N `^ {/ 7- c c c c c c c c c c c c c c c ^ O O O �' `� 0 P? f D _,v CD w <' Maaaaaaaaaaaciciciacnn O O O m m X: co rc ^ -0 7 7 7 7 7 7 7 7 7 5' LA �D A) p' rt r /�.► V •fa,y Oa Otl 0a Oa 0a Oa Da DCl Uo 0o Oa NI OQ Oq Oa p1 W y H N CD Oa 7 7 Rv z m -i -rim -ITm -i7m -imm -iTFD 7 7 7 m - N fl. X S X X 7' n X 7" n X n' H H H rNi a Ilml N eNf CAD n CD n rt N r�r n p V/ r 3 CL Z a d a a _7 CD c ■te+ -. .J O T 7 O T 7 O T 7 O T 7 0 T 7 't y Q• f <rD z _ MO Nmp cnm0 Nmo0 vaimo vai �' v (D CD CD 3 (D Cp n CD Cp 7 CD aD -1 CD CD o 7 {/� v ` Al o o a o Ow Ow-o o U o a c 3 �' m �1/ cDao' = a5• D7ao' Dao' ma.. a < ?* 7 < •a cl, = - CA = LA = -ny = „ N = -n -0 4, o�Q — � cn 70 O 111 Pr �• 0 0 a 0 a 0 a 0 O v7 .491 O - O - O - O - O - r'_.., . OQ n rt 3 0. ...., n ...., . CD 7 7 7 7 7 � ON V, � W I.J — .. > > >o CD 3 �D tD �• ci)o' N - pa <. .3 7 7 m fm (; o —1 co D -I of A 3 . 3 m o n c cCDD CD *! —• . 7 - Z ''* 5' to 7 = n 5 0U 7 7 < 7 N P' N PD (D <' 0 a O ' p' C � D A)0C-rnw �•0 , P z N a � o a 0 N M- ppA1 = " ID C = M 3 mm CD rD 7 �' 7 CD 7 a '* � CD c N' o C. 3 = x CD 3 = 10 w 7 W W `D -z Wz- y� O cnOpo w0 :0 � "' 33C1 OWW � Nn n _ W P, -1 O O _,Pa C N l.fl CL r p O U-1 O ^ RD°^Q _Wp O P? Z n C N ¢ z el �, n CD N �' CD ? T n �' ' 7 p' C: rY to r, � 'Z s – > rD o a 0, n 5' m o rn c• r, @ 1:6) v, AW ° ou�', c w �- oDo — oAOv� & r+ .O •vim, N C co CD CD u+ a) O N = .,; (1) w 0 CO Ne CDD W C , 3 CD z vl 0 0 co = N ,rD 0 0 m C X • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • e r 4L4fZo _ F L'. .-o' n n. z >C �C n (.1, - 0 _. yir � J,, p P7 erl ii tLIil D �. H :n Q 1 N... , . �xj C e a s �• y m b_ 4 JJ :ii• Z C w w 9�4 C^ . 9 "" C o - I:'.,►a] • ^ 5 r ►�� n' t Z 3a L0 = _ a n s 9 3 o a _- o rn O n _ y ? - " °_ 2 a,^ y c? 'C 4 V ;:.'� = F 's! 1 Q e' C1 a a^ o 172 o e ? !+7 n g y 7 ag 'n og, - ■r.■ Clo t. � a° a ? uiI a v 8 � 'Aa m t., n iti ° ? 2 l n. m i Le y Z o • a ,o yk 7 W o CA Z H E. ate, , Ui n c 2 R r o . 0''`. 2 fl a C :6: C O ' N to 'v m` 3 o n n .11" t N i a _ n �q r ° ee a - 'Ut U144 m - e . g o a C `C T - Z •7 4:: 70 r~ ° $.1 ° 20 i. o 0 m FA' Z b H 0 : N °ROAD w O HOPYARD 3 ROAD r w' 0 s 0 c II IVE b wil ! il Nn Z ��Y09 d g. O n <_ TASSAJ ' ta CI -■I , U 9 O m a OHO c� ►� , � X - � j , ►a ■t10 b ''° G1 ti 1 n -CZZ � Z0 03 EL cHARRO l a x Ise ROAD ROAD � 3' >—in bc,., i M x r,-,' n > y s W a O 4, liguidipmeingly Z l/1 -n n lk D 1 . , I vi r--,, virn d• 4, .: i , ,,, 1 ...... .•• _ . 1 .. › o r co m ' • / I < . m c it , L _ I • 4/ 4 I • % ,�' ' • 44/4 . I Z ' ■ 0 0 o ■ ■ � ■ ■ � ■ ■ � ■ ■ � ■ ■; w CAMPBELL LANE IT- kb li GO "004- ,,„ , , , - P D rn 0 m m x y �p ^Fl. i • No i _ - ., Z z ` . y ,: C1 (1 N c� r,, . • a 0 4, I I N O_ 4 W A t V 3 _ _ o p O O N W /` I-1 r x co c y l D c X IM Z 0 -O n 0 0 2. 0 r 0 0 > o C H''' l .z} .� e 0 0 :X,,,,.''''!1 :::4:4'.:, - m g : r..tv @ t f 4.i 0 CD 1 .1".:cOlt .'!.:-‘. ,.. . , - u)(4 : e—k. it . .7,'''t. '...r' - ;;;;A.,,,,,,,,;,.,,, -... ' i t f O • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • / V / N z r r . ° oZ D / / I / m •• Z / / / o C p cn m Cl) / ° D c = m ' 3 -< r C I / m Cn C m / `V/ � mczn C m ��a� / -1 � x / \ oo � / / a ° m CP = o m —I / / of Xi T Cr) I- I / o� > Z /o D / • 1= H m 7 c)'-' z / 1-1 (/) Z A. D p D = r m / O Co r D Z /� 03 r rD m (C m / / a0 l� z co n o m m D / aay ; � i rn m Z � Tr / ^ 0� D rn D O V / `` / I = m co > z / / H p m m = c) m / / pZH o = m D / mC/) O Z D T m / Z ~ _ -{ - 1 i z o / c) m z I --< C) r ITI H o N D m cn • n (/) 03 70 Z > --------------- ----- -a n rn / / rte]MP Br/ l l�]I_lr� o m / / II C / 1 H o / / z ' H m / / / M -� 7) D Xl C) -` f,7 / / 0 no 70 /C /mom • /C) 1 t) C) -k V/ I — / 1 -I m 0 H m / C/) v z / c / ��a� / X C) / C / a / / .o'0 cn m 0 / m z D D p / �,Q. o� p m / �a0 �� m / /aay ; ti m D / / ^ �� i� 1— / 1 �1 / 7:1 I / rn m ; / cn p p> / r_•im �// / mc/) � Z I--I / --I —I _ H H I D G) 1 1 1 r = * -i i 1----------------- ------------- -- - - , ' ' �� 11�/��rl I I �r — — —i 0 n CA C 1-11 0 c MD CI o CD Z o z C D rn m p D =, CI- +� C m rn �, 7J n _0 C/ e-1-� -n N -, (D O z m y ° H rn 1 O o p z 0 N w N rn R g CD 0 o cn 0 o z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • / ) z /i/ / V , mOcv Z I / o M m ° / / ; / I 3 cn -< r H m C= / / m cn z m — — �� / < --I m / 03mz Cl)C T / -Imcn C DaP /\\ m / / C7 g -I Q -< rn / -CJ 33 / z / °'D - o -I v D / /ZZ� /C/) r oo Z D (� I aI p / I m /')>C3 `Z D zoo c z Cn / -a'ay ,-� Fri mn ° mn / / ^� lZ ' OD 73 ovNO / l� Z = mrnD T / in v �� I < / = `/ v j n= m D / Z/ H Z m z o H O N D o -11 / r I I 1 CA i to CO 0 I I Z - -n � > m 70 0 mm � c /2 — — oo II o — - -I rn I / rrl -I D / / , / /1: / m n f / i H 01 -�, / o / / I I �, Sa ; - o -< m / I MI / / I I � I / 6) I m /Iv v "� / j c, / I I C H-' Z v / / �D c /43 ' `� Z v / .ate � /ti C!) T / � ), w m m / rn I i _I/ rn H / H v i m / rn vzc n / I T Cn M/ H I / --I -'i _ H I D -� H v r = * -a _-____-_ �- rr /P_n r l l l I� - - - l r n° o (../.)cn= m .0�g r' W 0 —� N cn › r c._. cn D v D z — H C m n -SC 03> �' '4 _ o _< C m o = fD =• m "� II IV Cl) n ^^ = 53-- 4:. m r m Z 00 o r-- CD --7 c, I to U vi .ono 0 y N -D D - — b o rn 0 o c2 z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • I - - - * (__ . B313 11111 _ 0° `\ a- i At zO F9f `,`N C C d 0 (D IO cp W W O 3' N J ,0. oR T o' 3 3 m /J' �y NZ, CD J Q Q 3 Uu 3. ' '/ CF al m o o m o v 8 8 ` v o X x c ..2;s a a m c m . `1' Ii = � c ill n' j C — co '1 0 I 11 I � \. Cu fD / Z CC 0 C rip l 0. p CD ln %' 1 CD ,-.r -1 1 S11111111 III 0 • `�� N Y o t. d N N X' K' C C a a D u N 0 m N ,i CO f c a a $ m = C) I; a c c ` 4 N E8-6- 692- n� m m m 3 $ m m 3 �•- I 2 7 C) 'c 8 3 a $ 3 7 .7' N c m 3 c °-' Is 7 ' RI CP to m ^ > - ^ im m 3 c. m Mi m I ` I L N d al O c c m 13 ids 1 / >4° CD I I y ►� .10► ---1 r ,.‹. 2 to r m d p p p 7 D a a m f m 'm 7 f C �..1�1� . o c E' m o m = J J J • r'� O 2 $ 3 3 - 1, , c. a, N O 3 N N 2 J J J Q I �' i 1 _ "'h J N V d N m d m D ?. MO: a J OJ O n J Y ' V. N N G N N � C - N `-Pp J A a , rn O. a OO v ,.<G �„ i 4n\n A A a 0. D . 2 ,n ,...� -, �N � � 0 O ...„ „ N v f tvItio. 1 ..., m ,m O C. I ft/WIC ,. „...___,_ ..___ I i _. ..\\ \ y '� ' f RY PLANNING�RE�BOUNDARY •� / . ❑ ❑ ❑ ❑ a pi! ❑ 1 0 w C) C) O Cn * - In C) ( m s v ' 0 0 0 m m o I 0 o N cn - r ID 3 o m o DC - <' 0 m 1J ITl c0 1111111112 : m m a N N 3 C = J J ' x e ::,`EASTERN EOTENOEOf I 0 a To.' 0 3 O O N 7 (D CO a r•w• m G a D y=, 2 .Elf)) O �, IG ET J J 2 5' O 2 = i ■ 4 fO 't C fn D I D Y co n � cu m i� o - 0 > n ■ . vsn j r. o. 1 j m co ( kt 111'......9,';:., rr��M tl u III IIII IMP Imo. �+� 4 .....k.--\11'11-1:\, °?S I gap It-. ,.."5. At \\ 1 i "1i-1 J W.,.....1 told aEONrYl MAW`, k E l 4,r7 �^ 144 =7 A 6 4 15'0 y sv S$”' Q- g -m ,- I 1 f 'I � ^o I' a) =r '° ^ _E __ —C n v OX �c •r I ME'l c c 3 N >' bS a �� � - - -_.- Its O _ P n Q RE s .El, F UJ V ` • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 0 • • • * i c � o i % Z arz ° 0 7p . co CD ‘ 7C) rt 1 O?5. C'n . j , ,1 • v .•, rt mi.:.:,.;:.c n < 3 .. C., i n l I m V O 3 m O ‘ I 171 .% n - n n \ Qj (D . r V) O 1 n 0 1 iii cc pw7in,,, •u, --,z , G , i o . `� –+ • Z i ° 9 �. -� i ` —. < i 1 41 i ll I ( D 1 '\ % a s CD I i i . . • . • • : I ICI st, exari0 * . I TASSAJA A ROAD ! - rl°^. 1. 1/1 111111 Lillinll 1-11111.1111114 r=1101111111-1111,1 ' kit ii _____ 7iiik s 0-, i 11E- ■riliNal II IR 111111i) 1 4 tea'' ��, \, o Ssill‘‘.:4.47 'II . . M t r'71 0 111 4 %.'‘‘.■,. ' , OM e 4 * . :.::::.::.:J..::-:.::':.::::.:;::::'::::::: -1(4404i'k'... O)A O 111111 , N I •:::) i '� i N _ '/ zz ®T C OC mn� N > > wQ� w O st7 15_, isc III r ar �� ff °c)mma v m sj m Om u' g m D m a oa �_ c o m�.! v, m y 3 i m 1111 * � � o m w W a a m o� O . I 1 �_ � S a iH m o �IT v om v aa » O co v n � doi � CN T (D -no CO N v d-;:i..) O o N c' o_d '� �5� N Cr O. d o 7 7�C • sv O O C) O J i E • O QJ ch o 4@>.> o o_ g 0 z c c G) G) tD z 3 3 a! z m 7 y 0 '9 A V) n o m N a d m - m m �j c m m c m •+ 3 c m m N -' 3 . m = -n N to 3 (D N (D (D O 1:71,' 6 n n m m d J a a 'o 'm w Gi 3, 5 m o. -. n a A -n 1 O _ O a � o C C °-' °-' ° 3 T' A A c <n V v w 'a p � c LE o z ( (D O 3 - O S m m n ? c 3 o- v c 3" m Q v m x v v m n n D O C!) a d 3 v a + a' m o n V d O C m O c ° ° d c ° 0 _"N X- d �'i, N C C .A. ID a 03 14. 1 N O d d O C 11 co 3 ^ - - 01 () O 0 m K O m N w g m m o v * -I 77 2 N Cl) 0 CD r• r - H rt CO CO sv 4, -I Co H. 0' 0 m ~' o :a. CD c c. y r+ = y P• N• fD 74 N o m '< fD M m o C XI * rte+ 0 a O 0'm rrl = y N o N m — -1 I l N I N N n Z \ / ' -' C)cp h-1 0) Q) y I I z I /D I /Ur N — I I /O. D - _r c C > y Z z + sv F+• 1 / x + .y.. / 1 C I / I o m y v / N N N. rn / / o -n + + r+ D co 00 = H / Im ~ -- I r I / / IV = 0 cD ` / / / z r+ 2 0_ t- 0 co 0r• rn Cl z � Hi 77 C / x ni Z * I II I / I / ii, -+ N y I rn / / / z N I / /csD co o / I / n I>Z 1_ = I / ' 1L / i b 70 sv '° / I 1 * c.DO 0 H / / \• I 1 > m z a ' I DJ -I N N X 0 CC / /a� / II i m —I CC!) / p7 ■ I I CD 70 G) 0) co 77 H • H / / / l m O > rn / • p 1 co > Qp / / I O 1 •0 r+ rn 77 / ' m I ' .� � o y / �o , C M /ao� Z 1 73 o o C 0 � / ss''y / � CI I I 0 �' 0 /^� H I I a l C/) ~I ~I CO / / I 1 I / 1 v /� ' I I / - i / / � = I I / '� r I I / >� - I / / -_ _ _ CAMPBELL LANE I \/ \ / / I r 1 I/ / I I -1 1 I/ / I I = I = / / I I o I 1 1 z I I I H I/ / Z(n►"1 I I/ I / I -< I I n C,) o 0 m OE X Cr) - z Q -I s CA o o m NJ —I v > z _ C m �, 7� n __„0 > y CD mih 1—a� o m o o , m ,_, .....„ II� 0 D D _O I- 0 r" (D 'Z O °o Z zz 7, I -1 = m � m z O can to t o VI D 93 n open N -I rIl 03 0 0 0 "' o z 1 • • • • • • • • • • • • • • • • A44 • • • • • • • • • • • • • • • • • • • • • • • • • % cn I * Z r r— I CDOrnD D z I 1--I m v z / o -� rn r-, v z 0 z m •• C= f l ' I r > c = m C 11:n-- I / r (n ( I I Z I/ mcn = i m _ h -1 -0 o / -I D C I- M / M z /u) m O v m C/) W / r-r m IV m 0 I / G) /O Z CO o / / Z I-I C) +--r C-)7 D 1 co D r / < C /*/ i I- m -I / I Z 0 Z v m m = / / -o m / I c z - -I o / P,, m D \ /o T m ' CA C) / z = 0) D H X cn 1 1 C 7 O / \ 6 = m n m z - / \ o = > Ao v m /° q' •0, 6.2' rn 1 m Z m0 m O/ 4 4 / so' .� v CP Do d/P " 1. I 70 o a 111.6' la G) / I m c' 1-1 O N D O`) /° Ire %J•.• I o• D CO m P • 1/' , II 12.9�' — r / /� 0 1 n n O / i .. -0 D m / P 9 N I �a`' cn O, F , I 03 GI O ILI 01m CD M `i-i -41-iP g iliplivilo, 15 I ,.._.--:.: r.- I � / �` 1 two, r i MIN-1 m /Qa� • .t• "Re' �3 26.0 / * / 0' A °I r m x r m__7 o D P \°A.3 C7 � � . S m ° Z o i m 8.7�G1m co O ■II 30.0'1'm kik, ! c N CD o • v 1 H '. 1 1.,/ ,4-6, e ,,' 20 ..4* SO "O. ��1 ��1� ��' x c' rn < 0 CO / e'■'' 4' * 40,/10, N. CJ / M 5.1' II: �.:m _L. m N v P #..., rr��� ��i n Z CO r m � L Iw� If ( ,�� �� D m o �` ' I nz D 1-i / o��/ , 26'O, '` ��I�•, ���� !, 1 6.5' S `` c7 �/ �� jS A' ,� 1 -T.* 1 Oi� ItO •► 115' `d P . _ 61 tO 10.0' w 1111111V(13. I / aA30 0 �� �.. .������ � ���� ����� 16.5 HIP •��,�'R/ ' .s�L�. ■�h���'ag��' ��a • I 17.8' b a \I; farligillird o :11I. 1 1 p2 -..�.-_ , s.� 0, I I - 18.0 o tia 9N'sr I I 15.0 Biz O� 3.9' C, O' 1 PUE/SWE (0/ -ter-. 0�I�'r�■ m• ��m� i� 4/ '° .. . A ,sk how 1, ` L. /,, / :,y' 711l1r.�.. _ 26.0' - PA1 I 14001 AL- A a CAMPBELL r - p N— - cm - , / �0 - / n C LJ 7� -i , ch D O L H m GP =I t-1-1 n -0 0 m-- m ,.„rn r N _, r o ° D o 1-. O °- -1 Q z z m - O <� v �. co ofA o ■; r r O N z O • • • • • • • a • • • • • • • • • • • • • • • A ' • • • • • • • • • • • • • • • • • • • (7. v 1 r co I v 0 -I-i o v I- r 77 v = z o * h-, < -I I- 773 I- � 73 4 D D — < ■Z 73 I—I I - - I- LA G) -< I- z D 3 ,-I Gm3 v a I ,. I / = z D6. `I' -I or E a, i--1 H r'IIIII -- r ,_., ( -0- Cn -1 C-) m ,v _1 �m ; uul OM I CD lo.41 C7 n r �s N m r �o N 77 -I �„dP Nj Z x 1_.-1 ,L,f 9) v H H 1!:: p O) v z O Z H r N CN z Q r. O r co a 7o O .h Cr'.. -I 7o m O l O �. O cn ONII 0 0 o cn D Z ,1 o o z o m m r r r. N v F . ':. dP r : : :i / 1 '� • Cn \ O -i aNX° m 1 r» t\) - v) (/) m m O W cnvv O m O r ° (/) D v 773 D � C Z < —� cr, °r° -Ir : L) w ° v ��-1z < � -Im r G) D Z * z H I—I m * � Z D I- C) -< Z Q v� o ✓* D v � CO z z r 1- m Dm D z < N) v Z > m m o v no I la CO 7:1 -1 i r- 0 r 7, C) C) Z Z < ';; r = m m D o r I- 1 70 I- m r, N H X p ' T z < z c1:1 D n m m o M- 1 O 1T1 r r o r D = r 0o co ✓ - m ' ti* I- > X O CD - m m D 7, m L 5.2' MAX i. (-71(-71 � °) Cr) m - - v �� O ti Cri - _----D D ,'� G r D 1--1 Y* O x z Z .I -U �i4 Z . O oo O � ,��, H •!; ril C7 o n m D ',•' . � D m z oo cn n v r ru A c 1-1 co ,, z * I"I o 14 O co rm �, v z m F'"i '° li � 1 canmQ ' dNi' v zD U r Co < 4�� ro (� z 'n 1 T .a dP —i 1,1 `L I— r O 1111 m �tl D r xp n :, I- > p ( D ` Alil. Z 1 m o mil m n il p v • it. IV m c? we 1 1- ill o I1V op* D °e •III D m Po r, i'il 7C O 'li;l"I 1-, ,I,;!VI 0 D ris X H o ui ,Iii dl Z ` 7$/i l 04,11,,;VIII 1-1 r D o 17Do c° - - O D -o z * m v n cn (/) o _ � m g x Cn Q /)V m-I gC CD Z .- C D. 0 Z m p cn N m o N o m� IV COD c, el r- m Z '� ._ 1 I—I m z O cn m� O n e=-' IM y C/) o T z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • O 4, N r - 1111 I m • C z m z . ° N o : > > > > - r r r r m < __ H Z Z Z Z Z 71 37 37 ` O C C C CO c -1 - —1 �(! m i / m m m m G !1 .. i 2 O O O O I.� _-... : C i�-1 co . u le-,' 0 r Z C r -I = m yx; i f I' . ... O O m 20 n i m m ` a? Q! NJ i..n1 > I—I ' - e CD c; ..X z z V n y V z . ten ,c'' y C\ m ��� pp CAMPBELL A NEcrrir...).1 73 03 D '%'' rm- nl „ m rD cn z C) 3 CO m t ' DEMARCUS BLVD 1P . T � -�..4� . i'• I' .-, , > - - r� 1--1 # _ r- 1.,, or 1 , , - i-- _. i gar f � 0 rri C. 1 r,�~ m a tot, 1 �r, 1 -- 1 v or I f ..:, I , ,... __ .,. . . -w mliiitit- Ill"- . 1 ., .. .''' -4 1 - If- IRON HORSE PARKWAY d n C/) o C O I 3 C z r < m _cr CJ -'� m o Iv 70 r C O N O CD = • N� r o > r -0 -0 r- GJ COI 0 o Z —I m D °_ CD o — I--1 P) 0 J o y Z ° n ' ■ 0 0 0 0 z I • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 0 I N O A N N CM 0 0 O MC O (C-) S 0 N F c0 N) Co r z 73 CD / U N I Z / D N / Z G I r➢ /' I o I / ... I / I 1 I I / 1 n 1 /' n 1 1 . 1 m ' ll 1 111111Fri / ® 1I r 1 1/ i I I v 1 11 'CI "0 -0 / . 4,, I m m m m / I A W N Cn liii ! / � � r/ MI ``+ / �� bl .,, I YY . ;11111 11141011 ls—oll Lam v m / / / , ,_ n ° 0 C/1 C I Im z"� W = Cl)r+ C V ' (II O Z C CO CI rr.1 c„ e r- Z 1—. iv — o ° -p r rr+ Z —`' ,� D Q Z O cn co Ay z -1 rri O N O 0 Z I • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • >f z m r 1—• H -1 o z o -i m 1-1 0 z m •.. m c 0 p rte- r r C r T w —I DDD � iZ-I I I m w -< 1- = m C z z z m m W 1 m r0 z m c CO N) Cl) • e I ' D z C I <III pi r1 I--1 -4=• w CO 7J 1-1 Z Cl) CO CO W e - I C) Cl) C mmm D 0 0 � -< 0 z 0 r°. 0 0 0 Cl) x x � � m Z W D z T. m I- X (n m 70 Cl, c/) C/) v c r m H z m 1--1 X m (n 2 ° Z -1 D O 03 m cn m -< l''.1 < m 0 7O m C/) W I 2 I x z M z m m o G) r CO D Z ° > () > i D m r c c / I / z z o z CO CO M / I M m N Oow10 Z = / o O -r1 m —I T zi c -n / / I � m IV• cci) D / /P II m 2 -T1 W c,-) �I II 1 ni v D) n : \\ /Si 1� m rn n m \ / o W O 0 X ■ I Z -I0 m / \ �I CD / 4 6 D =3 z °. ri fi HN n (� /Pri/� .#. �� Z ,,) co 7J / aJ P f i + 11'1 I O 1 co/ a �� -1 m W m r F-I D 4, ,i�' i.. II m I m OD/ .% I';• 'i ' °'.I 1 13 / r if D D //; p;, / f ��,�. a r-.i�,.■■�I 4 W / �-�� W 73 M (;) / /./ •;•' ; Ir' , i�®� ��I 15■ I 1 73 XJ IT-2. a0 O / ,�, K') s v�� \O, �� � 1MI fr rw m^ s ; = • �r � rm ., mv N CA / \ j1 1• •� "� A v x rn m 4 m m j0 c m y C p_` ■� �, 1126.0'I I4 immoull D o "fill, friii o z L n H PI ' 10%1 i ■ 11•1•11.1 Lo- -1 ° Z X" I lig 1 I,.... ,fill Fil H P ? iiim..... ..•. .:. � l - /es& .0*-1 It'll '41 zi / � �, � ViiII Z ` Z. 00 � ��t ■ �/ � P �, � i ti �O N m 5. -a p Z „I",..„.7/ ej to, / , • ., • I FAA! 5., M > —I // ,.04 yo• ■ / ••• :t1Hvegi / ("� /4 �� ��4, 20.0' ■ D Z Z CO In( iiii h si.r.� P • �, s9 r 7I " .ri. isf I P / +�1.. ■�.�. of �� =��*, � o��■■� + r�!�■ fi n � E16 G/ � 1k3 .6' 1 1 �/ / +♦V4P# .1.0:0 5/4 =.,4.0'. .9' ■.., - 1111111111 al!, /� o_ O2� rr�r�rm■ 0 i 'O tI�irr■�iiiri�'� 924 �' I is 1 IP/ 'r � ��■v O a 'O� L7 / / ifs, .■ 3E, �ti _ 5.0'- 21"11111.11m / *f/ -- .:.0 m �:: 26.0' ' 1 1 4111117+11::: 1: 'Air wi �� _ ■_ I _■ I a N• 1 // /- - - - cn A CP 1.1 .,r1/14F)D r l l l�l\l N / n H / (e-1)) ° < M .-I rn Cr CD •� r O H < < p = ( m COD ° zm * ° r rn -- D co ° rn m _ co -� z Z z O N U) _ ,--7, N O '1. O z I I . . . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • , ii, , , a,. I i 1 I N Of 1 Z !", t 7 O � I r I %, III / - mm I m EJ W H-I 1 z I I I=1 7,, i i 1 • ; J / �/ it m m I I ' /7, :„ ,,, / , . , , i, fei (- D m co -1 —1 r- 2 -D C7 Cn m = Cn / ) 1' ' i I— ED” 0 -I -o = m cam-) = T. D = = i / / / m 0 0 0 0 -p = 1--1 1--1 m // / p i l I— m -n -n 0 -D m z z : I / / I ± 1-1 0 z co 0 0 1-1 0 --I / o * n z 1-1 --I D W m z W �' , Tm > C --1 z cn > W 07 D '1 * 1- co m r- z z * z O © ,�,' RI I-I /' ° m m < _ z / p 1- 1- < m D D o r o _ ii / 1 X ill /im /I-I i i z z m c ,j z 11 e Xm Z Ga I m �,, 7/, 0 111 o D D =-� . • z ,o,,,,,,,4 0/ ; ,,,<,, t �, Y c) / /..., ,, 'OP ..--r/‘ ),,— iff--- ..,‘-it I /4/ //` ,1'46 ' lo/P*.$41; . / .1.isr froe'tashamo ! a "fr. ..,,,' • ots .,. .‘, • „maim 1 ,.,c, -_.-.). D -0 1//- ^ / i' .• 11 `art m Al O N Z ,� /,/ / �� �� I�.�a� 1 -u //er ' i i I ---- 7-710* ' i O C7 z C V;, 11: I . I 2%2% . [I Wo_r. ' c z t' "�flS ��I r�41 0 y �/� _'' w Irk 11 I Sri ry 11 �I� mmf1I r- rri �''�. v 1 \r Woc 71 .. I � D J „la� � I 1i,, d I ,...„ y 4E© ♦, �� a 1 „1.4'.1 �.�� I t 61.6 I I �� a r '*"0 �' V �� /, ��:� }ll / / � / `� a,'• PAD 387.80 LLLJmi/ , , j I CO il / / . . , PAD 338.10 " �� $ \ I• v1 FF 888.80 �• m /� 00 ll-1 i IttEllt, 0 / ..' . . i 1 0 # '111M Lin tNa . 1 1WaliliP19.21I/Stillrk :1-. *:""14 I 1 illiiillin." ��/ �' /i���,,/� '�� : FF 939.¢0 �• ����'��1 1 , ''�/I N /J ��O�� ��il�, 1s�'-����rtr1-� �� --— w .. / IV 0. / /// r , / ,,,, , 8 , .., irjrammiermulmsommumnimili .8 Aiirii 0111.1!....riiiff.TinliWailliqii...ririiillarallt. . f/ / ' j / „'; - ;Ell' .:: Talltillkitill • ilirp..4.1: S S 111111r1■(i !* * !`1 w , zfr r ,,/ ...--.../.7...7.____ , , r...... , ,... ,. 7,31— 0 t.romr• * *mow • • ,,, i / / I / // II� I I / 0 A. JJ \1 �11� -I I� I Ej Nj /U�� I ,� ii -1— I I I II II-1 L I I , I LII II 1 II 1 i i it i 1-- - 1 'i 1 Ili ,i a0 1i 1 r- ��„I� I I I�____, n o o (../..) - n CI n -11 Got ii al "10 m N —1 V 4, IVY rn N O 'f; n z i N W I N O - c r I— g i m - o ; a) I m• T I , ,Q F' 111111 m r 33 T Cn n fn rn Cn 0) M z o m x o z / C ^' W m H n ao m 70 F-+ CD Z rn ° o x n i x x wH w ° °_ -< D v m /o r X Cn > =j. > cn > Cl) 1-4 O /1 % --1 z z O Z / R • 1 } J m in—� 7m CJ D m f,�j 7m0 / 1 gg w z 03 1 > x z D 1 Z H -� =o Z o / R 0 F O 1l\i C7 IriI -0 I chi, m 1--.i Z w 1 rn / / I w rn CI \ / / 4 I ill O / gi • 11�y ■�!I I r.i 1 R" " /,/ r I 1' 1 $C) / / ,'' ,/ . 0 Illiria'', 1 h-- 0 o D D p •0 R t5 - --- r 1 1 '.0, .„ 0 !lib ilifi 1 1.---- - i 0 4,41,\. 17-1 /#'4 IiiJ ll � 1 1 I� i�♦.� I li Z 0^� /g`�O ���, 61f� ` IIm AM! c) itli ; 0 ,e4e4- ..- (14-/ .,„./ . .4.0■ ... .. . ,- / sr �/ �• !��E1 0 P II Jfa I R �� ����/ ® :�'r / , „not 21 . villre 1 Frk,asi . . lit • _____„ ' Q " r` '� `'/ ° o - :;a' / .. d bl• •, 1 . _Iip■i: :1 PSE/SWE - .\. 4...ty/ T— - SD-- p IrIMEMIMMIL, SS IIMIMIMIMMIII , c„, ,. gali . • Itai• . / ,,e„ • c, c, Ex G - Cam? p , - •,� - fall --_ ►%-I.u...,�.���. ,jA, ..1._..:, e_ >It. _ _ o _ — 1, /R #� ��- -- EX W - --- ---- = =EX RW �-----. .. -� --..._'...;. / _ _ i A G5/ /_ ._0 - - - - r _ - _-- � - - - - EX SD / � � r`�]��il��'r - EX�D m ' 1 /, ri / .ter Jrl Aik - H/ rQ,' / — _ m/ / rC) Cn3o Cn0 i 7o O -, i 1 m n �' I I/ mn * -1 nrcm x m o p m Z I Xo �oxDDn >o x r z n C0 m m I co Taommc � m > -I -I n 1 �� cnm rDx � o D m --1 m I I n 00) > m m z < -i 0 X i 4 I I I CD � � rx D m I O m p I' c -� rzDcn < m X X m I lo I 03 p I--1 -1 z -1 m X C> X O I o o (.r) _ C C H C 21 rifl 0 -1 > M n o H m m z - -,"C • o r- -I m H m o s �. M �, m CO i i' No z � o - N CD co -41. 73 D -n _ -z A� D HUD z w b N O f o z I 0 N W N / / O 4, frIII ! n��V / 2 c)D 50 / / 0 > 0 00 G7 u z r m 0) T o / / D r / TJ D co m -)O x D D / = CO >1.-/ X 2 pc ' Z Al A I-I z z O p - z G) c� Z / X 0 C -0 D / /Du D m m D . 1 i n D 3 I / \ / / I M r , z / /\ / i o o > c) -4 0 oO� G � �D 'H A _ / / ,\00 Om zo �' D i D � o \�' I I r- � mG)cn 0 z / /H0 , mDmmo -- z I I -1' Ea -1 a < 0X10 m 2 /• m / / t I� xmvm � � cn Z y z Np um o � K I c 73rn co co -0 i -0 y / / / 1 n I z y m K z m aD 6a O w ; > � � / ��> / /' w z U) 0 w 13 m ~ • ;c, 0 ) O ��o f nD G Z �A / m m Z ��0 y 1111 611.:I I A 0 � (\Gm n0m m z H C wg? 0coocn H cn m p -10 / / 4 / C !I, _�\� r---- I C) / I ......_ w i iv n Z / / lilt i1.Ii1��In ao w a s m / ,∎ \ I I �- m � nmmmn / / p / ,i�ii�.�l '� r ..' m � yU) V) W � / / paps �, , 7 11 Il � I i m / `��'`- `./ .III ` 1 I 1 cn / /.4Z>' / j%i il wor . .4, 4.6e it ii .... _. p.: ......1 61441r / / / 4' Jc414* WI 1111 iiiiiirti / A46..AW ifi .1 I 444/ ,/' AAS° '•• 17çiIJ imi ,ate.,...,... ,cp° 1 ,/ / = ', :tit IJ' / / - .� f x,11 `` illtAgo,I I / , n rte`:�. /a•:n •M, MM{{ P/ , 0,- 11 1 `', � c� ►a M 9 •.. �' I1� ' // tv111103:. / / ..ter,=,=,ice I / - I / e/ AA a :;I/ 4 .Ik al ow .:11V ril F411,r110 Ir*lb . 1 11111 reild IR rina 41114T1 NI Wild hit 1 1 1 / ■• ■------ / C1� I/IPBr l l l SA NE - - / - - - - / 1 o n (/) o r- 2 m _= D cn 0 n �� m o 1- Z << o T m v 0 0 2 _ =cn , HIM _ rn ON) O 'f Z N \ \ O N \ Z \ W_ \ \ 0019 \ \ > : m_ i \ r m r \ y m m \ \ D c) D_ `\ \ Do c) \ \ C) C7 '-' Z \ \ nm � \ co r m iii \ ■ \ m \ 7 -0 O \ I - \ -0 \ 0 `\ H ■\ / � ' O I \\ \ 00 ■ Z O \ `\ i •! o \ ,�\ I; '1a,+ ' \ , leg I.• Of (.) irk r' Oj 0 , IJ 1 s : i\ 0 p ® � \ lial - I -Kt-) / r . _ :.��FI il - ; \ , ,, ... 0009 • EI r\ / NI: l � m :ir: \ + - V Al■fiSb :.' - 1-4 . c) 1111114 4. Aby;. gl / \ e ..•V'mr MO If k1 l « 1 0 ri"6.."UNAM.-- -4-"i *-17.■-• Mijaimigd ' Ilia \ , _ _ *, ■■,f 1 / mar���i1 ,�-r�:��r.�r�'', \ \ MELODIA CIRCLE \ rn ■ `�m�■..m�p�u�. r I���.■ ■.'pmien!mi■ =9.4 \/ U ■H CD 0. IIIII ma. ■�,�,MI F N�kit / wimp:4 4MI4nittflmzill r.\ \ m — \ ` rn (AMP-BF-0 4 NE, \ \ \ \ \ \ ON \ `\ \ `\ O n (� O Lc-) 2 m _� 0 a 0. m . _ .m 0M in o -i z C —I n es o _._ c-) I - rn fl > Z z CO VI - �, o tv o z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • ° i Z 1 c /\ c., O N T — o ilitt'477 7 D / T O / / w m o / / 0 -i 0' / / m /m o / In r / /c o c C180° / / m /y /CC m / CO / \ / I / ü : I-1 CD o 1-I rZ / / ° I� 'O x 1.6 01 3 l alp' / / \ 1 M 07 7J / ,' I / / I , Eo / ,t ,..„-„,„,,■■•1 �- r ■ 1 p / a. /� I 1 / / � !!' 0Q� � / ., -_,vmmmmm O m0 ' Ii�i,1 f t 1 to D D -0 -0 -0 "0 O Z m .1 a n r r r r m O D / / . /:i* ii I I D r r r r m '►�4 `1 I(/) v v v 0 TI :U -i ao V. i ; II nu) cncn m K / 5 F! J !Jfl �z � ,1 n /n 1- 00000 m i 1 m ho 0 0 0 -.1 cn / / / • I i� _ �: i I o mmmm t ■` �1 W / / �/ f .4 1 ' 20.0' / / , , . /'''' . to * / 4V VP I MI , : illpi A%,,j,, c 41 r 6.4.-1 1 / / ' .. ani■ IllipridIkk 'Ir 0/,' S*0( ..m... 4116.,441°%P PiliPlikillaill I iiii-;. 1 . . sr„,:d. . . ,,,-00.4. s, ii4._.., iffipt-41, , ..., . . - I� �, � w■ _q / / ,0.018 ■IPM I r Erilli I' .! i _AL_Pirg '1, _ /110,,,W,,LN7-. / 'Ai :Itr �rism ∎ice/i11,,1i,1111Ml1ipla aIWlIM'-*ICall 1 1 ' �.i �_ rlg �1 )p !14-4- _�1!_�•__ w_mow �. I y ,� ,18: �I �1 ._■1`r--►�-.. ��-- / ,' " --• ►•,/�,` / ,:L.�.. •_.1!;=11\:..'' !,►�, .,;1!,;1,_.,;• �1 / / . It-7 14 lk __/ _ �" ..._CAMPBELL -: 'E - - - / (-_, / / ,,,-- - I , ( I(i7 1 I ° If I CA n _ o o r11 i,r-IN m cs) -v C'7 �' o -< D > « o- 7-; n = ....1 = R1 M. COD °— Zm% * -a ° T -I wD 1n m ^ '0 V) -1 r 41- Hai N O ' O O • • • • • • • • • • • • • • • • • • • • • 0 • • • • • • • • • • • • • • • • • • • • ! • 0 1 W N I m m `° pz / 0 _1 w N x/ 1 / w / o n D 1 0 7C 0 / c - o m 70 / / x 1 D / I' / _ / / / 1 / a / z / N / / m / ° 33 -7/ / ■44' --- \ / / I cn N p I I m / m m / rn c)u) \, I / / / � z I ! / / / / ,�§ / •, - 11 I ,I / / d#/ // b.-3 !IiI a 0 / / / Illit n ti / / ,' / ! •frIr I L7 C.1‘ mil I I / /Al ,, , ,,.im, ; . ., // / rPF Afar/ / , / ,�, �i+,,► AI , up F:1_,--1 / / ANIT- ,. 1 III!' iliram, / / // 74r,'V ,# / / r II II: /,,,.. ,--- .ici. : E.: I. / / / ,,,... :IF* lir / ' , Vii:/ `A., ,1 II / 0° rid"1.1. 1. IIII:i iltU.67.... Lira nala AIS' la/ / / , _ ��L. o iirld !". ter,���- .•�■,�; 4,,- 'Will / / I– –>- —` ik woo ii�if'� . I I II / I' T I I + L-INIPL.J...L_INNIL ANFIL-mmt-IN. I ,j11111p-11111N11-111M111 JIM p-JIM IIIII-JIM II-ill III. III. 1 / ,/ mal rigii: A :.Jo nw 1 / / z____ — - - - - - - - - - - - _ _ 1 /' I I I V) n T C -..1 g 6 cn 0 D C = m z O � Fjp _ S e II.C7 .4 !'. r 77 m y m T n....< 1.....) m r- a 'I 03 > y cn 00 fA T S7 e=r O N o rn o Cn O s z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • s • • • • • • • • • O N CA O Q CO A O a C-) O D D FD' C7 C7 m m --II Cr) Cn C1) Cl) -I co H H O CO A W D m m r -D c C II / Z z / co –I cn / i U) Cf)- N C / i -v 73 M : Z / / H °z O fJ –1 < C C/) �� n H 1–i / • co D MI 171 / I.� D D / 'vI N II --- ,/ .� 1 L . 1 o� CJ / Tw .1 r �: I / II n II —I / •-�,1 c / PP&1 / MN I�.'� 04 'II1. !iL�%F�. �� �„cam r,/ ; ��II �+ Pte,S ` / .4,00,.‘441 iirdl. Mtn'I. k; 41Itp.AVfribh. I nal 1. .t dlk / / ' ■44qt,' IEI” 1 ' r II• . ■ i E ■, te r 11111 BM ME / ® ,� „ ►, ♦per 7♦WA .���.r:// .r,./i'm ♦♦ w m �.♦.Ait� . ``, j w ./ �t „I r m r ���� l� ii 41 /1 r I 0411rik ••■ II iii.mm.4 II♦♦ •fir a,. ��� _ �, ` -'c ■�■ filrio••• / ad-!' , ,i limits Lim. I 1 ' '',01.,I l'imajillimiiii I' Aliall,.i , : / -• ....- ..�. r II: rieiliMi --+—rte.; I a 1 o el P . . _ __ _. I rial .m 1:: Is lik: I / • , NEI ■ � 44° ,L ly 7 7 7 7�r� O � � /___ m. �.. ►. \ice \ice .. s, °In. &so a a � `Z'7I�a�al�aai'' - to to • m m -, r \k w w m m Z D D C) c) c-) c-) c) m m cn cn • cn co CO r I- M M 37 c CD C M cn O 7 m '._= C m 0 N� o _ C) —i z C ^ � — 0 D 7) D m l 7 C) s '' r (J) m m c —r N �' N Dm Hm o � m v T H a) O z �-1 771 o "I DJ co ,-,.� �"� Z z 7O y �� > t� o y -C - m' N O co ° O Z • • • • • • • • • • • 1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • rh 0 v / r 1 N m / o G, .. m _ v / N 4 D / z * z / / = my ° / I / I o D 0 z v/ m v ° ° = D / N >.... / 4 y / / D m i -1 v / / 1I / / Z / I i m / / Z i / \ / / 1 Z D \ " D / z / 1 m z / / / §\ / / �� / �a , / / (r< V , IlialL..:4- 44 i 0° / 0 / /ati �_� _:2-3 /�� . ►mss' ' / 5a �'I' i ili I / / •,� ,e _ ��✓ f; / / " � i / �, „ �g! ta Imo, I/ / �� �� ill I / / / ' ► '1”, n _. T I\ _ i� ib _' ,,�; ,p1,......1.4.' " 7 or / / ,,,i i u / ur / /� Y /, , _. I II iL _ ; I / iy T '!TT ,),7 1 !i y r1�r� iv / - - - / ,/ rAIWPBFl LANE _ / / n _ cA 2 0 O C mr, - - "' -,� �� D z -I z 0 C� 0 0 n H rn m -a rn fD C 70 X v rn l J = -1 k o D M 2 I-1 m o r— rr —I c� y o zD � � � o m A > CI ° z = 1 rit 1 i N m m z -1 PAD p -I nn co N O C/; ° 0 z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • O 4, N no o 0 T 0 0 3 j � y I m I I • ■ O m . j o II I i F, i E - 2- hhiF. F911UE a $ E g ' g 0 - x m A '° m m m u•�',eI cc cn ,,..,1'-( ll • .�% .a.''''' L / �* v• iI `L ri:!;,'Ai w'lc 1 r �; j . • L., ;o,y, f, ! sti! J i / � 1 � tVaV Argil 1 / ri If NI it (-_-‘7 //,/ //.//,4&,„.....,„,,,,„.... , , i„,1, ,,,,,,,,p I ..,,,,,,9 ...iiiiirk..,, ,,,,, Acjioniipeeill II , 1 ii arilh ,: o /:' �f y i• t ., si , ;, // - Y 1lr� 1i.1�lYadb 4 t ,,,;;//i 4 &I.v T pe e j/ ' I ty. is .:/%4 .../4 / Nivie e,..... J A S" ° O :11g ', /�® / , 4A14 `•P � � l e tt i / /f Ash, > r 11 i le,- I �Ii i.i %/ �. %` { � E ,t I I I I '' . �s �y rr, /9 ///•■■174,,'.:4=:; 'fitt --•"a/- 4T.01080,1419 1:41W, rS'P ° --"14-r;'''-44 I 11 mi wm:r.„ 4. 40,,./ ./ o...." ...... :..,.... ,,,,...,..,,,. .....„ _ ,... ..,...; , ......._ ,..,...,,;.:„,, . „FA _ ...: :, „ ...„,,, ,,,,./.... o 471 1 ' eirg ir• 1 IV,1 , / 411IV I SUktifaCIMI..iiki.,.. ii,„, 5 ..OP.'i■1 I r / ses..11,-* kelm, _.41, 0 im.... 1:::," .111,!;'..,,vii9 i,,_.. -:,_ va ,1 // > ••...co s °I�Oti8 P�0�� 4 4113 !tag vo4/ al / 19 0.11 Irl.0.•'•.:2'If:./ir,,,..; iiiinwilimpp 1:,46; ;a / ._____u.3 s -.• a A < ..`•'1 �,\ 1-.Ic�`, t3,� .� !Nur iii 1 1 d®i'� + —� `� 1._ – —` �--- ----4---t) I Xi rn o o o = m L' . ,-- �g ,.I m L r!i CD X m m fD 70 Co z w r m « o T p —� o �, D O m z H rn —,I f o II O z I--I _ O Z -7 A) p — — - m 0 1 1- m z z in CD o � Fa 411 D ° o 0 � r- z rn i 1 U I ,, — 1� I,., ! iiii I ,.. t.fr„.....„, ./, i —/ - ,,/,-) 4i1 I ' .'', /,' . yam / 1 ,I i11 / // / . I i i ----%'%/ /9// / / � /III / H II I 0 I It 114 / I i OS-4V., , 44. }�,�t � 44 . -hp* 0/ "/ o 4.4 �' 1 4011" _i , 4 , /if' /0:/ :4;4, 4414 , ,, , ttt...(0:•, • - r / / i 41# "0 AIM.. NW_..,..,c,,,I, , , . 446 Illtt."j12iil% • o i 1 n '4 f 64111 J0, ' I I j�/ �s �et1 4 o ° ' � i I r Cy 44 f. o' ()AI, a sm:cewxse.xa re ,4°- /3/ �/ f �. u8a w @"'�v^�Y®v r'.' .... ;ir..7r� '''' `jam I .l I ° / / IP o, s . a ,.li merl t_ 1,.., -.46-;/1 Z .��� ITV �.1fr. 2 0 //// ® ♦ " ,eih it,„ t a IItt !L r;.ev,1:323, > 0// i jiii,,,/ 0 �. �bas'•�' � �, ' ����' .\.a�f'� / / v / •► 0 r�w„ � 9 r "{; ,4..� � � gm "�1`� In /J yr��<trrat j, STS S $ s r> 4`�'" ,ar 11 • d < ' .0e a,r �.1i .? � a�w6�lisr v '-► .fit .®_�l11.; �.._ 4 a ..19, / 4:/ f�= I a\ifii, t 1 NM 10 le./ / / / 4 - `-11 o�'o'�o:�o,11∎4 �lFo4le ireaRIN111111119 a o ,,,,_ / //// 4:04 MELODEIA CIRCLE Vii'1: v c i ter! +. 4 �� ._ 7:0:: ��-Ix. n u . !�i' / \,Q „ rl r�tr "��" % nt :n.' �. —__ . M,��_ I1. �Ir ,00'41 ,!;: '�Iwf P.. NI 0r l�- Q/C� / .. :ate. �_ — —_ C)�__ =— �� _��, - \ , I, -- H / / CAMPBELL LANE 1 j/44 / a— }.i- c7 I � � _ III 1yI � I I } / 1 }'' ! 1 � ( ;� � If —. i�. ii I 1 J - - I F � I !t 1 rf I I ,/ , j iii I — — � � 1 11 I L 1 -7 I 11 'r i_. /// I � i i r i I i 1 I ■ n M / r- cn 3 C m o m ° (^ Z D / V • oZ / /'. — m y z TD / r I y 7D v ;,. l ) = N O v V / T A°A _ // ,Lr Mil ! ' —1 < <CA ~ m s ii i �2 O t r” ;STUDIOS / ,, _ `i z n 0 v' Q z III III • III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III III 11[11 d1i II,' er ___. U [7// // /�ii0 11 II 1-1 r— p 4 1I I dee � L ��X40 I I I O 0,1 :.,`,`-I ,'r / I 04.4,4 a�i►,. 1 I I *marl 0 // 0. /11,',',1.- +ek'.?:1AV 11 e II 0 I? i 4, ste.,"'-';IFA 7. ---/ / �.If o !!r1 rr� Q ��:%1I m —/—/:;',:,71°1:;41:// �Dl� `l��r� `� �`��¢�_'-0 Sri r � I I �n / ' 4 9 m%©/ ,/%� � ►�;'r mss,ea�e'1.=, ; e ���� �'/.�`�: g a i 4.,.fr,/ I�4 IS a. I p. -0,Nw. /I C /10 �°�, y�� CIS �rr ;��w�� V� 10 '!/{�\` }iii[ti O / '. o t . e „,1 a SIP �• iiEff'r I obi 4' V,•leL:',.:40 , , i 3i° 4i;=. ,i)/I,"..n-'.0".' i' • 4°' �/a s n �r35 4 rP%J,e is �Via' C V 1. ./►1';. 1 � �'� ��� mR %}`a °4 `�.. 1 1�> `ate • a,4�+j3'�^: �� s+ $f' .ci; a^r tE 'a@ gib .``Q 'S1"g 0��•��o / oo�� ��� ,, ICJ �:i1•°►° J ��5 �ie3 ► 0�a rA P " - O qjrL 1 � �t4aFIj1 )�h. I I O // / ,,,,,/..itallir— 1 4162; °Poircinroll■o111■0111, 11111/1ob- O'0121'6 410 1 " JYK MELODEIA CIRCLE iMe Ms MEN Elm We=Is IIIM =Ns MIN=lot / / //, �F''nt.'.''° 1'(LM�l�"O�o�o�c�c 1 "e a ! /.'`` � is / suip[iiiiiplimilt t ,,,��„ 11 1-wIt �`` 'C _ ;:"":^.^ vi h.0 7 1r' 1 �'I, dD�,\ 1: �� ! i ,��r ,y�, , ,'It/ M \I�/ j t i r rw'1 a fir"u I �• �� . 1_ .� 11%. 4, .■ 3'iil\� 'i�\, 1\� ..""‘9`.-1- ".iQ q>T 9�\� w�. `e la Ala 1 \ ' i T t�, 1 --'T I I I I 11 ---- /_�— _ - - - jam--- ----- -I- � /� _ II — IJ• 1 \I 1 I ( / Ii I ; ) \I rl i I I I. I( - I i� 1 1 ;11 I Qg !I iff I i tiirn 1 . . 2 S8. 1. n © I � c T a'>7 m / iI H C N Z /� � z — c/''� . D Z D / ` �, D I 3 m --i rn ^ V-co A a m ? :;� �• c, m m CD =• N :6 nO // ✓ g, p cn = D s STUDIOS // `'""�� :` I z z _ n f>• m 2 ■ W .n cS z Il • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 9,(" A W N - K m m*N n m m-i-H °?mgmKr-Q -°?(n Z O -48-o D D D mmmm3-.1< m mm<mD clmO7 , mmmmzmzz30*m-2,- m0xm,m m zm30cwc�3-Ip33�K_4 C 3*m0c- m m D O D 0 m -?0 w 73 S m P 0 z 0 m w()<D3zcom�C�lccm zrC2,mx n mwmox xm-N ommo X �C371Dr z w=ow(m30Ao �N)00(' m azmr-1c m Dr-Oriz<- Km n� D,- 0 Oyzzm .(1 z wm m m-m z>w cNn z,›-r-m r *G z0 w Z m < �� "' m - z > b;mm0<-zim�0> g-Mmr ��D77 <M-I -_i *mznmW0 z,r- z!n ?w D Mz>mw O m-Z3* = C0/72 Ko, C D z <g<,ZDjm Z m20:1M D zm KT, 3p 0 ,2m D0m (n O znz m 2-w mmm mmm m _OomZ D Z�TO A ›D wm ^?m Z To D- -I m m-l2M -0 m Zm 0> 000 O D°o DOm zr03 0 cm �m mm !?1 �mmNx m A 0 m K m - v a D Z Z-D 00 Z DOOM D OD CD L7g OZ�y�yZ -a 000- m w m z_ m z D,O m z �- -,c),.-73 -400 A mD cK mmc �mZcz O.▪ m M Ms. 0 00 m O m m ilk 77777-: ' ' //� ��� 3 itID 10 C 0 0 4 H1MOZ w Cpp v;xm0 O tE1 2Nmpp CJ Lrx2D m0 mv5TmNOm z !1I1FH!! D = >OC Z ! !ff w % i0 p Ii mm � mNmND 7�1 OOOZZmpmpO�A '� O�C3 yp�A--Om Z D 3 .� a� GD A P.tlyui N "(2MZ<Am ° WT m DAmOlm- 31, R C ZOV A i:p D O n9 mD m 0 m .7J mmy0y0 (n a�ADDm;3NDA Z Fr*, 2 �Cm,T, g OAC O `G DDN r 0 mm V to-i 2121 N m C D o3 NDD(1� ON D O Ql DA m z_OC�N Z A cs2sm3 w 1z0,rr NyXT E N9NPE O NDCm 9V O N SCfA m Z Dr Ay _, 0 m Kr zD D v 1 m NNNSA� Air yV O V vE, C 11z 1 c mm srm CAAZD m , y2 Om r Im D NvvOmN OAO z Dim < NN Z 1nD D ! Z p�< < I CA1 rmO-OA A n O z m<A Ap m N9 0 m= m D p'�c mz m p� zm 2m �p 2 m Z " i' 5 N p c m x A v Dx 0 zac ?NO a n Nm D O N m-() N w D�N O am O N1 Q m mr m ox_ m = A 3 O OniD S m D F N D Am m 0 D 00 z m N ci cm� nm 1 D mm i 1D "� A D p Zr0r+0 C i�s� 1 m c c < y 1a w -{ z?m m ,%'i N A ynT m N z 0 47 Z cy D O 3 m 8 , ym E rOCm c vmD >y O z N m ur - z D m ma y o m , o m<r10'm m0 oym m m -1 m U) x - m O m y Q r11 T_=o Q; p x = m o m D ▪ m 0 0 m m g m C w OT m A r -i m rr m N m60 rC'EV4AM T oxmm N rcnmN.yT 007CCZOZZZ mr0Or= M2000CD 2pz2NmmOm, <N WI !Iii MP DOO'n MP n Spmmm y ,2000 CADOD Dms D yrA rA P ZN �m MP O rll111 C A AomN_Oo nnC<C07TO 002?�Z ZZ2 N< « OD,TIIONA m2rOT;�Z NF� 000 O 1D T Ox m m A A C n AO m D AO cc ? ccr � c-7,tm Z� 501=Em. p�0 mmpm pmm 022�m T 5 OOm2p y a m � N m N D D rNrt O �nn A ��II Op O �1 m ti � 1-mm ,, pT A G�A11 zD D 00 ZZ Dam<T 5yAm00D xD t03 z z0 DAr A�n pmi m DSZD z<Amp 0 m Z m m T ND 2L)1T pO DD c rmm Z NrA DA OT.cODm- TJC Om 1 1r� z D-A 0 m 1,T1 O mN SN gON 00 3 > m p A� < 1 5 0o z cz ZADfdA A- D A z Z D 0 O O �m ➢ < OymT AD G1O A O� Dz m mDm � OzD Z mcom N G « z zz <r z v x c A55m mz 5n S o m r$ y Z N vm 9 9 m Z Z' z 1 N D m T m O - O O p- S C � S C T r rr� m C 2 C 17 m �D >00 O PI N AA m mm 9K C O CZ Z DC m D �DAO Ar �� D m m A Am N xx m N = Z ?- m L A� A aOm� �m A Z wO S p yy N mp z A ATD,Om O T Or m mpz p mm 5 A S x S D m m z mT1< A y ( < cxjz § __ _ _ Z Om0 N ->->--> 041pNOG1 N000OL1O00O O>OOOO 0D000L1G)NN OGINGI-; thC100 WW. WM WWW WAWA» AAWWW WWWWW 0 z m D S KM ������ DDDDDDDDDD r���� I-D������ ��� DDDD 'D O ���rrrr mmr mmmm mmm mmmmmm mmmmm mmmmm z GSA< O 0000 000000 0000000000 00000 00000000 OOOppp0000 0x0x0 m; 000 000000 00000 00000 z O m Z AO zzzz z2ZZZZ 2ZZZZZZZZZ 9ZZZZ zZZZZZZZ zzzzzzzzzz z N c_I- N zim o m vmm O x m N <5P• m DDDD 8w..8N oWOOOr?8NNN -'m NwW wwwWwolww yww ww A D MHO AURA '000 '0 '0 '000 OVO 00000000 000===00E0 M. Mt zzz zzzzzz zzzzz (zzzz 0 O 0 Ov000. 0 O 00 DDD D M. DDDD DDD DDDDDD DDDDD DDDDD m-I'i Ntirmiiy i�t'!c�('inn ��n������p ����� �������� ��n np n o coo 0z D oZ m zmo rrrr M �� r;;;r Cr;r; r;rrr3�rr r;r ;;r; ��; 3r;r; ;rrrr m C M I o 0 ❑OM • D o m wwm ;am wm w* wm ON-100 0 0 D mm> mm mz mD -Im x =00 0 m r mmr mz mX mw MO rn °ZZ 0 CO C') --IMO A I ;U< X m : > H - m1.T01 .701 17 r r--Ix -1 -Im -i z0 rm0mm m 7) mOw 0 OF Om 0-4 600-4-1 -I -_1 m wD m cjo (DO DD ZOCC '9 O G7 m-1 m m m m m <m 0 m z z D Z m m < Z Do > Dm D A� m-i z mz n f" K, N-' m4Omm 0 0 m m m mm m m Z z z Z rn X D��� 0 0A m o umi 9 z m y 0 w i w m moo -1 m m m m m D m O m m m 0 m m m m > m0< m r r r 0) moral z 6 6 w O O D o > 0 or -o mwm PTO] m z O m Dmm m 0 m K 2 m z2o < 7=1x� m D 3 m n I _ © Q C 3 / 0 rn 1"TNZ / O —� Z m m r , 'nz ///��1`4 ie!. N Q Q 00 m r n // c�, O p r W i e y m / ?�:L AIr ii: Q V m -I O 1 = ! FASTUDIOS �r cirri](' ° '' to CO Z Z Vf �,lj�, (D n � ' o -i �n 0 z ,�- J fA .ZI n A A r ... �o ion m !• gm m_; o . m E m3 i r / Q m m v o / \o ° 2, m DI!:Ifl 030 ° 30 3m a m N aw 3 N ai = am �,'� 'Alb.. /' , m m I w, ° o Sao ' am �•a. si N 2 v O a m :r.,�. / CAI ® � �, -� aF m N 2 an d �, ♦ o�, �o e,0 m (o +3�''--- a, � - � off=. O( 0,; r�� f v ,.,. . ,.., . ! r I o o ..0 07:1. _, .`. o i� ga Am„4.. 4.1+' / 0')414°,0k /470*-- 1 oars � '` " ° dj� D mda � •� yy/ ‘,/,a 5 ^ � o; 'P r I �1�J��o. 1 004 \\‘‘ Ai.,/\\ ,e,s, .......1 . e \OA, / �' Ole/ ` ■ '�0 ��ktePirs, ''' r..._.J.1)---i► I1171■LVG k..."......yolle fl ' • �/ � .� rip r titik-� si / O� �,'.w ., �� '',�QJ' Fed o:1/- / °o°�„�� �� :„1„;:i:1 ' 114,; � I o :o�'n s m IL •Jro, p n To °O� 4�,1'1��1 �1�° I m ii_,n. 1 4/14411:41' 501. tl Film. r I 7M1 i�,�0 u * \.41” ® 0040 e 1�*.e. As`, -4; 'O, ► �1' 00" der 6 i 1._a0 / r f Ii ti), Ao�op.. 30 4to % .4 t,#3,3, �Q i�' �0; � �`\O ". feo / `O� n. ! r7. t Q' 1•r•i 41 jj 1.1 �w.te 0, 0 00 ® °" ��go,!� f e°p'er,...i• �O?l`p0`� 'I ,tt I slur 0 4 II, 1144#0410 J.*:_," ., ::*1 file v^wri 7.‘1- A 3. +��,,way►iL$e$; 2&4?: t,, o ..,AAA. ..a- ` '`4 4 ;�� -• All --,l �• -- i...►.., i -„,,,,.� �� Ir , aiwor a ,1 'AtIttl + del ( CQ ..4.\� �`O 01 in r1 � ■041 11 0.4 `\ ' 447.' ► lee-mi �' ._w1.w�? �� /l O N0,01.0),�, x[10'4,0%.+:4=101:10'C. 4011 ,r!;* �t iivi 1 ia0*.'_4.7 0.00':b'_g{ KLOCI t_!-r-1. tta_ts, la,11,17•16,�■ � 're lv,. .4 0,4i AM. �u�Q-_r, . ” '�O� p•y�is:!_vp .4,,,,„,,.. OF II ...,„ lR�° o`�i S>> i.1 � �r,w4►JOB_ I FIN, ,o.. a�,'a j� I,O∎di1. 4■ Nis rdil lam 441111111.._ _ II '+� :vG� r. ,�.dA QD OA �i'O� cs rQA10 Je'O 0-11 ' I N'. psi '��a �AI \ ,.' �' `wr/ -- ----- -- ------- -- -------- r g MELODEIA CIRCLE A C .' m fD o - A m m N i''' :D D D : m� m Z m m m x ° Z m§c -Dm a a o m r f .a o =' 6 P, m 2 a m M' m mm,°° Q � < o 9 m ' J J. m < m , m y ` H F = " n co a, � 0 � a' c p ° m� j C I♦ �m 3 ? m D io1 P m > D1 m m o5 T g �����I � 3 c BY s/miso r1 om? 2vo ? m o.J ��A o nJ E .- 'Z' + Ot B �2 if ligE' F m � . mQ vc �F_� N y m N g a x m tt 1E8 _, WM MK MI Ilm ma am. 7 w w w m F 2 S Sr m J n 2 M g I'M U�H / '� D O m '� _ Q' 2 // {I - _ -1 < < o z m� =1 r $ z // ��� �O Co m r- 1 a�N STUDIOS j/• m z z O �t..�.� #.Ire:. _ �y g wWE f CO CO Z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • m d m m Q m �^ p d m R < F. 7 o m m 2 m m s 2 m n� F o ^ o 0 2 o a o' o <9-, m o m -o y. �° coZ �d <�O �O j 'o 8,o o � m3 oo0 _ 0030 j ° D m H d F °0 p1 0 o.5 o o.i '1 f. m a y r0 �p x ° f o �5 aw �i o n7.a P.S5.2 .0.g 2 �WO� Jim -0 d ^ -0 m rym m On�n .7 p 5 d ti ry' d N d d p 0 d m ° m m m d d m y gi r a r r r w w w? w 'I II I \/1'.y oWI ,1 l . / \ /Atr. k Tommr. Alice wl. e,,,-00--t#11111 'VP �H- v� / , I , :47/ al*, �',., � ir-, .. s ''''m'n-4" eISSIA t .r„ ...,41t01117'/ , .J�� �,;�, �'�i t OL , `--0?/a tl i,. \,IrA .poo 00O` 'Alif (�\w\ f. /4 11 741 °N.041)6;„1•10-100,0-1 lit ¼,# ,moo -ovill ,.� t 'm i r k \1 4'. ° IIII / �► i- a E ! I , .64,s,Te4p,,,:r- CO i m al,ort6e4 0,i10. 0 a 8 ,/ skew;g1_,s CO 0/�' 1. 0 m C ° X1 -, ' .: .e. i r tiosoc .i \ ; �- , m A > , i aO�O�Op�a ,1 O:-.;-,i',,,r ., I , 0 i C�.VAMP e` i_ ,m `t igh ill,�i I r 4L�. "4N111�a��trlk�' #off �� !�- Il�h ilnl �� r 0 Ili Ib��1�t ���, aa ea o /1 ' from £ m l � C ; — I I,Z o m 111.111111111 1 F. r e �X.�` � r III o 9 m l ia, rfl!ilea, . -w►►0 ,i,_,0 8 I- . ' i ) --.0 m p _MI illAfreil %, NI,i �� ipmt 1 m m io< ➢ < m °c CI) mm-Jr m , 00 em q E c �A C �a moo -0 m ° oP. mnd ro- r o (c. m af Z m mvv _o4O1 �� °o° m O c0 51 Ea oo"g o_2 O Q n N vdc m m . o o �"x ' $ o ° ---,of � , m rot Nram Z y vm 1!n m ° v - c. � v o w � /rrr! B oa 0.0 << m m d i -cc Q �a m J 3 m rrrtr S cm m 3 d j aO m y m m mt w m a ynn a p f V) j? y m f rrr� a mm ... F _ % p' m m y m N 2 N 0 g --rrl .4 0 o N m Q d $ m ..•>al=MN N N a m m m n'6 Mimi m m d m d of .� a t m r ° m "wows r r r r F 'c 3y d a a n _ 0 2 © / C -I CA -1 Z c m �/ � v 3' o n ' /744,6 .,- 0 -N -r, r•—• 3mi STUDIOS ///r`:irr][rrr� rig Z Z O N " Cl- z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • - T A; gw Ama -'m ,i3 m 0f.N tD 0 n o T T. tD c N .�m � ocZ nN �� I ,7:o `03 o 3. o3n3 P o'g ((06�� 8-ct .6 51- -0.(I,0 m ' N 7-00 . 20 O -0 N O Cf 0 a ¢� C_.a N (� ( 0 0§ C C ,-00� 10/, Ol m N C O N_3' o_j o-? , 0- - L 0i 62 v_ I,nW S? j g8 ?� SF� ▪m N N �+ ; F j Col N N d N 0 0 -2 ] 0 ^$ 0 N r 0 N 7 r r w w w S w d f 2 S N 0. MELODEIA CIRCLE T /: �1 Il [ . _ r 1:iJr fir,+ � ,4111111 .4 Ill i ...40 il 1 ;ii t S �Fie .o �.a2 :a � poz■O©aaa� ycG� 4,4iC:;1;0,21' 6� ,:i - 0 t� � ar L yr.,41),,,,...s. _ .Arkt*- icrmiloo...' L -A dip,ia_, _ __ __ __ __ __ - NI ;riff "Or 1 z AVIV -r .,-,2 Qam � j i /�; 4F4 I I <" fCAMPBELL LANE j / N lcn O .< F N O O m 0 `< a N N O it �_ 2. V 2 Q E N O -06"C' �f�t0 K, 0'r m m A o v 0 o o p o -8 5 °m 3 m o c o ==2 a m' m m .1111 afil t0G ` m Z N 0 E A n Q A cl 11.11.� m 4:1 e "x N v 0 N r w v 2 IIM I= d y .. o a 05 0 W r v N o 1 CA n _ Do cr) m I © C ril CT •'' @ n -0 c� m m = CD gam // , ;; G1 — n n (7 -I < < $o_A O — m STUDIOS /, a_11 ? m z cn 3 p z T n 7 _. • �.■ .� g r 1 ,) O m z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • s-,33,_mo � Sad, . g_gomg ° r IIIJ ii urn ';ri G gLI. !O ' 1•11111111111111111 P Z.. N N f G `..1,' W (y 8 W W . - N ry t'°O-p S,it w of 0 w m f 2 'N Q co " I__ MEMENNIMIIIIIIII n ■••■■IMNIMIll ., /.%O ;0 ,a, • / HEIGHT VARIES / 3'-6" / � � A'���0 SEE GRADING PLAN /A44 e o � a g al A4=��a O 0 g8 f8 8 II D o E W .. n `7" o m �� °X- I- @ m 1)41! O 4,...t O _ ,A.....,. Ai.,,,,,,, I it- Al ore_ Vin, ,ito . .• .: ::-,••• ... : Ktessio•fillck41111 / 4 r# ':Allihrt'kg • ' Vii • , 141;,: J .14.. sea.. ;..r.i . ...LA- l: ∎� I r 1 �,n.. ■"'ilk'y/` r"'rr'�5g1"•�I� r"�"'s��►' .?y�Ui` ♦� �� w�.kstAdl.• It mar: ,ili r+►s �. wfi.� era; ...: ,7 —■ „I a 7-re- I/ sr.'s:44T Apr-- Eh, -,.4,441pir L: ./Alkt..• '--, 1 W Y "D ,./ Akr,7_, o m CA MPBELL LANE / ./.. .. _ __o� i Imo ,/ / ....-- ______ • g:,;„-.... W N N OR ry m T ry T A i , ioc3 mo° m4 a-? g'r2 � £ 3k W aW° 5:o.•2a o3 ° s ° ' E. 6f I. '-' {W7 m'� 2.g I i pj �`G c. j v 8 =W W 'C aWm a� a6 ads a ; D. ;x• y �>• w 2 H ° o u 3.� W m N an 72 a3 Wa$ ann(f ad.W - � -D CW �� �.0 O -Da(mn] a N W W = N z N j W N W n ^ i E ^ 2 Ft 3 m m m W W W p i S N N 2 ''5 a P ry R. co r r r r r w w CO w w o n m V) © O C I rrl / ( 3/m tl' / W '� Z (I) a Z D Cr nz / :cll. N . . m / —in > " v / n m m y sA // :' = Cr o -I < < o I m(D Z' CO CIXI /tit, T C mz // ,;ter r- Co - * O o - (D , $ p'2 STUDIOS / ,'•rr ][ . � N Z Z i H w - �..�.�.._ -,� 0 L z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • (p so9 000nm W - C) - - CO g) -o -. _� � � � �� � � � S �� � � � �_ a CDE cpscofp O r 0,1 d O ('D 7 C �° 01 7 (D _� ,n,+. 7C N N 0 N Q c cb 05 coL -0 - . . m o m CD °- a,o o m oc 0 o- c c m Cu v D = m o c o S a < HliU m m ( � p o � 0 p N r y c d m a p a N y CD ° om 0 w °; m g o m c _ := 'o D N 7 (o(D N 0- & fl ° W o N Q p �•" w mmm m 0) c 'a, mo3 ?' _ m . m a Tr S CD CD 1 I..L W r ea 1 jf� 4 24 ( a liF • tti, t* `, J. \ d ...." f al It V ,� s •m o R co . � . \ .ri4. I -1 r 5'-3"a• y•(i. •. C f O r m N g I 4' 7a t > o 07 p i i ' (n:tei;ti,:-, \ \ r t: . \ -0 o) � 9 i CO O (fr - 1 (.. co 0 n) W A (D c a s if A tQ O O_ ■ II D m o 8 0" Q CD —7C m m 'o Dv, m fp 0 O m o o m m N nO (D _' m m (ODD m 0 n� -0 Q o m CU o m m N r - c 0 c o- * W3 w -p w (0 (O (0 o m m m � � m D m o 7 N (D (D c 7 7 r c ((Dr c m ' �;; 2 o 03a5.co GI 7 0 cu �. O O 7' co W 7 In I-- (D 0. o m w m o CD CD O co N N N (D • N N 7 a P.\ 7 ,Af \ \ O pt` � D s ( c e 5 =1.3 cn s ::b ? fD O•cD 'E' .h 7 �K W K z I po co o a) 1t : p Q A I . 1\1`2. ' cn - n o v 2 © C m m C -i z Cr $°A° / /' `;ir' El, ;! �• n n M M :n = �� 1 [ §,i m i��. r1i N H m M CO O W u 8- z /��•�••f�l'� i'�! O y Sc O !� ..,4.,..-L we 1 m= STUDIOS /Z aiar ,rr_r �:� V m ^, c 1 o 3 n -• 0 z • • • • • • • • • • • 00 0 • • 0 . 00 • • • • • • • • • • • • • • • • • • • • • • • • M w C) o - 0 ai a R. ., 'x � _. { I , < =.1 CD N � ' Vii• Cn 1. CD c . v 3 o = cr CD v cu Q or cu C ® CO a O m CD o c) n C1 0 =m C- gin' CD 1 7 a Iv T- 0- 0 Cl) m m m r- < 7 (D y ...,1441, .. > s y! � z �� - z `1 1 -n z p z t = a\ rte-. D i•I 1 CD n / ,. •CD I•ii i Z II I ,s A 1 C) T-0" * ■III ,1,I I� m vR . , - ' iD '! -0 ' s _„or N • 6' o • �.co ' j 0 O •III I I I l l ii"dl 7- M C t � O 7 � u111 to '+, , co _ C) ;o :4iiii:i:S;;; N 1Ni. ;;;n 0 m cr X•° II N ° ' R- CD n c m CO 0 _ J O O u) 0) j 0 3.6" m St n » 8o o / / ° x cn i co o 0 7 CD Cu N IV_ ° - ° $ Cam) n a I I 7 co f) ) ? 7 7 o n o) (17 P CD O_ N "° - O C N -a N C O K 7, CD O 7 N N N II _ N o- . . 7 0 o O o N w (I) C x c o o a c o © m C v) o C m Q) 1..717 U) a) o n < a) . . a C) D •-• CA) 0 -I 6 O ,+ r1e RI 0F3m -- Cl) . < �z � 4 c- m CD CD " m CCD CCD '. ' 5' CDD C=j j' • • v 1y CD c» �• a CD �` _ m n CO • . + .1y it an iii SD 0 ED 7 I,- £ I 0 i CC at*mrowam me CD Cn I— -IIIII/-/1 0 SD 1 14 /--MI n 111111111111/1•1I CD HEIGHT VARIES 1 3'-6" CD ---- /) / SEE GRADING PLAN ` I / n al 111 NI Illt I CD ____ r o cn a v CD o °_ o o m C ,, O N n Q N 0 D i s (T-. n P n I-1 •' ° 7 = MI Ma r A t n , m MS o o fD G0 O o c o- _N N .. --. Ti- V) © 1 C re ,T, / 3 _, oaz / N _, z (i, .4 .Z / D m -1 ril Cr 88 D n m m " _ (D $°per /// `,` •a 41 = 3 —1 < m O _ �=■ NO I ///. L°a g m ? i ::: ∎ N -i 1" a NAZ STUDIOS / z z _ _ a LA 3 m 2 , ' • m". -� I o co z . . . . S S S S S . . . S . . . . . . S . . . . . . . + . . . S . . . . . . . . . . . . f�_ ••A '� "\ f11NrlII11MY �� �,r\ � _ 1 , ull, 1 t......H..., '-ill--*". \O'''',,_ , r`4r- ..........,, x 1 , i Ar 't '';, _. . , . ' 118 ,t L , .„ , ' r 1 1. 00IM.” 1 f .: ,_ ,z."ZttilL 4 i ; ; r t +al Pk ,, ,. _ 4'. • .-. ,gt :; �� � � "tl ' it; vt 44 i I r i ( I. I '",*'1 :i i"_il rA 0 L i ,/:: _ ilikif7 n r ■. j OZ :''''%.if.t _' . _ __ r i.w11.1 , .____ , _ _ /it• .., t' � , -� RI-- rE l. 11!!W4IIIIIIIIIIILuIwiLiiii.i5J/f' a . .- - SWIM li .. r��;• ► .► Yeti 4 Ss, i i p, ? . i&\ ,,, e �1 j F hippiii. . , \It. i -it.,. ., Al;iii '?:.id �-�-•- /iri�1 ' ITIMUUI, 1 , ..immiiin '' fig a \ . .•. , ,... . , . _ ___ .. . t - es i1 ''' Efi 410"."1". , �_ l ��14 ` _v 71 \ . i .:::,,,,, . y / i # 1911! ...'7. 4 met �� ;`i r� �� it�1 4 11,:.-.:., ..-77. j i• i ,1 t 1 41 w lf1*rk.: ,.,' I 1I►iti k! , '; tnl 1 111NA1'i o o.�, t ja • +� .;: Ili,,, _ ' , [4Wi I&: II! t wS:Ti� 1 ,-,,, lat-Av unakeol.;34, _ . „L) :\ 72,-.— il . i 7 111""M MC 1 , _ Its, , _. lm . _ 1 1il /th itillllum , pR•on�. 7 ns . .t.,,,:,,_ ' �,_ 1 __.��A . l+. _ -t1 it m� m; f Y I L n CM 0 c ) 2 -o M M cn a D CA M `° z C .— ° D ° t7-1 � -I a -v � m < m co, z o (D = m N m F15 r -ri r- " -o o CD o Q V' 0 —I m a = z-1 Z N m -I r+ o Z v Imo, p C 4'- w L --14-xii r -.,-; ,,A, • s at 11 ' 1 CA n I -I n D 3) = z 0 v) > e=', al .� m co m ,=� rn Cr �. = mr— m < y CD ---I CD •O - N z R, � ° r�� � m _0 O o r* e� f 1 y M < z 0 N zo ri- m . o • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • --di ; '- II CO r 7) w -I N /0 O 2 �.�r r ' - t7i \-c � � Ai 0 � � W II r- m O 7J 0 !I CO f• I' r- ^' 1,--. ,,� = 11 0 ' _ m Ak z ~- U i o 0 I fltiallrEl MI r) --I -I 0) -n 'N-PkWkallir N. r) HU _ 1 I 2 , A Z O r" O N a Z 0 0 o a3 no xi 0 Ill m xi D 0 i H }I 0 51 I ° )D TI m ` -m r- I o c o �1\/ II I D I 7J ..II / 0 ,q0 / CD O N A CO O O O N Co —• 0 j . -• CO __t ` ' Z F al m -n : -0 1 w !I.- 0.) > 11 r-} L ___ 1- 1 Z t 11 J 14 ,, WriN11 ,. o calif- i m s n 9 z N i 41 X T Hi III a� — —t N. cn 7-I k —1 9'-7" e b ' '�j( 5[� I � m oD 1 O I I � o m I ( a � - m OO N 4 Z I—Y_ J A D 71 A: it r 4, D iV O It . ... 38'-4" X 1'-0" CII n • I 0 C/) rT cam, - I n y > z O C/) cr �-- m °m M CD 1%.) „,..._r- C m �• m O O -C -0 ° �C— (D v, y ++-p (n O n z- c 0 z O N . 0 c') z " Ic o I �� CO 0 OD n ? 1 I - o O II O 2 K O LI L°i N 0 v W .....11-< )0 El 4 j D O DI ^ 0 ,0 N - w Z -14.■- .. 1r 1 — 00 - N 1 1 CA -n lX'w oommm 23 r Z G) r O r- y Z 00 r 0 (/) U) O 0Ms' ' o(j) m O M D 0 2 V - m O Z y Z 0 > O 0 F II -1 D -n YIIIII rn m rn Q, m CD O i^ N A CO -,I CO O v 1J O Q fJ Q N I- - O I- - -V — I O O D 1 D > , < Z I , D `. N i1 - t-i I oN V/ i _ 1 oD b m O m i`._i O 1 "_ -I '' =~__= m O x - Mil.I!_ . 11 - VT- 1— - 111 � � t Z 38'-4" n V) O 'J Z 1171 r a --Ii D m z 0 D Cr-v N d N (D 'Mill D O m N v, o z r d t—" (D --s-� Q m Q —I z N, 73 -1 rri o f' Z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • r i o o IMI M II I. CO 'I h °i O > I M O —I N Oxj K lir- 2 I 0 Tj 1 W .11„ O m 1.1111 F- = o W467 I.M 0 m II I. Mi i= Il n vv rall II m. .� I Z W gl = c 0___ . ._ _____,i _ . MEO o jF- *A I ° W X Z N 1 1 co m D I --1 z no _ m � .A vo � 2 0 --K 7 • —O �Zo C . — • m O m 1O 0 m O O Z O a 4 Iii - -I I– M cn TT YI __ - � N N N O CD 0 cn ~ I WM Im T A O CO Co Co A W W 0 AAAAA I� 0 r Z : : S IO 1-1 liEll = co 0 V pN n m I 4:. X i _ m U. — ^' 0 �2 I — - A \ mi - _-- -rrji i imt CR Z I 1[ ,j . 34'-0" 51'44( n _ m M VI I- C C mom. 97 MI -0 xi m — W < m y o CD M m C� 0 Z � � d r [�D —1 > - CI) O m 0 -1 z - (I) /� n ^1 rry o v? z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • II. CIO 0 r--} mII n ,3 O I N v D N Om r. i 7 Ti r o0 0 rF�lo-f • L � D *Al 0 -v o II I ¢ ny 0 II -== o 0 Z t - - a III Ii &iLA, v I -N � � � � D no = mz A W Al I I Z m � m NO Ap r, O °0 0 II r y _.I ii � �, � � Cl) m � II�� • I m pDppo �, TT T -1 T 71 T N I- �' • -i 1 -1 r.M v Z : : : I o r - - - O O 1 71v li � m mv N III is, b z •— m.., Iii ,J:,) -_ -P. A rag' — i pp pry --i_i, )'4 I C L•► C7 Cn > 0 —I c� c -� c m 0, all - = -1 > m X - z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Ill. D 1== = I I I _ = H i t III Z -_ 0 I I D II il m co II m z m I 73 II M 81= 0 �11 = m z 47. `"' III Z ^ ;. O A & o 17,-- , • of T-P. 71 0 .4 i n -13 •I 6%3_m't_x ' f N D o m z D I,'1 0 7 m Z O ,( D N zi -' L7 N { 0 XI _ �� m I ". ` �Illfi� �lll[I� J .0I ■u� �111��j�111OI�— _ z A ��__ '� Coo, z D& fr,, T 0 Z <� I D I =b01_74 jx II Iz �t 'CO 'T o m CD 75 0 JJ _; �0 DII o o t• D � e� o o Z Z— m II I w " m�p 00 II O O D __ U z z I _ - __ o II MO w I I o ___I� - I I O Z I 1 A n Z Imo- •_ I D A =MI ��co -v 1 I = -1 = I -v 1 m. :� -- v N I I 73 aim op. Z 1 ���.�- — D Ii _ __ IISI�I oll - - I I\ Z - VI _ o (..,-) m > C 3 ,_ o Z r= Z D N = Un = m -. > 0 irl —I K —I A) Z H z � — v'• Cn p —I o z ti. .. C p- 7v m p D aI X D I • • • • DI 0 a <n N CD • Q O g cn N N o n M n O ID a a Q v a n m C v v - Eh• c o o_ o o 3 = I— B. o JEME (I.. I. lII (D 0 3 ow ca 0 w• n o < 11111111111 I • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • \I _ m ■ � 'AI 01 I = {I m: _ N I "D m �� w ■ < I II z __A _ ci z -- w Q II D ca 11• • !!7 ?� �m II 0 I II i ,' = Moo z ' AI_ IU v c I = p _t ■ _ _ N = m? 10 L p :;ir; - D F -< Z t"- ;Si _1m1, ,N .a 6= IV m I=O: a� C•�.�Minn°PIN =111fi1►ulll1MI:_ 1111, , �'1l�T_ �l..I �- N I I -. -- z co U1 n 0 M L m yen ii m Z ' I _ Z I .' 1 A ^ D m I– ■ m I r— r Q i` m Z 7 ■ N •ii v L -< 1 Z [ �ll i11rimust� "1:1 in lk iNM n∎ M z 4 N D w fr II xi 1 Z Q . III.'',. y Z z 1 _ r I i v �I x''; l 0 X) 0 CIO' { I o z �_�=-` m Cn = _ Ill m m I a - -{All 0 - =;., -I ° corn ■ N Q > z z 111V1 03 RBI x ,,...3= o Z 1l ;I o „ Z 1►1oa Z O Oz ! N I to 3 CO .' = m II �� N D D 411■-= - ■SP� , I ■�!I - v ■ •' n 2 m rZ —r- 0 cn OCR -� O m z c _ Cr a O �_ Cn _ rrf El C) r� w � rnZC < < CD M� m ZZ7:1 z . — Z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • co m iri -re-iipirre 10,11 MI= rm. z 7< I CA) PO o of •iI Z ri Li — z z T O w m Z� o I_ I 1 ■ __T I I/a N.1:1 C/3 MI O I fn l� m m I �'n • Ea 3.i � FI Z m E _ N m �i 0 01 .- o • I z�z�� r c I IIIIIIIIIJ'0 � ; SS888 I z I∎1111111111/ �^A W^" r r I!u11h11hn%/ I 1 NI o o I o z o -I 0 q vD ,,.,,c,„ ,. ..„ I m zz 0_, W I I [1.gi I O m 73 - Cl)Cl)CO T T , il T m -1 m rn z I o I o b v N I Fas I mmmmm I L T T T T T Z C7)CT Gi Cn Cn 111111111 i• .. m pcwcp ���������'1D, mo at ae ae ae ae I G mg, o• I II N w p •I PTO m E' --7 o� E—!�1 O 1 r_4 11 1 Xi �� ?.3 D �' 3 I I m1 I —I i0 0 N 11 - I X co m 1 10 o l( v m vD O hN •1 I m -J -n 0 �O I r z _r O N — O _I�► r I` z O m o I O 111 -- w I i o f 1:1 N I• - . 0 w MEN_- ��/ I II IMMII -MI IN !'1Fa 11 ti Z L— — - - i 0 O L Z .____� - - . 1 1l A Of VI n _ rill -i ° err z � � G-) Z O m :11 ri I > 7-1 Kg 1CP c r z C < m o 2 �� m W N D 7 0 z m r T, �=- N 5 ° z0MI * 73 -- CD -1 > OD2 z -I TI —+ z N Z r4 v o Z 1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • p m m p p o D K 0 C m y 7 u. v D N N NO I' (D m O a 0 m. n o_ n n (CD D g p. -p O 3 () C . N'O .�.t. (p O v N v O O N n ( Q N - co (D n (D C ° Q _ � _. co n . * 5 0- IQs 2 ° _ D- _ � _� a in i'l F o m o -,. I— l .... 11!I!lil!I \ n N m m 111111111111111 11111111111-. —Ill 10 ° `° — `° 3 C < M 1 � . co Q • ■ .�`. a) 7 (D Sll O ■ I a mvm m z IIIIIIIIIIIIIIIII,, :: � -fill nmuull ! o v, 1111 ■■ i g ■ ,. A i ii, D mss■■ �r b .., :: H!I ■ 1_i cn !11111111111 I z !"" :: III 111111 MI — Y.!.!. ■■ III■ ItIIIIIIIIU,'h iioimmi 1 r MI CO 10 ' iuiiJiL1H Z °T z r m .... ■■ IU I i l D „„ ji !! z t- ■■ III : + !n (n :::: .■1111 IIIIIIIIIIII ' '!I - r- ` Z !!!! _ �; !1•' I� x 11111111 C') ITI :Hi 1111111 0 Ns IIIIIIIIIIII Illllumll *III ��II �■ ik I \�C ■■■■ ® ® 1 111' 1111 rii I m iI 1 ■ ; aNM so .._ �I��1�L 41,--1111111... . T1 F 33 MR L___ I_ . __, . ., ,m ` I .,, I :II i ■111 „ :> -nillIlgl' PIP ' o '1IIIIIIIIIIIII ■,■,”" ■■ ■1:. - 'a c Illlllllllllllll z ,•I ci m � ,: P. I IIIIIIIIIIIIII IIIIIIIIIIL' i s 1111111111 M .. 1�i;I�i;! �_I■Iilllll� D EEC 101111111111111 IIIIIIIIIIIIIIIII N , — z n _ C) m z � v� > m ' m a r� °- n < _, C Cr m M n DmrC < m o (D = m W O 4:, O O z - m = 1 -1 A.) n —1 rri o c_r) z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • - - . .. . r j m ■li� Raj i = 1 113 W 51 11= 1 o: - N I I I m• � R II I I ; 1 1 -_ _ 1 _ Z om 0 11 Z O v � �o II �° oz •■ m I 2.DI .. • !• lIL 1:Y o k- =::T= I mz �`/.` I ■ n 0 _ 1' o ;, 1 ' X Z Him = ?� 71 m F 73 III _ �i N �111��' I - 1:III`I1 III_ IT m m m jH-a=;L ro p 1 prt D m 1 0 ,. E c A I, I o 1 W X11n j Z D •• .iei ,'__= D II '�+►� Z II o Z ��m. �= m I - , = �. 1...`` ? –I 00 [[I�MI5fih111HMI i F I�iam il1—NEEMI c o H---= 1 C7 ! e r 1. m CO II i -;_ J11 1 I "•! D 1 1 z -r W r D g II z c) Mir Zli 1 O I D li -Z ..1 m Z jIu.. IA� il%I nom\ ill�='� 11l 'IIi t�I i � I R.N. o ill m ro Mu ` -O..— 7] 117 v_ I O i -i- D ? - - = r WI ,� 0 Iran - Z T vz --, I m m Z = X 7J A -- •• 8 I- H8 8 -9-I --11 .1-HI ° C�] Z 10 1 - 8 o w r m D m l/0 O y ~II NI D N 71 A � h _ 0> I1 I m cam 11= II� .� - ■ w i 73 _IN ' j cv " 1m ■ - iw 1 !! ;, Z Z = _ - . .. n cn CO o c-) m TI —i o rZr z � C/) a Q °_ my _ r� Cr �CI -5. x w z C < m o • '-� (D �. .� zo �, r --Im r _ a, D0 � —I m 1 -1 � D ZZX -I z 0 y. — V) 0 C/) " r � -3 � o LL/' z 4111 4111 1111 4111 1111 4111 4111 4111 1/11 4111 4111 4111 4111 4111 4111 4111 4111 4111 4111 1111 ill 4111 4111 4111 4111 4111 4111 1111 4111 1111 1/11 4111 4111 4111 1111 4111 4111 4111 4111 4111 4111 III III 1111 = li • — _ F ---- m -- I _: :: / w¶: . le W o 4•__ 'I -a ,< co r1 L7 Z o 1� ■ u o I ` mI 0 I r � ^) 11. II 'ONO'( �� PII 1O O - r 1 03 m xuD .y 0 f<>0m I 0 3 • — -0 Z oo� m z♦ m z _ x i 1 IV i0 _ 0 r 11. 11 1 L ai Ca � 10 o- I �_, LL.1 0 -71111 NM.rn 1 C 15 1 0 I 000000000000 �I I r III i N TTTTTT Z I III~J I �Z O D '�" O�CTA W Al I _� O D O O M 0 — Z O. t�.)�°ig°a� mm, ml O N I♦�o11�1i�1, T T m co cn m co T 1 I 11 0 ao �6 1111111111 —r i L 1 m C m 0 0 0 I •. NN�N N 1- 73 0 I Calm 1 p)f/)V)V)V)t/) 0— I TTTTTT I, r N W - FY'NV V N-• -� I, ►Z OD oai,aWAO , 0D00 Z I ! kIIIuR ro p� X���aE_ae mm m1 X 1—11111111111 I II 1- -1 II1111111111I• m 'III. ���� � m r 7 I o r I- o I 1 3 000 �D �g� � m mm M 'co Z �� DD - o r I 73 Cn m •1 I O X = 3 i0 0 - L , m IOmO1 r I Q I D m L1 ZZOOII m 00 d • el p L IT, Fill O N — p Ii ,ri O 1 - w °° y I 0 I == == .. 1- I Z I _ w mm �l • • Z iI II 1 1 11' f II-. n _ C/) C 3 � m "' r — N C 0 V) -I - D Z c a ZOOS ill .� � cr � R z C < m o (D 3 m IV a — (to –1 > T z X n (-4 — 0 0 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • p 11mpPoDDm x c — n) c D ) o x m -0 of 3 N - N N' CD O O lD 0 ' m. n Q n n " O" " •0• O 3 C) N -0 co .. N 0 CD G1. N Cn N n O O n w wx m 0 cD D -p Q Et) C I. I—. x S. N aT �illillllilll (IIIIIIIIIIIIIIIIII � Q 7 cu 0 Ji :• I co I 0;III r�:. * v, m r III 111111111111111.∎.11111111111..1-. Mill it iiuuiHi= .mow ! minim , . v - `° -0 < — --- Q v 0 ,, , �:" III .. .u- _ 7 CD G1 —DI I 00 �1% _ (7) cu nnu nni `' ` m o IIIIIIIIIIIIIIIIII II y .O II o i ID DJ o 11"111111111 Il iIII' ■ �■ :11(!I!IiII ■■ ■■ MO 1111111111 En iii :IN MI 11111111 ,.■... unnnnn , lg :::: �� ® ';�,,:_ ili(III III , ' ■1111■ il4;ail Y� 4 011111lnl IIIIIIIIIIII ,„y;r' �. hill 1111■■ :::: ,,,,,,,,,, Illhlml ii11: .... 1111 III ;,;;,; 1111■. ■■III : 1„1;,� nennnudo IIIIIIIIIIII y+ll,, . �1 Ape.• 1 1111 ,,,$,, �I I i I 1111 1,,,;1,',, F j :::: 1111 Ni14,;1! 1111.■ ■■ 11111 c CO 1111■■ 1111 1111.1:; i C 11..11 in ,11 1111 N r'. �Is ■■ Ii I r ■■ I,,�a,,o a I" .... III II I I I m o ,u I M.MN ME Z IIIIIIIIIIII!•,n IIIIIIIIIIII ,;,I�,;I D (�. i .. ---- M I I 15 ON III NM D : ■■ III 1; 73 :::: i.III 1111111111111111111! fira.,..1 11/1111 lllll II .... 1 m � ,I, I- •••• III•II•I IIIIIIIIIIII?11i1',,I i , .~ a IN ,_ m ,, 1 1 -1 < ■n■ ® pp, :01, mi -Di ::6: ° IIIIIIIIIHIUUIIII 0 a :::: ■■ , ' 1111 Z '_I w•n•, 1 I�� .......:.::.. I I -...... ' .1 , RI , _ . ■IIIIk- ,,. -.::- .11 , . .. , , .ifilliimill il!mli 1 0 .. - -- II I P N pin- 30 2:1 11111 11 m 1 IIIIIIIIIIIIIII — I�m I ti � I , <m ! l . _D m °IIIIIIIIIIIIIII 11111111111 111111ll; °2 0 I' co D !,MINIM mm AI 1 11 ■ 11 '► o 1011III1 11 0 .11ll N Z P n y m X m -I t-71 Cr -- o< = n m r C m y fD =' CO = .A 0 0 z - m x fD S n .-I I-11 o • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •- ∎.I ,. .._ ma - r�i::]', m III . .T__ I N� N Z 13 li)x II $ ; z x I CO p,, , 11• • 71 m-. O I II > !A Lmi z 1 z m°' ■ Z II w .D ' • ]• �= O IF- -+ I M =MIME o N I 13 1 m z X'r n g r*,x 11 ',#�; r- I z ►goo = ? D . '' 0 Z 6 m Z z 1 I N_!!iIsJR m Imo_: � --H . • r1l0 ! • • • • • • • • • • • • • • • • • • • • • • • • • 0 • • 0 • • 41 • • • • • • • • • • • • F- —_ _ I --1 i i i i I It i.� 1 II m -- -- • --gz.. „...: a m: ::__ W1 0 ILA e 1 . W Iii m I -i _ r1 L1 — �C7 01 r-� o �oo I I 0 I , N r1 3x I I r-1 "'r�zit N 4J10 01 r I O O m r 0 1 ir m mD D �,� o 1 0 mx •II f.�II(u� a' Z K `!!!.�_r� NI o o 0 N J v■ m m 1 z < 0 I — ■-O 0 1 " 111111111 I�—_ C.) E I M 1111/11111 I- L � ouuuuuuuuuIq. 1 r 7 m 3 I N m U) m 114 11�,Z M� II -1 0 > 00 Z III mlr J" ,� 3M I _ mm � � r l v _ I a o m 0 I l o 1,4 N I m C m Z i1 1111111111/ 0000000 I r t N —1— T ..uuuulmige m I I �' y I x V O)(PAW N 0 D 0 0 f II - 011 ww��www mZm m CO D j < �� VC0)0)oo- n r � C z II m ��TTT-v'nT n _ 0 _ ~1 1I 1 a1 I I— II 0 =1 "CA 411 _ co I I o - N NJ iv N N S l N ithIO O CO N NJ(0 COW D _ CO Cn CA U)U)U)U) W m m m m m m m .� „1-F I r l l 0 II --�o= v -.4N N N N r O OAWW? •C r 0 II i nvzrnv Z ■ a zpoo I II m •]1@� m m m m r z 3J 0-I 0 0, - 5',.:'D 1' 0�A t o o N L 'EAIIMuIuI. 0 ,0 pi O7 - r i - — • s: X 1 ,I Z E D !I m �A0�∎y W o o h m3 •_•I m mrm-zz Z vD •)J�IIbl!I m� 0 II 0m 23 DD �,41 r I = IO O M VI N 1- -1 3Z) 1 m I IO WI r o13oo I o II o I ,N •' 0x II I L1 m� � � 11 A - - — I r irk O L - N �m 3 O L r Z O Z I -m P.W IIlW 40 m w NM 0 1 `.a .= — D EN M- D T Z w u I o o � L _ 1 _ z It _ --K-2 II . n c..) - c/) CO 0 C m _ TI C S H o Drr z OCn y ZOo .1 m (� c. - a ..v v > Z r, - r- C < m o -,- m cn r..) D GG7Z m � r+ —I Fo / f' _ m �1 z — xi -Zi z , -1 n7 0 0 c'?' z 1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • o -llmc (-) oo > X cn G) -0 KD -0 2mm 1 "0 � � v ? mRI;U ' ' '- ,,:- 0 `� n v m 0 o CD — ° o 3 ° ° o v o ar I. � �. � o c m ° , v iu M _I r ..Iii � �+ EL) z N o N V1 IIIIIIIIIIIIIIIII h�. 4. Sv N N ° ° n N—I —J1011111111111 I.•I lilt. :q. & .. " �:' � n 2'3 Q. -- * 1 ilii iji1i < IIIIIIII IIIII tll MON II › il . i IIIJ . CD ° . °. co • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Ilk ki _ _ _FP 1 0 i7 .BE N I —I II m x, -- W -- _ > I -I ; =M.. -- �� 0 I ' II 1 ===moo=\ ;� l� 0\--2 m Z I o o , z Z •m I II = , =11 CAI Z z v •■ o [] •• - t- N -1 I m? -t: • o v_ x m 1111 v x ' I►1oo. — z m A „•,', 1 - n N ■�I��r� N f1111� � 7111 m=mho, . ! L��„ ����� �_ I a Q1.- - 0 IN T::— m • h�D 171 [ : i Z -< I z I:: ._�� T. 1V .❑i •I•�Irl - N I MEP =e■MM E o it---1 C•] w r 11 Li m µ-a-i• I I 0 I i "•►�1 .. > I 00 W I � ; ;, ,,, , I w Alle z _�I Z , j z = _ 'a C) D fII II v - Z — � � m I Z "7 = .. z _, I�l■r � p pr !1 "'A G co D \ -a ( • r_i >� -'m -_a_ I III I I>•i x 1 CD CD I o? * - D I I �I 3 la N :: i ►1I F I — a ; :I C � G) m p _ D wH z ■ Z m'L N; 5 I- -0 - • � za o II v m II m I II z /11empual A. GI . o z - D I=-- �� «., .. 1w D 2 {I"1 f'' 0 > Z �v `I m z 11100 I Z 11 mZ _, z N v m xi Kw ...nurig guinjEllr .6, IN . ... pe, lk A #F= 11 m ."O D .�h' t o\ •N p m v N A T------. N :: I X m cn Z7 m 0 0 Z. N 2 -1 Z rn 13 N Z II u % , m m m m I Z x = 1/100 ZN v II 0 ��lo `� �� z v r * lk' _ m I r Num Nu. TQ1 �I' I Alpo-- _ I Q m� �� �' E 1 w p x11 w 73 Imo. < 1_ W _ . •M i _ _ = Lit = Z - - � V� Z n I 03 m m —mi v r z r z C/1 a y 0 00Co m cr -v 0 1 n D CD W Z C < m o m• m 0) "4: m ^ 1 -1 r .r1 ...... r- CD -1 > O 1 //z^� zrn n rt a VJ _; 0 L) z 1 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • O V Y so ,r- 1 0• r -- 1�Ito 1 W ' RIJ m — m � t i co Z 70 0-1 II zzoo II 0 Fn 6011 0� I r mmzz �GJ I r ,is' N j 10 of mill. . L ��-1 r - 0 0 w i O> 1PAI 0 1 K�7 •t� N � z Dz O O }.` r— II z m ii mr I Z X I r L N Tig , —^ 00 111111111llult — W 4,-7 II CO 1 w O D I r 71 CO O D D D /- O• 7J w O KX 01 N IN I-+. II z CO m��-I `-� I— 0 p 1 n Z __ — 0 r- L, > IM6 N T.I , I'I 1�1111111� In�� r i L 03 R1 MI . 0 w I 0 C N 00000000 ILI 0 0 0 0 0 0 0 0-n"r1 M M-11 m m m .....,. L Z OD I I ODOO '�. 0- z m m 0m ( wWCCOVVWW W 0 mr � Z -1 I �� O �oornrnooV 0 L�,I........1., m m m T T-n--n m , I F I 0 CO X x-1111111111 1 W L -1 cn C m 10 O� v _ m n N N N N N N 1 n 0 , .C)C)——C)C) p I I W I— 0 COCO N N CO CO j o s �� 0,0,0,0, ,0,Cl)C WI ci O mm rn nrn I m TI W I r N N CD Cr NN V V NN CI' �" I Z ^If��Z OD oA?.WWAAO 1 0300 C,7 Z II �� 0 o a° ae aE aE aE m 5 m I• • IIi/- 0m -lilt r- x immu n\ 1 —1111111111 1 L a 111111111 i a —a w r -r � 111111111 � m la 10.1-1 rir ...1 k 0 E I 0 2 0 0 ■ ■ mrm- m co co A -o 70 I AIM m > m D N O 10 O• ' I I .. w r 7-Fii II r _ • S , -.—. 0 0 z Z 0 r 11 03 W ■_ m m z ���y m o y Vi WI o 7J CD 0m DD •11 III N = I I A I N — 1- 0 II m y t9 1° o 1 r N ��,� 'I 1 0 D 001 13 0 N •1 0> ` - mm � mll I— I L -I 0 Ni — �A 0 Ll r r ilrH,_:.,m .= -n 0 -i ME • I Zm r _. .— 0 W z �_ MOM IN 1• . z - - - - �, 1 1 1II l -1<ii 1 n I m o D C cn z 0 (A 00 � _ H _ - z C < m o =. m N D /� 0 Z m r-� 0 > = --I Z = —1 PD M Z — —1 Z CA n rr -1 rr1 0 0 c":) Z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • `, ..s .w ... ., G ? m p p . o: D X m a) Dv o X % c — = N C - N 5 N (D O ftIIlIIll k -p N ,o o oo . o m (a v I- � II I :m iii: o ,- o w El ■1 ,� D wIIIIIIIIIII III -• a i8 1ijl � ° � 32 � . ■1 l; liiil' (7,3 v. cn ,,a * m.m IIIIIIIIIIIIIII■111111IIIII . I l d (D v < w � 0 C > . ■ Iii o I II,IIIIIIIIIIIIII 3 o Ir I, .a1. Iv C N ■■ - . (r avm m LS = 3 m-r^.Tr, M" m I. ,; r iiillllllllilm : c �.............111111 ._ - , .....'s. ��--•,.*ter IIIIIIIIIII �.;.;;.1; -0I , .. in ■11■ Iii ■. mum 11111111111 1 ■, 11 f ■..■ .a ® !11 Immil 11 I, IIIIIIIIIII IIIIIIIIIIII II;1: 1111: ...■ 1,111 •••• .. p IMI. . IIIIIIIIIIIGii00 •••• IIIIIIIIIIV 11,411. :1:: ■. III IIIIIIIIIIII 1111111: !!!!R MI III w 1;11;1• ... .. III 1;11.IIIIIIIIIIII IIIIIIIIIIII ;;; D ;1 II!.i.!J IIIIIIIIIIIII;Illil. ..co .. III w il4;y; ' nu ..III •• Iillile n•n••edo •••• 111'111 I Z •••• or ■■ 1;11;11 i :1:: ■■ It ION — ■..■ '11'1111 III Li . rm. I:: � 11I� { co C ■■■■ ■. ■E 1i;11 I — :::: IS ■. ,11111 �®iiii. I 1 P ■... ■■ •• 11111 ■..1 II�II�II•�n f 111 z IIIIIIIIIIII 1414, ■.1■ MO III w IIi1111 G) :::: .. III — I,Il,1 1 :HI on III IIIIIIIIIIII 11111;1; - w 1;1111; ::.:,, ■1.. •• - 1;41!4 D O I 111 Ili IIIIIIIIIIIIII;y 1 IIIIIIIIIII 11;'1' mm 73 ■1.■ .. III w ;11111 N - I M ;I,I O D iiiiiiiiil II o D :::: ■■m IIIIIIIIIIII 111;111; m r I • ,,,, nn110110 1;411 O 1� n■■ ■■ N IV III M •••• _IIIIIIIIIIII AMMO giii, . A ��AI s m ■1.■ ® ® 1111 • , .... Ii,Ii1u�Ilimilm -I :1:: . iIIII 1 II . ■■ �. 0 Inmm�mmm IIIIIIIIII nn • .. - '- II Z :1111 ' IIII .. I � � mg L;1 l ,M Ili III `I Illilil ����ii1I1 . '! I 1 ' c iIiiII 9Th 71 ii i - - ,U IA N III 1 11 I O m � ww. z r 1111111111[ i1lilllill I1;111' . < m - q D m< I1J11iJ! ) !1J1.z n (_,C)1 C til H ° r ITI z lip n D nl X Oo ''' -� r� D CSC ' 7Jm 7 n _ D m I— C < m o =r rn = m N - _ - Z W ° d r nz-- i e-k- . -I r-11 0 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • wC C N < 3 N G co A O ;n cn n o D N F n A .� a) ?m ° sm ° C K0 *2c °. am x� m54 m54 € 5 a5 wZD 35N m3 .ZI W G W G m � a n o _.0 n`� 0 o v O 3 m'O xi¢ v v• y v 0 0 of 0 <'m M 30 * 30 CD30 v, 3 .33 o 3 0 o =0 3 CN -, mcn -I amN -w3 5fnr. am0 npd (0 IL cn cn m cn cn m m cn y <n CO(f) cn cn(/) CD CL P .,, -c“.,i m .S. m .- Na .3' (J1 cc. N 7 N 7 m cQ cn_`<p cn=p c� Co p v v — m — o CD3 -1 a3 -1 a3 c3 � 3 O N w O0 N CD N 5 N m a m m co co 0—I a In r d cis m 3 o n V) 0 (../) I C m _ -I ° al a U) z V) m 7, al -1 u M m m D "' -r-' n O < m O m OO m p -,1 r t--r ri I m 33 m (n z N n r+ '1 rn O Z • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • o i z- Oil II 1 f/I f iti 1 S 1 8 1 '' El IIuIIuuI --- " 'C c 1'.. Hill!! i■■II■III■ i E A II MINN G '. ,� t d d d 8 dd r idrd d d V ? M i F D D i ti II i[1.1 1 i ��1 � 11 i a a. �Q„ f i �f i` 1 � 1� f l� ;�;� � 1 / #i 1 ii 1 ill iPI i lU ,11111 I i fi E`I1 t (f( i`fi#i# 1 (111 1 t 1 1 1141 411 iii y1 I# I t S C�Y t �II ytliy[ ! [ {Pi P{pt{ 1l I ,t ?t ? ? t# iF ¢ I F Nt athlf f 1 lli ill I Sill; ill A 0411 A 1� i i ` 1 e �1 I f ' i1 1 a f I�t�t I { I I g�m ' is 11 if ( # (t ! r I� 1 S tins S f t1 1 € i 111 ill hi t S Pi t t i / 1 t' /1 1 11 r iii II I i 1 • I t [ I 1 i 1 I id p i I ' -11111111111111111111111 I I- 11111 0 IIIU I IIIIMI I P IOIIII1111131111ll II • III! 1111 i1111m0 -_ IIi 1. sic MI - _' 111.: . n = IPI I HI I X11 1111 ■It 1 Will 1111 11111111111111111111 ,r — o E 111 1 ` ® d id i dd d d rF dd d dd d! ? D F• in e •..i 117911IL.[yp 4 P rFF {d d S fad9d D i1� r} .P �tPt#v1��e# #ff • 1111#! €� # �i /(tff i iF�F{F#Ft ei o A= ■� nP r 11 rF aE i I i ! iiiiii!f ir.zz iiIttIII!;Ptt i " i I. (; f ( a d N c d t t d 11t. t , i�i3�. � ���1.1�"�ti;�f � I� P t t� ,.aa i i# �t i [g� tI �1= ��I �g t t � ��� Qa l �� t , I f 1 dd ' t� vi t t ii t f +i it t to t p 1 j=;m x� t t #;it i �# f 1' I� P# ! 1I1• t #� C 1 £ f r i # 1 1i 1( q � i F 'S { I fI 1 t!r FHI�r I' 1 g 1 i� ��/ t I'� jl i r t it i i p} I 1ti ! i p tii ": 11 40;1il/ Y a I f itl y ! 1 I I 1. 1 :1 # � e 1 i il 111 gg � �� f ! 1I 1 tai 1 iy€, 1111 I i t1 i 1 , : S 1 3 f1 I � ! . ill i t i , i. _ " -_ ' 1 ii1ii:ii ' ' . .- ii I- L iiliill� -...i 1 1 - rii_1L I-! - 1- --- i �i .'.. �i =�■ iii i iii i o ■ Ii h: lily • a _ 2:: co ■m clulm • l t ■■II■11 I■ 1111 r . , a„ . 11 WIII■IIIII MIN v_ o I1IIj n fii iiim, d dr f d � V d d d d d d d dd dd ipi i 1 I 1 1{1Sif 1111°i if :€ " . 1 IF� I1 `7 1" i 99111 91 t o l 1 I ' l3 F H d 'ti - l erg �ei' �°-'' i[ z z J r 1�- t Fi. a'__ a'-- t z z f f �' t I a 1 i i1 ff ['iy t , ��' f ii ul 1 1r 1 a �'•�� t � !r r#I��ffP 5't' 1 �+ j � � i t1 i � PP�1�H 3 3 �� 1 �1 S# } � ( �i•r1 ai 1 i� � # i s3 A r ' `I - 1ii1 1t1 t 011 t i" it iNli ti;1l; iF t�s�III` Iii P' l i Fa.` i 1 i t��1d � 1111,9111111liiiiiiiiiiiir 1 g#.fit i itr€a 7'1t1f1 1 #� r�1ii1 j1 i� $�� i1 i,�F i " {ii g # i HI # i0� . 1 1111. 1 if 1 ,111111 11111 i;9 j I 1 I Hi i i ` t r j t�il�f i �`ft t ° r t t1i1 ii s # i�1 t i. 1f l i i t 1 j ii.? j i '$ r.r i t ` t # `1 f 1I f 1 tt F r.11 ii !lit 1af "$ i "i1 _. 1"t1 l lib 1 1 f1 € = 1 ` VIM S- { r ° # Hi t 1i ' I III I # 11[ 1 `' F i OOP ti o [g 1� 1 � l t PI 14 ! it ItF '� i I a t1 i MI f i • II1 P I. I 11 , i IR1 fl itt lift „ill , 3T `fil 1 4114 i1 Ii1 it{ S ' 1 1 1 tr�f 1 ,� 11 ii , 1 i i v # 11 i II 1 111 : t. ., IPiii 3 1 g 1�°i 1 11 t ; _ t 1 #i rlli f 1 I r1 t 1 i I E 1"If . .0 . 1=!- 1 1111u■EMNSlulil i- .::■111.i111i111u= 1 ii =AI -1111�� Il'I•w n—_ tl"� 1 e � M 1• . ' 1 1 0 1 , qq ,•1 I I I I "N.,_ ' ' � , - ilNill •... " • 5,.,., I IIIIIIIIIIIIII 111111111111111 i ■ 11W1111■ n CI) o c-e) m C) 7j C/) C z n C 2 rn _ --I D c - O ?jZ < m o - = =� rT'1 K 7, 7. —1 A) m —1 n Fi- rrl o z I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ° z i „ co \. '4 n D ■ D D 1 nC U,�11111/1,111 0 C 1 � - - . �.r — Z I Z l3- Im .' Z -1 z � ■I;co M III. l J C C C eea� D 1111111111 Dr { Cr ; -- ■■ zz m x z MEP '',CI r oo CD ‘ ■■ I I ■■ r r < ■■ ' ■■ Z iiil ■■ m MMIIIIMi L. i 1 ° q�IIL D; o CS 1 •4 11 ij� ■unnnn iOg .NOV ^^X W , lJ D � .-CO7 � D ,> I e CD _ `A _. ALII� I Ij u) m V '611 7m 7 0") SEE SITE Z a 2© < i > > ' M all '1 1 IIOOiflOII,H O Zm 1 �l1! �e 111111 1 I I� . m A o ■I■I■ i M■■■I � , I o 'FM mtH■ l--•_---1 El ,.,0 ,- 0 r -111.1 mi in lit- II I u - MK_ MOM �• Cl) -:, 1•11 II -- -- n Mill mo Mil i o �� I I 1 C (I) ti Al ■■ ■E -I S 4 ME__ ■■ ■1. D iii; i o-1n I c CO e N AA-al -'ice m ' �I )I I ICJ `1 I. it I I I Z7y I Z,02 i II I 0 0 •N 53I4'TYPICAL g Z 0 .E zo> p. . I D m vm i m 5 I C ir it I i I Z D $ §g m�� j�� I F -' x 'F •• 1! I O Z W n 111. I D '1 ii l m 11 o `�' o u� , 0 ® °o .�i, , iii i[t i I o '� 73 r • — 1,_ 1 n , e�'' I' ' it iii p I�f 8O m e4 .� 1 1 f 0 II.Ll11 Q „ O = c m 0 oc m L1 1 '� II II O7 o m „ m -, 0 0 _ I _ i� i I DT O o m D ,„ c.,, z t` :i��I:_:dmWI iv!! !I I --1 i .Zm] O > -1 n 4 T O V J • rMIr� �•�r�•�u� ... I I I Z D n c7 O O IPH Z � c ■ cn �mcn ■ m W A z '�11�1+' ♦.fir L�,j 016.11 aiil�1.1∎16 r N o zo m �' o xi Z i i �3 0 CAMPBELL LANE --ri— - - II - --_ Zpmmo iii �— I. 'I ct —1 z Q Cl) com zZ -1 m O 0 0 z n _ 0 I o CAD u, z 0 C H m Z > n m c a o D X C me y �lj CD = CO co rnI -0 — 0) < m O -. 1 1 IV n en p W O -m �_ * O d "4 CO N■ C7 D n m = 1 D -1 z 12 — o z I • • s • • • • • • s • • • SSSs • • • • • SSI • S • • S • • SS • • • • • • • • • S 0 S - L Om - - L 0 I . 171 C) _ 0 11 LI ,c, > _, E{< _, m 1 m m z . ., r Cl),_ c 5 p 5 r>. -o < 1 D /.° z .. G7 ... 0 D ,:, > . . " rn 0 o - v �WJ m 0 0 -I I rn C/) m O O -� 0 0 0 D > z 0 O cn O g 0 c_n 0 z z zi co v O m -Zi N a z z x 7 r 0 = cn _ C Z 0 0 Ti P m 11 I z o 0 iMMIII co J 0 D Z D 1 G) m C) 0 111 <> 0 w a o --C/) I 0 00 � n 0 C/) D i co 00 0 ° yaf Z ° 0 Z r J////(/ ° m z C/) co x z J f `n y G CDn Z D z cn cf, 0 m 0 D (g * -T!!!!!!!!!rilli.1!!!!! X) D C) 0 C CO C) D --r! r G7 r D W <--, .iiiiH, r- L 110 o , r 1 n III 0 cn I C T ml ° DO z C11 y m Q- a --� r°ry �0 r < m O CD = 'f'� CD CO _ O z * 0 t7 r' CD n 0 -' z . c) I ' I r r- 3 T ) �T 1} I Z TT Lti O T ym l O O D L L y p y O m 0 0 0 0 m D Z H Z yO y O NmZ imy 0 m Ti mTmN El O O 0 ONOyyy ZO >y00Z �yn O I I G Z m<_ I 2 O m m m < Z O y m m 2 1 p 0 m p 0 Z O T in-T' AZ m y Z S D y m I 1 ^ m 2 O< yr D t7 OD p m 0O�n 1<p 2 D D O r lS p m 0 g Oz Z E 1,1 T C5 l T�z3 2 y O y A 1 c A<Z Z H o m m D Ny y j �F m T v D x i� Tm g y p T� T Z I ! t . O N v y r9 o�m l r4 y 0 > c O oy y y C) )o z > m P'4mm 04o .„3 I ; I 1 v N T V yz0 z z -DFO IT p ti h o3 p2 • m 0 f O T z Z D DA N 1 I I PI c x » g1D y -4 oO oO zL m 0m 20 y mr 60nm O y y01= I O FO p � p Z N y N D A m ti O N h O r O y y 0 S Z B O O,m 31 Oy DT O ,',1-Z -I W80O Z y y, 0,2 O mymo mp . ;p,1 Z I i gal P O m < FZ y y D m m D D D :Inn Pm O y tip yT y 1 p Z m Z Z r ` p o; F m p= 28 Tpm 8F, m .2 m 0 8nAN z I i y p ] g`''' o0D y T OD % 6° c .5 Z O' T S < py C Q I D v , F y p O p O p HE 2 Z g I OLO 0 0 no y n D n m h° T F m m ,08 m ' m m m o m m m y p D y -1 O L m OmD F. prZ o z mm mx O = m oop DZ , O o Z D O m y Z m ti Z .LW L r w fl ~ m O m O j m m ti P-1 O T y T''-. m 0 L r y L Z O T 5.' C O C m -p m g o CDj vo y O O pm i <=O 2 . O -04 m r,;' 8 D O G)L p0 0 O 00 D Z FT3 Z Z r m O m N N 2 O N mm x _, pT2 O O0 Z m myy 0 T y x0 a L r rp yfO O 22 2 m m 2 m m 4) D O O 3 5 Z A O O Z z Opt- O T g O O m5 n O m F Z 2 Z „y 0 Z Z C C O L S Z G f.m Z O C m F C O m m m 2$ 0 r y T T O p 0 O O O m p O Z C 0,0, p- 6 2 N X T1 z LO D T ■ ATD SL Z m rrT S m T 1 g tip y• z y = V ti O D m A m Z A O N z Z W O y m C m ”CD C.il A W N_. Z = o C .?24 • -mi X 0 W Z � m m m F O m IMEE�mmOD KZMKcn1< zc�zzz �m D Z wmom z r>0 N K�zV0 V) m / 0-om T Z zZ / I C ■ z / I sr r Z m„..„mmmowm > . 4.,Co ter. ` V' o ,: AS lik ; C T X / ♦' 4Y■i, Sit I m I— < > O=<T D r2 D m m 0° `Alt Ii. �I : w Dz .. ozmm„,m _ . - < �x .m m<z�� / .�� f iR 11 z 1 mo zZ \ (�\) m mnp-.OmOG m›mop D ,/ .40VY __ g L.11. m>2-00 o0 ' zzoEom I.. ` D ?m,z �,0 0 1 z z 0< / .�.`,��'�►�.. .�I .�.'. I Al• m n0�m ma /, � �'' m �I I ,v p - '- JIHI . Ii O m z /'' IV' Z D rn Z e O �� ILa.�i�i1 l CAMPBELL LANE D * 0mwD cmr— 0 m /A g-i-irow nww7:4*-o-o-o H-o-o O m m z O=_l m 0 0 m00 X-imrm0 m z>c> rT.<;Or fm EJ m�%mm cnor_m r-pDmO) mZ <C A Zll < Z K m c K J 0 m m m< DM m m z --m z -1 0) F; Hi a E r c Q y E g a II oD FP m y g uui A 2 Y, 0 11E o - N clE E y °°„ ‘P II ys a o a y1 �., a is C - �, .`z' 1; m N �F.ill y F x L OT y y T D i x nD z i• D< C,* ,W v 2 °°H 21 F D n ° z A. m v b Z g N n y y m 0_rn r m ":?: F?: ' m 'S S.+ I"`' ti °z " )°c y A m "� E 's S m 5 HO' •D DOUG ERTY $ �y -IF °IC o >o" m z €a o wo C0 _ m m -RI �� BROAD °c,cl z7 Mg m ~ ra T r P D D '' E 11 11 X _ v g 'g N> Ia m m Az N~ S m m m m m m ° ° ° HA01�� Z m,> V y m°z m f o ~ I ° a m m W° w x x x y m _ OA o an s 0 i 0 24 cm $8 ° ° SONG m < ?,"6,1 > °D T. og .. -,,g m RITA RI. TASSMARA ROAD r� z° a 'o�l 3 zoo ° bays m m 3 RI a p._. D D E N om y ,o O DUBLIN TRANSIT CENTER A-1 PLANS PREPARED UNDER THE DIRECTION OF MACKAY/� sOmu • SCALE' 7014 -R T'7fA� rYY\ CC°PA TENTATIVE TRACT MAP NO. 8167 DRAWN EN: _ O COVER SHEET JAMES F.TEMPLETON JR. RCE 143061 .�. DESIGNED Or. O o CITY OF DUBLIN CALIFORNIA EXPIRES: LARCH 31.2016 CHECKED Er: NO. REVISION GATE m5 � °oz ` c p I m o P—"— c i I g m 6159 ; � o_- -- 9 Y G 37, 5.2'MAX _. w r> N m G ■,T Z m < m 541 5,_ >y m c 1 E x $ NO m 921 m M 1-1 0 9 m•_, N m rH IJ!I!!: � <m0 �y ua CO<C m i p D Z mC) o z D - z C V-I m E n m nO " o m _.., .. . 1, i ,/ yi , o F 9 s 9 a C, ' II I I%/I/ j I I I 1 / • . I co I I; 'i I I- > 6> / No /�/� Y I I RI, / I �CD in Z �y r �$90 o a � ��� / � 1I � ) F1\\:H '�; ��M:Z �// /� ,� I, 1t ;n O g ::p:: 1- Z m , /, //,,,,,x'''-',/ m .1I ti r- . ';' ',."g. r.„ .,: ,,,,,/ 7, i,/, .c.„., , c 1 , t; \ ,,,,' ,„,/, s c„....,,,,,,, /,/, /, . II 1 71 t•, 'ill \ I 11 i / ,A / ,/,,/ / / // 5; i \ F I : ! ; \ II 1,-'6,' \ 1 /4! e a z ///// d • 4cMjI!% ' I I 1 ' I I P / // / x ' e ; ) ; t.'�i I cI I r '/7 /; ,, p ''. �gi / I T ''' // • � r. ' ,/‘ :.),‘// > /. 0 • 'co lo y/i" .:11:11666:11 a II b C/1' \ b ?; / il k-*- `gç :r 1 rn I U 09//' , «11 O u w 1 p O !I }-- , /% a.; s ' a i , / ,/ /// cy,/,/ ///;; :, ,,,'.:‘';e2 , ItitiorAl - 8 INT . Il i . q i <'c,_,) ' . I 't 1 ///p///�' / ' 0,I CI, �.,�•` ; g 1� r.o I 9i1� It 0I I o � /'(./ - u � ♦ � � e--" , i� / / ,, S A A z A � N WI ii .16.11114 r;0`' _ 21M �o ti � / / / wh �j1 +b _f. 2.''I //// ' •1.0 i0 ,,,oi•ii_415 le , RI" ► ■ Tg 1 216 • ' II •Valli'a �■••• m o Oe o i m v C m 1 I ii O r D , /.,, /J' ' �{i K ° ! E a EEE{/ ii.E.....1 1111111,1°,' z / � // L . i 411'r■I� �1 10 0 g~ L' a ti a 1a�k1 � 1t s♦ � t I it;e te ... ♦� ■ .� i L/ / Q/,• l ,a I, .,,t, ... • I ' 7+ , _ I I _� I I 1 4> O fT .11 3 j •r a r lam,- d U ? n , • R 30.0' � ` � : f 4, 1 ( I Ell 4 II • // / /- ME IIIIIII ..41r I _c."-/,-/',/ • / /, �� f. - ». rte. _ . a�.m6 i�irr&.ri. iI1 r-VIt■III....__„,0 Pr■IBP-11111!1•105 - IlLil gErimm• 1 \ /�� ��� � �' j� � ,o. ■!�!7 1r� �' e.•' 16.0' • �•-/�; ��� , , x j■ ,, Z 'ph_ I� + �� o f \, 1 W I A- _ - , I p� au, 1 1A -x°�_i_-_ ■ r w•111'..•: '. •1� fir► Iii R A�—\ I:\ I .o �' --- -- _— - .711.1111' _ --- rte- - 1 rK I ' �� -� - , _ I CAMPBELL w _to �� / /� mss.,--'' r— —r_:--e.--+ _ _—,_,_,/ _-- /jl 'a ie, _x_0„,______________- - p—\� 1 ;I s 1 I Iii r I /� h Q 1, r I - x 988-0•_4-009; 4r� t f,/ r. �� I v �-1 `.1 GPI MELLIA PIA a I it .. x `" F�' APARTMENTS I t 111 ( I I. I n l v ` - `,- U I °� 1! w i I I APN 986-0034-003 i I i 11 f f*;I ; Al •I I l I 4 x I DUBLIN TRANSIT CENTER A-1 PLANS PREPARED UNDER THE DIRECTION°F: MY zo14 T = MACKAY&SOmPS SCALE = TENTATIVE TRACT MAP NO. 8167 uxec DRAWN BY. nrnaN DESIGNED BY 8 z SITE PLAN/SECTIONS JAMES E IRES: TON JR. DOE 143051 a o CITY OF DUBLIN CALIFORNIA EXPIRES: MICH 31,2016 ,,,,, - -.I. CHECKED 8Y: NO. REVISION 0117E • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • * • I 2 2 2 2 2 2 2 2 $ 2 2 2 2 R 2 ? P . P N + 0 5 5 G 5 G 5 G G r. ' r i . : s z IE. IEi 3, m la St yN, qN qP qO qPq qP qqN qN re . pN pN� qPq wo n q O O O O O O O O O O O g' O O O 1 7 P m P aP • + 6aa° e qs V O a+ ♦+ O O q Y q q m 0i 4C P S P P q P O e 9i' O P O pEp $$p O qa q q CN l C8 CO �s 8 N F . . AAA m 4 n, m a T m m 4 m A 4 co P P S yO, V V V e, pO pO r P pH d a Q O qN N qN V + pO m N + + q+ y 5 19 R'° ° S S S A i 8 8 S . R' 4 v • 8 O N O ° 97 g4 : .N, 3 3 8' 'a a P. P pp P P P P p N F' p Pp $ N s P 0 ri S S P S O E O P P P kr S S O 55 5 5 5 5 5 5 5 5 5 - - IIIIIEEEEEEEEEE 2, ,T, $ S S P RE 9i ti d es w p pp pp . pp pp �mp a a q fp0, pr' P V �+ N N O N x"11 P P P N w d i ' S t 5 4 S 5 S 2 H qq qN pN, qO qq qq p1 Np pp O O O O O O S O O O O S O $ i m s .m . p p, C q y, . . • CD m 40 8 Y + S S C S O O Or O O o S 8 % p5 G8 CO C8 C8 C8 CO p8 pS !i p 2 Y P P S S S S S m J OO CO CO O pS 1 = fr. $' 8 8 8 8 8 4 8 8 8 , 8 : • sk m $ k 4k kat s $ i: 55 $ fe55 � . F { .— z E z Ie IS : 76 Ili g, r � m u i u i 5 m Ei it 5 m n i n ii i ," ; 8: a n i D. >E i ai h•' N g . rd' '2 P P P c $ L r. v 8 V 8 k *. u 3 8 $ i <• r_ - x O -, m o o O] D m a -2 P u P w N + 0 .... 01 zr" S r .e .sV @.- -4n. -. .. i is r of u ' Q O x O x O x x x x x x x x x x x x x O x x v , ' ▪ < D D D D D D D D D D D D D D D D Z m y 4° m XI m p. V 0 $2 0 . n D E 1.13'35'E 5$..50' a PPP 7 • l T. • Z \ rn 1 I X I I I I I I I I I I I I I I I I I a - III , o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a D D D D D D D D D D D D D D D D D D D Z , m � ff. 0 a+* .4. • e, 0 i� A A A , . `�'\ L6 L5 g \ E Z D D D D ,(a�• 6F'' (J? L10I5 L7 °m ` A O o Z Fd M M M v v v v v v v v q9 N1°13'35'E 45.00'"' . - ' O D N o m A A A A A A A A A :. _ ! O Z m Z A A A D D D D D D D D D D (, x £ - am•, o m m °n m m m m r7i ryr r7i r7i ryi r7i m m _ j li -4 .) A co A ti -i ti ti A A A A A A (1 A C1 0 q m " ,\ 'co m A N ft/1; T, Z O > n Z m m m m z z z z z z z z z I `C• ` ' I'z n c c c c c c c c c m m �� 01i°A'7 p`` l o • O r ? ? N (mA fm/9 (m/1 N N N N N Vk �oN.' 44 >(P•PJ� I / K m o m m m m in v I fCj1 m m m m -`Y '0 c'04 R'�` a q`� / I I ♦.I ■ 51°13 35'E 59.50' p0 G7 L�= .�;i 4144 u'\ 4." - 4,D. �� 1 � N1°13'35'E 45.50' I ; ��p` ��� ✓I 1 E 15.00" PSE no,:- � m / e, VI 00. F._ 5::• si di ' 4 P m P 416 C13 .� J �!-`_ ____�1 7- �.••�6. N o -. 41'19 35 E 154.98' rw Ni 1 18'a5'E � C15 P �� r EN•• 1 .alb NII'14_5 1.1.oT ` ..50',, ! v, ?y -4 ...../111—m-,.� ■ A E P. A" o L31 tS-3 P m C7 �° -. 1.13'35 E 87..E -- - N1•19 35•E 107.57'..... -,- \?s [� l C� 8 S1°13.35'W 41°13 35°E L40 L33 L35 54.00' 29.83' i� r .41''a $' N1•19'36'E Nt•1a'86'E :T �� 03'° .,,]8' _.. �f...a6, a'�'E JL30 s 41.1 8.41 \- 1111111111, •PI_ • _ I a 61•13•35.w$ IL�Lele.re.,.......im 1 111WI v oq� - - - _,..81.1836 - --- *' _ 1P , 35.75' taL»' N1°19'96'E 478.98' BIOY. 1».87' f m Cn \_ O CAMP)F-1 l l- Jul r E m o w ---I II 0 PLANS PREPARED UNDER THE DIRECTION OF: DATE: ,IDLY 2014 ° o DUBLIN TRANSIT CENTER A-1 IRACKAY&SOMPS SCALE JULY 2 a TENTATIVE TRACT MAP NO. 8187 ur a vu x es sm.. DRAWN BY - J 4 _ 51128 iP■.LN 8R P,E15888-08.G 94588 (925)225... DESIGNED BY z TENTATIVE MAP PARCELS JAMES F.TETON JR. DX ENPI S O CITY OF DUBLIN CALIFORNIA W S. MARCH 31,2016 Iv.°.,N.v�o°m.n i.mo.m N O^Z^..m,NS,m. CHECKED BY NO. REVISION DATE / / / / /g El'�l' / T / a l / i /E / // Ii . I/ I / 8—Mil / 1 / I / !/ 1 / co / �// / / / i / / / t / I o / / // • 35 b // / i /, 5 / / m /2 / / , � •/ y rills / , I\ // \ • �h 1 / / \ I / / \ / / / / v\ / // ..,°1‘N), ' // // , ' I / ),C\ / \ a I 1 o 1 // / d i ; I I / / C .•/ , � �. ! ��,t O �. 1 I bill M / // , �,7 \Q .E • I •424.--Iii II i / / 4. if. / ..... / reetillillii I kali' 1 on / / '1/ / ki,,, . i.• 1 ,..... 1_, ,,, ,, ._, / / •• •-• 4 7..., jig!\ i -0tix AZZm / ■��Z %----;;-11 T- 7 I i 71°23 / / •• Arzm r XI.--.0 / 04-# / \ ' EY . . .. _LIFil. p- i XI • „.;:. /41, av \ -, - I, • Nip 110-0 ftI,I g 111 1 : / / i i ,■ ■ iii■ y �� ICI 4iRJ. �/ /� ,r.v iL - : . , ii1/ ■ / / ��, �� n iiRr.viq ►.. wl -I-: .. 16.0'11/ / L I f tree/five / g ^.♦a I"� N - ;44... ■�� 6:. �I i� is 41,,,/ tia f° / m i' c i am m ■■■ ! i i'" rn.ri�w.:! 'Ii ■ 11�i E,I i Go g • i A i . ,���II"") .I� :� I• I RW METER m 7 _ . iii. — I i — — � --- ----- - o N ,$ S� -- --, — , �_ • / / / p, j , �am CAMPBELL LONE y o Y g g/ j,; - - - Q-2rimIm 1--r- - - �� ' / 2 o I i I/ ,Y' i / / s ; . $ 1 j I I ., A 1- pII�,[� mill lllillill •�.• � ® �11Vi O [.I.N OV 2 N 2 O O�V c9 U I?“9 QO o fJ I i i v m I c-1 I^ (6' i 1 — m ~ 2 Rm1 - Zco co 1 ! _ m m a 0n0nnnnnnnnnn a C o 0 0 0 0 0.0 0 0 0 o c Z I I I I I I I I I I I I I v CO CO CO CO CO.iV VJVNAA A 4 N°O A G N P.O O CO Of D 033 CO DUBLIN TRANSIT CENTER A-1 PUNS PREPARED UNDER THE DIRECTION OF: ULY 2014 CO,, TENTATIVE TRACT MAP NO. 8167 sl r,Csws RUNNERS s3ovn DRAWN BY v A _i 5918 FRANKLIN DR RFw oN u sISBa (925)32S-06% ° PRELIMINARY UTILITY PLAN ,AYES F.TEMPIETON JR. RCE/13061 DESIGNED BY: E nrsnmxnos miroin aim mm�ms r— 6 im. CHECKED BY NO REVISION DATE p E CITY OF DUBLIN CALIFORNIA EXPIRES: MARCH 31,2016 • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • g , 1 / % ;i / I A' // / / �", / /' 1 _ii/ f// ' Z%/ / / / / j, 1 / 5E �i \ �{,�� _�1 , �IM11 / \, \ 1 / L al �s / N / ,' ,. ,i'/: ,) /. ,g� / , I I /;A /,;/ / \�, i4' 7 /4 i • I ,-- /i// /�," / \\.`` /° `�h`• II /// / j /1 1, A,_,11 "I II / / ;/�// / / ���0 e,23 /.,' al j ) / � /;;2' / •�5a /' n 1 ,// cy/ �~4' a�a 5� . \\" 0 j'/4Y v i 2/7//////// Q/ // / ,/''l �it., i��,,mmQ ;1 ,' ' //%%// // // /'6� �jd ► iii Va 1 a, I . \/ / e% / v//' / z„,,,,, r4' 93997 1 d iP I I 1 /-"// ///// /� / � / y',j�,a\, 34 �� 2% 2% ° �' OA I LD /_// / �e�d� �a ■fir�.; f 11�rr�IH XI oh,!:p z i 4� _ g/,/ / i I/�� .P R,' Ifrrl 4; _ r-ir1 V m n 8 9 �•,� / �r i .'.plorror ' D / /, /// I�� ....�• �f� —- 7P ' �.}1.167-..1 . i ///� //;, , //�,, 7/,..., r _/. •1r' �,nII •I , :I II i L• 1 11, III/ �' // r / 'y, , t rn I t!, Di zti za imam 11 7/ 4,„ilk(..,.'� //"/ / el. �S. r.� ♦ ♦ ,U lI ill • 11 / :: (. ' \ w//// " / , *, ♦t, �w∎ _ •I�∎•••l. Ili 0 ■ 0 It , /� /',/ 4: .1* 1 IP�jI�-n',i ivr•�� maw.," --I. �j s ¢ ipt!..i. J„, 11// f d .` ' `'�♦li. *j`jJ�'� 1 w a,` 4 p ill 1��i � �. al/ / 9 ,l8 k. Z / / �,� � II • _ it I1 l —4.._.._..4.._ ••g. 7�r�.....=_r ,."ire el'/ /jet(' ,(///, // cJ / ,�_�'ur i ose► % �1�� %oz•' ;L;am . 3!./ / %/"// / • ` '987.00 k` l 1 i 90L'0 �- a I to / /�// / �� lip �`"-rrr�'r' -F�-� �..>.rr�,�,� �������fl■ rig. _--' ♦-.� , �m r F7 99oq PAD 998.80 qq/�//// O// f I, : `AD 99)80_min_ I ,,/ t PAD 339.00`I ' 21 I 1 // / �� $ ~ 19 �► Mr 7 = r � -FF 340.00 -___.__ / I II, �"'.. ,' _.. --- q _ _, , . X 111 l N Io , ,. 1 / _ i _.__ - i ,_01,rr . .- ••1 •• �r - •errs. r ; •-1 rI \ \it 1; 11 ( '1\i I I 0 > l v m s D' m f a m o 0 Z tes, o ' m m F' m s i o 1 a o $ rn a o 719 V o DUBLIN TRANSIT CENTER A-1 PLANS PREPARED UNDER THE DIRECTION OF: YSE SOmPS SCALE. JULY w 2014 0 93' TENTATIVE TRACT MAP NO. 8167 s"Ca aR, PLANNERS'945." DRAWN BY PRELIMINARY GRADING PLAN JAMES F.TEMPLETON JR. RCE 143061 DESIGNED BY: C C CITY OF DUBLIN CALIFORNIA EXPIRES: MARCH 31,2016 ,..4,0' e=.omwi.w+ra muramna4:'"=dr.:m. CHECKED BY NO. REVISION DATE 14: Le 3 .1 c P 33 s 4 ..7 i , III a i v 1 iF+ I q 1 1 I 1 4.67' Ea \)3..2' 1 m m 1 l II 0°fn pa CA �' loo m —. M CA I g m m m m n A m o m m IYYY� 1 l.I.I.I.I.s - z Z oZ \ o N =Z ar Ri Zn ZW v \\ imD \ c imi zp �' a En i m �mD t.' z IS ., z 5 o N o u :011,. D I i0I n \ m � I \\1 1 y[ 2 1 E I XI il ■ sz a Q 2 IN 5 1 . f I � I g S I $ O° I r Y m I °C ° I a 1 m I s I = I I P m ti \ P. I < 1 � I is I FA\ I e w H \ I + \ I I ° 1 T i. U) I s.I2' g I N i o n MI. _ 0 v m N co M 1( m N tai =Z I. . . . . 5 ZQ 1. . .. .-r 5 20 .. ..-. ..- m mZ iim ') 1 m ° cm 1 1 i I4 4, a P 1 i, \\ Al m H I m U 0 0 ° 1 o ■1 .��lal R" a •p 9 \\ S,,r!, r I �o m I \ ON I I 1 I E 1 1 1 _ ///% // I /� % 7/3 e// ,7 v ■ D l / (p 0 /;);/(:/;4//// //4.48' m J��/ �; �� iii flE rrl ll III N , / / . �.∎n_ j 4 j �ii -111a 31 47 _ S :1 �, i- OS o 4 f DUBLIN TRANSIT CENTER A-1 PLANS PREPARED UNDER THE DIRECTION OF: ���� SCALE: 7014 DATE. JULY ", . , TENTATIVE TRACT MAP NO. 8187 ENGINEERS K DR.A EG lam (925)325-0690 DRAWN BY GRADING SECTIONS JAMES F.TEMPLETON JR. RCE#47061 DESIGNED BY o CITY OF DUBLIN CALIFORNIA EXPIRES: MARCH 31,2016 ....=2 Z,�..,,�v.,ma�m....M.oa, m. CHECKED Sc. NO REVISION WE o' Om,f,HU Vc?i O2OCCV���»>;;;;EF,mmm _ Omzzzz, ,,I,R0 ��»>3E;EEEmm� a ca000-y D;moo v_»m000�v,v,mmmmmmoo _ ca000yy-mog mo_o_o__,=,=,ddmmyyoo r , mm?.5gmas °-''fmnmma3s-vmanIgaaaaoo� a3A=smm.gs3, amamam--miRiiaaaaaaoo° 2. m� �..m� m mmoh w.w.=.o._.°.33 m m ���� OSd�O-I maa�«<01.°m_�.�. o. °.33 'm - ^2*.10i-...c031_Dae.74 oommmmmm rr 2�1_.mp..c�^p.-,»000000mmmmdd rt m_.`cm_. � mm-- `2 5`73•••75 rm m m-`<m_ V_mm---- •75.2�•7�_m m f?7-5L'i^o£9. ,oNammmd°:omx°mx°mxS''o ,1 A 2== m?c4a Va mO.:mmm.RY5'" 9- x5-..' z `� m E'Smc mwm°:-i-iFSER o'ogarg"7o o m 2,p'wc 5.519'-1-1-05! omo=5^.-7". o -1 �>• am�� m-m-m Y -1 a>- ams.-„,2 m,m,m s o c q� 3 P-2,3 5f./I,.v',. p o c �0 3 a.. �"wmam CSa ^m oo�m m C-a ^m SOS , am �a..a .3m sum^ -'000�o ,° ma..a ?a ccmn aomo�o m �. R m x ¢o y S2-m m R 1- m m ..Z, ".' d S.m y a N 0 a - mD.-. a -0. 'm_ H 0 a _ ._ Tal .0aa8,u� 1.. c m m m � mamo as .p c 0. m = 9 y�''o 00�7� A ... ..7...?... l`mGN— D ^ pp�-- � '�, ...,1,_,a m N --oO- x - m..d .. N) Np660.6 =, Ofd ' ' 0.2.5- C', m 006•j. . n; m E. a c - m m F ow-000 mNWNO°p STioo-.Q;N-• "'st o00 A+mm�O 6)°G)-Ti.:Af OAI JNA co Vtw shots a, m m 0ONl1N�S SW WA NS '"—"N8 gNSS r r ? r r z "". —;, ...r._ z H ° .. 3 m z v a S•i ° ' n ,tl \\�l..�..N.� 1" tiH n 3 Hi la N O N c RI O4Oi,,l ::`i .,�;- ` o '1110 5.°e o m 9 m O D //\\\`/,::{e i4•: ,5.i- n 3 : 3 _ Ir.2.' s �1 0 \\�/r\\/r�ra.1'('._., :,�, -1 2 - y? 1n It' r h gig / /j,:q .. x ` 0 0 0 ,.... 41L‘k N G1 /W.4-. ?l.1 D w c D C CO < p� I— /� �;�liy.`•. ��- :: : 0 is - .0 .S .0 0 n O Z r ��x T /\\r/\\//x.11 i1.•. .,. o 1--1 D 5.F \\/Or\\L?Y...; •��- 111 11111 ‘1 p . g s vl oir``p``�.'•r.r 24 I GI D ° D m 1IIIII ro K p i ••,\0 - ,�� Z rt ii 1 m r2 rA li,ii�qrs';�:q i$:i iii iii ,, v i C:.. v.3 / /%.!:iii ice: 1� m D / rPg4Nt K.I II AgiglE W. �� a P mc o iiii t. m a. c il�yyO m f� O #411 I�I) Ai 11 ,,,,//r/o////i//i R ey � � q O/ i� ,1 o/u.41; j� ��I r. oi —m. ed 1.) ' :- II PO o \ '.67.4.45,1 m 9 a mop Alp/ (� I I �� 1 CA :\/: ����:f 003 '^, m c DNmro n O X, n m /, . . 1 _ ? • II o ®�flr r -'; w%Tart 4 E -.4 _ �I 18 8 e•auawve ]� �n >e irrrvrpp/,pp N.FLOW BYPASS ,4,/ • (ABOVE srnau/ e i (�►�/ r. �i Psi o :'. A7a1 II re it'A gi > '' il 0(110 -, 9, ,v/ANAT.,.. Oa" 46 ' 11 11 I IV w 0, we 8er �l y� 0 0� 00 O a . Vti ` T AO . 1 _ e 1 ., �Nf- � i1ii `mot f raP�nn+P�P11111� i. 1 . .__-.�P�P—PLO O 0 11111 :40. 4.AiRivirifirisi; „ lip 1411 mum 1 -c dram •�4; .tea, t.,�::s::� .srs. i ----* MI L -" fAr e . j iii---- I • d ' ° I m > - —. : I i i I O , r DUBLIN TRANSIT CENTER A-1 PLANS PREPARED UNDER THE DIRECTION OF: �� SATE JIRY 70U -9i X V U SCALE. t"_IO' ., 90`' TENTATIVE TRACT MAP NO. 8187 51ze MAW.o..x PLANNERS CA 1.5ee 1.5)335-894] DRAWN HA -- ,�, PRELIMINARY SWQ/HM PLAN .IVIES E.TEMPLETON,.. RCE NM DESIGNED BY: p CITY OF DUBLIN CALIFORNIA EXPIRES: MARCH 31,2016 - me•.•..o.....,..,o>owmo.wsnd.4]a •.. CHECKED Br. NO. DALE RESOLUTION NO. 14-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A CEQA ADDENDUM FOR THE TRANSIT CENTER SITE A-1 PROJECT PLPA 2013-00046 WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as Transit Center Site A-1 for 52 three-story condominium townhouses. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from High Density Residential to Medium- High Density Residential; and WHEREAS, the applications also include Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167; and WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center Village area (APN 986-0034-007); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the Project is in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993, which resolution is incorporated herein by reference. The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and WHEREAS, the Project site is also within the project addressed by the Final Environmental Impact Report (EIR) (SCH #2001120395) for the Dublin Transit Center, which also identified significant unavoidable impacts for the related General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned Development rezoning with related Stage 1 Development Plan, Tentative Parcel Map, and Development Agreement. The EIR was certified and a Statement of Overriding Considerations adopted on November 19, 2002 by City Council Resolution No. 215-02, which resolution is incorporated herein by reference; and WHEREAS, based on the prior CEQA reviews and a related Initial Study, the City prepared a CEQA Addendum, concluding and documenting that potential environmental effects Page 1 of 2 ATTACHMENT 5 of the Project are adequately addressed in the prior CEQA reviews, as further described in attached Exhibit A; and WHEREAS, on August 12, 2014, the Planning Commission held a properly noticed public hearing on the Project, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report dated August 12, 2014 and incorporated herein by reference described and analyzed the Project and related Addendum for the Planning Commission and recommended adoption of the CEQA Addendum and approval of the Project; and WHEREAS, the Planning Commission considered the Addendum, as well as the prior EIRs and all above-referenced reports, recommendations, and testimony before making a recommendation on the Project. NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin recommends that the City Council adopt the CEQA Addendum and related Initial Study, attached as Exhibit A (and incorporated herein by reference), pursuant to CEQA Guidelines Sections 15162 and 15164 for the Transit Center Site A-1 project. PASSED, APPROVED AND ADOPTED this 12th day of August 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Assistant Community Development Director 2307364.1 2 of 2 CEQA ADDENDUM FOR DUBLIN TRANSIT CENTER SITE A-1 PROJECT PLPA-2013-00046 August 12,2014 On May 10, 1993,the Dublin City Council adopted Resolution No. 51-93,certifying an Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("Eastern Dublin EIR, SCH#91103064).The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes,as well as an Addendum to the Eastern Dublin EIR dated May 4, 1993,assessing a reduced development project alternative.The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994,the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin.The Eastern Dublin EIR evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year period. Since certification of the EIR,many implementing projects have been proposed,relying to various degrees on the certified EIR. In 2002,an EIR was prepared to analyze the environmental effects of the Dublin Transit Center project,which included Site A-1,the subject of this CEQA document.The Dublin Transit Center EIR was certified by the City Council on November 19,2002,by City Council Resolution No. 215-02.This CEQA document analyzed development of the 91- acre Dublin Transit Center with a mix of higher density residences,office space,retail commercial and a BART parking structure.The Planned Development zoning for the site allocated 131 high-density dwellings to Site A-1. Subsequent to the approval of the Transit Center project,the Transit Center was incorporated into the Eastern Dublin Planning Area. This Addendum has been prepared pursuant to CEQA Guidelines Section 15164 for the Project,as described below. Project Description The current application includes a request to develop the currently vacant 2.86-acre (gross) Site A-1,with up to 52 attached dwellings to be located in various building complexes around a central open space feature. Other site features include on-site roads, parking,landscaping and water quality features. Several land use entitlements have been requested to implement the proposed development Project, including amendments to the Dublin General Plan and Eastern Dublin Specific Plan,a Planned Development Rezoning and related Stage 1 and 2 Development Plan, a subdivision map and Site Development Review (SDR). EXHIBIT A Site A-1 is located in the Dublin Transit Center,a part of the Eastern Dublin Specific Plan area. The site is triangular-shaped and is bounded on the north by Dublin Boulevard,on the west by the Iron Horse Trail and on the east by Campbell Lane. Prior CEQA Analyses and Determinations As summarized above and discussed in more detail in the attached Initial Study,the property has been planned for urbanization since approval of the Dublin Transit Center by the City in 2002. Subsequently,the Transit Center,including Site A-1,was incorporated into the Eastern Dublin Planning Area.The Eastern Dublin EIR identified numerous environmental impacts, and numerous mitigations were adopted upon approval of the Eastern Dublin General Plan Amendment and Specific Plan.For identified impacts that could not be mitigated to insignificance,the City Council adopted a Statement of Overriding Considerations. Similarly, the 2002 EIR identified environmental impacts with development of the Dublin Transit Center as well as mitigation measures and significant unavoidable impacts for which statements of overriding considerations were adopted. All previously adopted mitigation measures for development of Eastern Dublin identified in the Eastern Dublin EIR and the 2002 Dublin Transit Center EIR that are applicable to the Project and Project site continue to apply to the currently proposed Project as further discussed in the attached Initial Study. Current CEQA Analysis and Determination that an Addendum is Appropriate for this Project. Updated Initial Study.The City of Dublin has determined that an Addendum is the appropriate CEQA review for the Project,which proposes minor changes to the Dublin General Plan,Eastern Dublin Specific Plan and Planned Development zoning. If approved,the proposed project would reduce the number of dwellings allowed on the site from up to 131 to up to 52 dwellings. The City prepared an updated Initial Study dated August 12,2014,incorporated herein by reference,to assess whether any further environmental review is required for this Project Through this Initial Study,the City has determined that no subsequent EIR or Negative Declaration is required for the plan and zoning amendments or the refined development details. No Subsequent Review is Required per CEQA Guidelines Section 15162. CEQA Guidelines Section 15162 identifies the conditions requiring subsequent environmental review. After a review of these conditions,the City has determined that no subsequent EIR or negative declaration is required for this Project.This is based on the following analysis: a) Are there substantial changes to the Project involving new or more severe significant impacts?There are no substantial changes to the Project analyzed in the Eastern Dublin EIR and the 2002 EIR.The Project is similar to land uses for the project site analyzed in the 2002 EIR. As demonstrated in the Initial Study,the proposed land uses on the site is not a substantial change to the 2002 EIR analysis and will not result in additional significant impacts,and no additional or different mitigation measures are required. Page 2 b) Are there substantial changes in the conditions which the Project is undertaken involving new or more severe significant impacts?There are no substantial changes in the conditions assumed in the Eastern Dublin EIR or the 2002 EIR.This is documented in the attached Initial Study prepared for this Project dated August 12,2014. c) Is there new information of substantial importance, which was not known and could not have been known at the time of the previous EIR that shows the Project will have a significant effect not addressed in the previous EIR; or previous effects are more severe; or,previously infeasible mitigation measures are now feasible but the applicant declined to adopt them; or mitigation measures considerably different from those in the previous EIR would substantially reduce significant effects but the applicant declines to adopt them? As documented in the attached Initial Study,there is no new information showing a new or more severe significant effect beyond those identified in the prior CEQA documents. Similarly,the Initial Study documents that no new or different mitigation measures are required for the Project. All previously adopted mitigations continue to apply to the Project. The CEQA documents adequately describe the impacts and mitigations associated with the proposed development on portions of the Dublin Transit Center property. d) If no subsequent EIR-level review is required, should a subsequent negative declaration be prepared?No subsequent negative declaration or mitigated negative declaration is required because there are no impacts,significant or otherwise,of the Project beyond those identified in the Eastern Dublin EIR and the 2002 EIR for the site, as documented in the attached Initial Study. Conclusion.This Addendum is adopted pursuant to CEQA Guidelines Section 15164 based on the attached Initial Study dated August 12,2014.The Addendum and Initial Study review the proposed amendments to the Dublin General Plan and Eastern Dublin Specific Plan,the Planned Development Rezoning and related Stage 1 and 2 Development Plan,the subdivision map and Site Development Review (SDR).as discussed above.Through the adoption of this Addendum and related Initial Study,the City determines that the above minor changes in land uses do not require a subsequent EIR or negative declaration under CEQA Section 21166 or CEQA Guidelines Sections 15162 and 15163.The City further determines that the Eastern Dublin EIR and the 2002 EIR adequately address the potential environmental impacts of the land use designation change and proposed development for Site A-1 of the Dublin Transit Center as documented in the attached Initial Study. As provided in Section 15164 of the Guidelines,the Addendum need not be circulated for public review,but shall be considered with the prior environmental documents before making a decision on this project. The Initial Study,Eastern Dublin EIR,the 2002 EIR and all resolutions cited above are incorporated herein by reference and are available for public review during normal business hours in the Community Development Department,Dublin City Hall, 100 Civic Plaza,Dublin CA. Page 3 Dublin Transit Center/ Site A-1 PLPA 2013- 00046 INITIAL STUDY Lead Agency: City of Dublin Prepared By: Jerry Haag,Urban Planner August 12,2014 Table of Contents Introduction 2 Applicant/Contact Person 2 Project Location and Context 2 Applicant 3 Prior Environmental Review Documents 3 Project Description 4 Environmental Factors Potentially Affected 13 Evaluation of Environmental Impacts 15 Attachment to Initial Study 28 1. Aesthetics 28 2. Agricultural Resources 31 3. Air Quality 33 4. Biological Resources 38 5. Cultural Resources 44 6. Geology and Soils 46 7. Greenhouse Gas Emissions 50 8. Hazards and Hazardous Materials 51 9. Hydrology and Water Quality 53 10. Land Use and Planning 58 11. Mineral Resources 59 12. Noise 59 13. Population and Housing 63 14. Public Services 63 15. Recreation 66 16. Transportation/Traffic 67 17. Utilities and Service Systems 70 18. Mandatory Findings of Significance 73 Initial Study Preparers 74 Agencies and Organizations Consulted 74 References 75 City of Dublin Environmental Checklist/ Initial Study This Initial Study has been prepared in accord with the provisions of the California Environmental Quality Act (CEQA) and assesses the potential environmental impacts of implementing the proposed project described below. The Initial Study consists of a completed environmental checklist and a brief explanation of the environmental topics addressed in the checklist. Project Sponsor & Contact Person City of Dublin Community Development Department 100 Civic Plaza Dublin CA 94568 (925) 833 6610 Attn: Michael A. Porto, Project Manager Project Location and Context The City of Dublin Planning Area consists of approximately 18.76 square miles of land area lying in eastern Alameda County, also known as the Livermore-Amador Valley, or the Tri-Valley area. Surrounding jurisdictions include the City of San Ramon and unincorporated Contra Costa County to the north, unincorporated Alameda County to the east and west and the cities of Pleasanton and Livermore to the southeast. The project being considered by the City of Dublin is the development of the 2.86-acre (gross) Site A-1, located in the Dublin Transit Center, a part of the Eastern Dublin Specific Plan area. The site is triangular-shaped and is bounded on the north by Dublin Boulevard, on the west by the Iron Horse Trail and on the east by Campbell Lane. The southern two-thirds of the site (approximately) is currently paved as part of the previous BART surface parking lot. The remaining northern approximately one-third of the site is unpaved. Remnants of an former concrete bridge structure also exist on the site. Surrounding land uses include multi-story residential buildings located within the Dublin Transit Center to the east and light industrial buildings to the south and west. Land to the north is currently vacant within Camp Parks RFTA ("Camp Parks") and is approved for development as part of the Dublin Crossing project. The project site and surrounding property to the east and south formerly contained military structures as part of Camp Parks, and following closure of this portion of City of Dublin Page 2 Initial Study/Dublin Site A-1 August 2014 Camp Parks, the southern portion of the site was paved as a former BART surface parking lot. The parking lot was abandoned with the multi-story BART parking garage located southeast of the project site. Exhibit 1 shows the location of Dublin in relation to surrounding communities and other major features. Exhibit 2 shows the site location in context with surrounding features. Applicant: Summerhill Homes 3000 Executive Parkway, Suite 450 San Ramon CA 94583 Atlii: Marshall Torre (925) 244-4583 Prior Environmental Review Documents The project has been included in two previous EIRs, as noted below: Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan EIR (State Clearinghouse #91103064). A Program Environmental Impact Report for the Eastern Dublin General Plan Amendment (Eastern Extended Planning Area) and the Eastern Dublin Specific Plan (EDSP) was certified by the City Council in 1993 by Resolution No. 51-93. This document and its related Addenda collectively are referred to as the "Eastern Dublin EIR" or "EDEIR." It evaluated the following impacts related to the urbanization of the Eastern Dublin area: Land Use; Population, Employment and Housing; Traffic and Circulation; Community Services and Facilities; Sewer, Water and Storm Drainage; Soils, Geology and Seismicity; Biological Resources;Visual Resources; Cultural Resources; Noise; Air Quality; and Fiscal Considerations. The City adopted a Statement of Overriding Considerations (Resolution No. 53-93) for the following impacts: Cumulative loss of agriculture and open space land, cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), consumption of non-renewable natural resources, increases in energy uses through increased water treatment and disposal and through operation of the water distribution system, inducement of substantial growth and concentration of population, earthquake ground shaking, loss or degradation of botanically sensitive habitat, regional air quality, noise and alteration of visual character. The Eastern Dublin EIR was challenged in court and was found to be legally adequate. City of Dublin Page 3 Initial Study/Dublin Site A-1 August 2014 An Environmental Impact Report (EIR) for the Dublin Transit Center was certified by the City in 2002 that includes the project site: Dublin Transit Center EIR (SCH #20001120395). In 2002, an EIR was prepared to analyze the environmental effects of the Dublin Transit Center project, which includes Site A-1, the subject of this CEQA document. The Dublin Transit Center EIR was certified by the City Council on November 19, 2002,by City Council Resolution No. 215-02. This CEQA document analyzed amendments to the Dublin General Plan and Eastern Dublin Specific Plan, a Stage 1 Planned Development zoning, a Parcel Map and a Development Agreement. This approval allocated 131 high-density dwellings to Site A-1. This EIR identified significant and unavoidable impacts with respect to project exceedances of Bay Area Air Quality Management District air quality standards on a project and cumulative level, cumulative traffic impacts and impacts to mainline freeway segments. Project Description Overview. The project being considered by the City of Dublin is the development of the 2.86-acre (gross) Site A-1, located in the Dublin Transit Center, a part of the Eastern Dublin Specific Plan area. Proposed development on this site includes up to 52 attached dwellings to be located in various building complexes around a central open space feature. Several land use entitlements have been requested to implement the proposed development project, including amendments to the Dublin General Plan and Eastern Dublin Specific Plan, a Planned Development Rezoning and related Stage 1 and 2 Development Plan, a subdivision map and Site Development Review (SDR). Background. A Planned Development rezoning and related Stage 1 Development Plan was approved for up to 1500 units on the 91-acre Dublin Transit Center site in 2002 in conjunction with certification of the Dublin Transit Center EIR. Based on the approved Planned Development zoning for the residential portion of the Transit Center, 131 dwellings are assigned to Site A-1. Proposed Development Plan. The proposed Development Plan is shown on Exhibit 3. The Plan shows future residential buildings on the north and east sides of the site with additional buildings clustered in the center of the site. Parking and open space would be located along the long western property line of the site. Up to 52 attached townhouse units would be constructed, which would be 79 fewer than currently assigned on the site. Circulation and access. Vehicular access to and from the site would be provided from Campbell Lane, an existing road along the eastern edge of the project site. Within the project, a looped private street would provide access to individual dwellings. City of Dublin Page 4 Initial Study/Dublin Site A-1 August 2014 Sidewalks would be provided on the two public streets bordering the site-Dublin Boulevard and Campbell Lane. Private sidewalks are proposed throughout the site. The Iron Horse Trail, a regional multi-use pedestrian and bicycle trail, is located just west of the site. Future residents of the proposed project could access the trail from Dublin Boulevard. Building architecture and design. Future dwellings that would be constructed on the project site would be three-story row townhouses. Three different floor plans would be included in the complex. Multiple buildings containing 4 to 8 dwellings per building have been designed. Building front doors would be oriented towards pedestrian walkways with minimal front setbacks to facilitate street activity and resident interaction. The exterior design of the dwellings would include exterior plaster finished and horizontal siding. Architectural detailing would include metal awnings and canopy elements, corbels at the parapets and accent shed roof forms. Colors and design themes would be continued to the sides and rear of buildings. A number of floor plans and sizes would be constructed. Dwelling unit sizes would range from approximately 1826 to 2053 square feet each. Landscaping. With the exception of one palm tree, the site currently contains no major vegetation. The applicant proposes a comprehensive landscape plan for the project (see Exhibit 4). Landscaping would including planting of street trees along all project roadways, public and private parks and open space slope areas. The landscape theme for the project would generally conform to landscape material and design themes currently used in the surrounding Dublin Transit Center. Utility services. Domestic water, recycled water and sewer service would be provided by Dublin San Ramon Services District (DSRSD). Water recycled water and wastewater service lines currently exist in Campbell Lane and would be extended into the site to serve proposed residences. Surface water quality improvements would include a water quality/hydromodification basin located along the western and southeastern property line of the site. Bioswales would also be installed throughout the site to filter stormwater prior to disposal in the local and regional drainage system. Grading and Water Quality. A limited amount of final grading is proposed to construct building pads, roads and other site improvements. A retaining wall has been proposed along the western property line due to drainage conditions on the adjoining property to the west. A small portion of the western side of the project site may be located within a 100-year flood hazards area. The applicant's proposed grading plan would raise the site out of the flood hazards area. The applicant will also submit a "Conditional Letter of Map Revision (CLOMR) " to the Federal Emergency Management Agency (FEMA) to demonstrate that no portion of the site remains within a 100-year flood hazard area. City of Dublin Page 5 Initial Study/Dublin Site A-1 August 2014 Erosion controls would be implemented during grading activities pursuant to City and Regional Water Quality Board requirements, as enforced by the City of Dublin, to protect surface water quality. The City of Dublin will also require long-term operational water quality features as part of the project, including but not limited to covering of sold waste and recycling containers. Inclusionary housing. The applicant proposes to comply with the City's Inclusionary Housing Ordinance, as amended,by the master Transit Center Development Agreement. The Transit Center Development Agreement requires the developer to provide 10 % of the total number of dwelling units within an individual project for occupancy by moderate income households. Requested land use approvals. A number of land use approvals are required and/or requested from the City of Dublin to construct the project. These are described in more detail below. General Plan & Eastern Dublin Specific Plan Amendments. Amendments to these land use regulatory documents are required to change the land use designation from "High Density Residential" to "Medium High density Residential." The effect of this amendment would be to reduce the number of residences allowed on the site. Planned Development Rezoning and related Stage 1 &Stage 2 Development Plan . A PD Rezoning and Stage 1 and 2 Development Plan has been requested as shown on Exhibit 4. Site Development Review (SDR). A Site Development Review permit has been requested to approve exterior building architecture, landscaping, walls and fences and related improvements. Vesting Tentative Map. The Vesting Tentative Tract Map is shown on Exhibit 5. Approval of the subdivision map would create a number of smaller building lots for individual dwellings, roads and utilities. City of Dublin Page 6 Initial Study/Dublin Site A-1 August 2014 mot- SAN PABLO 0 Martinez 0J B A Y San Concord Rafael Richmond Ihk Mill in likiViOli\ Valley - Walnut ■ m Creek t Berkeley cs 'S Oakland San Francisco q/e,77 V eae SAN San Leandro 1--- DUBLIN FRANCISCO IV ..• VP Daly A City Livermore BAY CS n Pleasanton Hayward N. m N. San Mateo Fremont n Q n Newark 0 Redwood City illilV.a4L_k... c-, Half Q Moon `. Bay Palo c R co Alto \_ Q CIP `o CD m ) IP Sunnyvale Santa Clara ro San Jose CS §' it a Exhibit 1 REGIONAL LOCATION CITY OF DUBLIN SITE A-1 0 2 4 6 8 10 miles I I INITIAL STUDY ` 1 coUNs • I Aol-Nn c 0 Ntcp�5P TM � [CITY OF SAN RAMON) i •°° . � '`; SITE L._gt -,s,9 f e op 'Ilik°or., _k-,,,,:,,_ _. /4 '1:4011*Irlf., it ;41 LAto 14 % %Wry° ows, „ill 1, st 1 441 ,�•I .� �� fig ..,— 0.1. � _p,:-.. I. \ilit 1 1 4. ,tea ��.I' i�mme o 1.!L.0 0 :V W It.V I I..... . ,. Znq".114': ' AV., .4- NO 0 `* [CITY OF [CITY OF PLEASANTON] LIVERMORE] I 1 Exhibit 2 DUBLIN CONTEXT CITY OF DUBLIN SITE A-1 '" °�' " 'mile INITIAL STUDY \ J / \ 3NV7 7738dWVJ Z jr • u __ I nossea Iit J : 111111111111111 1111111111 AIM' 17 Z LLI 'Tr a ,. i' a roI co .'"-: ill a latimpug ri. :44 ..., _„ um w 111 rilia IN . II e 1 A . ... i // 0A/ cn A.4ff cc o tam?._ -. m. •'/#.- is ., ` a. tail "IL,: .46, 0..„,-ma Mir.; ' E igIgn n ..o. ,.!. jr; 1 — 4, II/i i a. ! d3 !:I Dr' UW Q c II 3 z z J U a lj � i � W� W o 1° m o $ s E — N oi ii a zg F. I $ $ A. `- EE .J CO caa CI M .11 11 Ii o g. - % >- wa g!I' o F- I- � O 0 ? _.: .... . , ;+ ^^. t.....,..>' -:':--C.,-,..,',1---:.... 3 ,t. '..,.,, ra C.,« • a.'' ,---=::r :f"'^ �. � - ", ,. W ,- i' 7 .� e4} ;- -x {a T h t t11 ZbtAr-,c it s4- � a ' vir r .wngW /�- W,. , - _ _. .-�-\ °, t7`4 to..,� y, t yiv, 3t t,:;:,. . ' i is&�ff' ` '..�� \l • Ci\ \"`� 44.: - add I , •,la, i , ,; _ :'''' ,-,.L:'::--, 4.\\. \\,, ..z..,., ay. ,:4;,..,.4t.i..**,•',IP """; - II , - 'rf.,-. '. -.'1,. : : : \'`‘‘:::\'‘, -vs.'",,,--■'"...., V, . ***At \\ \ \ \ ' ti hi'1,.1 • a'' \,\'• \ t \, , w.-' = '- 7.- • a ti O \' PLAN VIEW \, :.±' wr.Suva �'. ":.'', ^\` i. \, `:k0. '�'*-- i', •SOURCE: R3 Studios,Inc.,April 2014. c. CITY OF DUBLIN Exhibit 4 SITE A-1 LANDSCAPE PLAN INITIAL STUDY J 1__J ----- - -1 -- 1.,' ,-). 1 ii';;.ill 7/ ----j \ 1- 7 ;,..-+, \ , 'i 6,00-K00-996 WY LI: 11,tt'il'T'iV' -Li '' Zi__ 61N2W121YdY -,.. tt24•11'- 1 i Ot77d V1773/WO \'''' '' '!i :'-‘giad,:-ko0----996 Ildr., ' / 7.,'- -- ' ' ,.., , 1 ,' biiix-ii.vd 4/Kg--‘.---- ....:.T.: -/ '/'t7 T. .,,,,_ --17,711,_ !,.1 , __L.::: ' ,_,._;14`J ;;-L .,..„.„.L_ ' ;—-•''.../ ',/,'I ' --'''.,--;""— /; -/i e.. W .. ,5,- -,,:" __;,!;■"97 ;-- '-Atf-1 1-.'"''Zt- ''''-ri';';'"...'-.;'-'---- -"''.7-f-r --- ' - ...;:;" ' / - 41' `"'' oksA p.. '1-------g,----------7)------ --75E-7------- ------ - ,--s-- ---7--------.11_'!: ,,-<1,- J__._ .71,107,773fidWYJ ., ___L, /,rtt.--; ,.„ in .4 .0 4 zt: . t ', ''' ' '' '1 ,I t'ir.-' - --'''/---„--7_-:_ tt:12_ .,^ -— ::: 1••■ tt 1, 1 , t ; t ' /. I. Iteltivtritrrmtirltt, trzt'ay.%"7'-- "--7"ti:41gr.ritirrirfr"gie"1: '",6 -a Z h .44. 41,« • I 'V,; n 0 : 1 , . il, 1 • A ■•7 '1,k • . ' j! .aiiiiiiiir= =iiiiiiiiimmiragta iriiaiiik:,: k .4;wolgr".6111■1;iiiiili=k1.1".irt ''A /l;,=,.,'' ', ' 4: 0 It \ 1 . ';,:,,!I i i,;,,j?-q'II,fl,'!:-,",!:,;,i,•i 1,..:,,,,,k,:.,,\\:',,:‘'I:„„0.:W,(,,:',',:',,,.,'..,..o)'=,-i1),i1„1i l;i,i„i 1',,-,A 7 1,;, .,:i:i/k . ts—.".ifrAmUMi iw, 0 p 1 om.pir i l 4.,v rf :.1i)4..1,■,-•,-:,-,;,...4..„4,l 44 l,,.„,,T . ..t......,4„.,,,.,:,.-,ig.-,1/■p 94, ), ; ,z 7 / , / A/ 4 - / 11; 1, ''. . ,I‘ i ji ,'3, r.,1, .....gii H ,,,,, r: -4.7sre*A.0. /4,7 • .„,„, ,_ ,,,, „,,,,,,/:L:,i,,,// 8 11,!: al , , ,!, • 1:,'. . ', il mit= , q ; ••51 44t•-*VA\ A-Ck'Y''': /3'D/,,;/// i ,qd () ! 'M, si RAW IliqtallioniiiiP•A.V4 ,,,e'W /''' /Ek ./, / . / / „ i'i\ • ;',-;!, d I ::41 1 h rig—,;'.1'..0..4.2 aljig%3 ,.,;*.V ,4k„'t• ,:'' '',..7 -”, '/ ' 1 1 1 :.0a , ' ' '' Ili Ii/rAF 11100i4Z, • ../.4%.r /7''' //';?/, k/ ;: !I,\ ''FT; Oi ' ' ;11 11”..34". 11 r. Itill t.".•$... Or ,,,,,,j,:., ,',., ,Vo %// // 2/ /1;y,,. .,, ,,,/: 1 I 1: " IISIIIIIIIIIn 1/ 45..,,,,,A 0* i 11 ii•—:#4211111• WI , -+-.., //dr,!>, 4,4",',/, / /:-. 1.t „ -1; II• e L .-,,,, ,Sft,■,.......0 9. F : -,1 -i;i';'1 \ I:f Pal...124 II 1 Inrk4F •". , / y''', / ,k(,,evl? i ,. . ; :„.. 12- 4//' ; /k .f40:0 ,. 2.. . ..";,,Y ,' 1: ''''i0 ta:271.11Z2": ''. ' ;t6tio • 1 • . 1' ti i ,S. i' l: .7/ , ,. .,,, ; Xy , vE .I ('''i `41i 1 1 11 1.4r :-. • !i . --, e,-,-- /,- / 1 ," „)„,,-)/2„, //, .,/,/,,,.,.s.;, 1 ,N /VA, // /'"/./' 1!' 1 I \; / / 7/ 'X'''' /',/,/ 7, i / ''' ',// )1 , ' / ,./-' '' I i I, \'I.i ' 1 11; i ', .: <,, // //,'/ tg 1 ■Ff'.g 1 ' 4 ! :I •a .' I ,- '•'/ 'If " / ,' /1 1/ ro / E . i, .1.=• g , , g //',11 •.k. / qi 1 i /i/ Iii 1 V 1 ,1 , iv z„, 1!: I F ill •: , ;, •4, I 1 , g :1 . 3 c9 ■ , vi ,t1 ....,5 g 1 ! : ir§I l' .. XI k.,5 Z LIR , 111 :j" X . . I iii 1 YU CO 2 Hal 11 - Wag e -- •• Fl i 0 9 i I - : utli 0 enX CI21 --.4-74...m. rt- I , Ii I ! I • I I ko 1 k,, a 11 .I i i I :1: 0 — 12 4 .... !I (/) (..) U) 1. Project description: Consideration of applications to allow up to 52 attached medium-high density dwelling units on Site A-1 of the Dublin Transit Center. The project would also include minor grading of the site, installation of internal roadways, parking, utility connections and on-site stormwater treatment. Requested land use approvals include amendments to the Dublin General Plan &Eastern Dublin Specific Plan, a Planned Development rezoning and related Stage 1 & Stage 2 development plan, a Site Development Review (SDR) permit and a Vesting Tentative Subdivision Map. 2. Lead agency/sponsor: City of Dublin 3. Contact person: Michael A. Porto, project manager 4. Project location: Southeast corner of Dublin Boulevard and the Iron Horse Trail in the Dublin Transit Center (APN 986- 0034-007) 5. General Plan designation: Existing: High Density Residential Proposed: Medium-High Density Residential 6. Zoning: PD-Planned Development 7. Other public agency required approvals: • Approval of PD-Planned Development zoning (City of Dublin); • Approval of Stage 1 & Stage 2 Development Plan(City of Dublin); • Approval of Tentative & Final Vesting Tentative Map (City of Dublin); • Approval of a Site Development Review(SDR) Permit; • Approval of an Affordable Housing Agreement (City of Dublin); • Notice of Intent (State Water Resources Control Board); • Issuance of building and grading permits (City of Dublin); and • Approval of water and sewer connections (DSRSD) • Section 401 Water Quality Certification (Regional Water Quality Control Board) City of Dublin Page 12 Initial Study/Dublin Site A-1 August 2014 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "potentially significant impact" as indicated by the checklist on the following pages. -- Aesthetics -- Agricultural - Air Quality Resources -- Biological Resources -- Cultural Resources -- Geology/Soils -- Hazards and -- Hydrology/Water -- Land Use/ Planning Hazardous Materials Quality -- Mineral Resources -- Noise -- Population/Housing -- Public Services -- Recreation _ Transportation/ Circulation -- Utilities/Service -- Mandatory Findings Systems _ of Significance Determination (to be completed by Lead Agency): On the basis of this initial evaluation: I find that the proposed project could not have a significant effect on the environment and a Negative Declaration will be prepared. _I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made or agreed to by the project proponent. A Mitigated Negative Declaration will be prepared, but must only analyze the effects beyond those addressed in the prior EIRs. _I find that the proposed project may have a significant effect on the environment and an Environmental Impact Report is required. X I find that although the proposed Project could have a significant effect on the environment, there will not be any new or substantially more severe 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, except for those impacts which were identified as significant and unavoidable and for which a Statement of Overriding Considerations was previously adopted by the City. An Addendum to the Eastern Dublin Environmental Impact Report and the 2002 Dublin Transit Center Environmental Impact Report will be prepared. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed in an earlier EIR or negative declaration pursuant to applicable standards, and b), have been avoided or mitigated pursuant to that earlier EIR or Negative Declaration, including City of Dublin Page 13 Initial Study/Dublin Site A-1 August 2014 revisions or mitigation measures that are imposed on the proposed project, nothing further is required. Signature: (. / Date: Sly Z It Printed Name: J.i ea-4 For: 6,4tz City of Dublin Page 14 Initial Study/Dublin Site A-1 August 2014 Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except "no impact" answers that are adequately supported by the information sources a lead agency cites in the parenthesis following each question. A "no impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "no impact" answer should be explained where it is based on project-specific factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action, including off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less-than-significant with mitigation, or less-than-significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less-than-Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less-than-Significant Impact." The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less-than-significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identity and state where they are available for review. b) Impacts Adequately Addressed: Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less-Than-Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. City of Dublin Page 15 Initial Study/Dublin Site A-1 August 2014 6) Lead Agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached and other sources used or individuals contacted should be cited for discussion. 8) This is a suggested form and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each agency should identify the significance criteria or threshold, if any, used to evaluate each question and the mitigation measures identified, if any, to reduce the impact to a less than significant level. City of Dublin Page 16 Initial Study/Dublin Site A-1 August 2014 Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of sources at end of checklist used to determine each potential impact). Note: A full discussion of each item is found Potentially Less Than Less than No Impact/ following the checklist. Significant Significant Significant No New Impact With Impact Impact Mitigation 1. Aesthetics. Would the project: a) Have a substantial adverse impact on a scenic X vista? b) Substantially damage scenic resources, including but not limited to trees,rock X outcroppings and historic buildings within a state scenic highway? (Source: 1,7) c) Substantially degrade the existing visual character or quality of the site and its X surroundings? (Source: 1,2,7) d) Create a new source of substantial light or glare,which would adversely affect day o X nighttime views in the area? (Source: 8) 2.Agricultural Resources. Would the project: a) Convert Prime Farmland,Unique Farmland or Farmland of Statewide Importance,as show on the maps prepared pursuant to the X Farmland Mapping and Monitoring Program of the California Resources Agency,to a non-agricultural use? (Source: 1,2,7) b) Conflict with existing zoning for agriculture use or a Williamson Act contract? (1) X c) Conflict with existing zoning for,or cause rezoning of forestland (as defined by PRC Sec. 12220(g),timberland (as defined in X PRC Sec.4526),or timberland zoned Timberland Production (as defined in PRC Sec. 51104(g)? (Source: 1,7) d) Result in the loss of forest land or conversion of forest land to non-forest use? (l,2,7) X e) Involve other changes in the existing environment that,due to their location or nature, could result in conversion of X farmland to a non-agricultural use or conversion of forestland to a non-forest use? (Source: 7) City of Dublin Page 17 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation 3. Air Quality (Where available,the significance criteria established by the applicable air quality management district may be relied on to make the following determinations). Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? (Source: 1,5) X b)Violate any air quality standard or contribute substantially to an existing or projected air X quality violation? (Source: 1,2, 3) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an X applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors? (1,2,3) d) Expose sensitive receptors to substantial X pollutant concentrations? (3) e) Create objectionable odors affecting a X substantial number of people? (7) 4.Biological Resources. Would the project a) Have a substantial adverse effect,either directly through habitat modifications,on any species identified as a candidate, X sensitive or special status species in local or regional plans, policies or regulations,or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? (1,2) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional X plans,policies or regulations or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? (1,2) c) Have a substantial adverse impact on federally protected wetlands as defined by Section 404 of the Clean Water Act X (including but not limited to marsh,vernal pool,coastal,etc.) through direct removal, filling,hydrological interruption or other means? (1,2) City of Dublin Page 18 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors or X impede the use of native wildlife nursery sites? (2) e) Conflict with any local policies or ordinances X protecting biological resources,such as a tree preservation policy or ordinance? f) Conflict with the provision of an adopted Habitat Conservation Plan,Natural Community Conservation Plan or other X approved local,regional or state habitat conservation plan? (Source: 1, 8) 5. Cultural Resources. Would the project a) Cause a substantial adverse impact in the significance of a historical resource as X defined in Sec. 15064.5? (Source: 1,2) b) Cause a substantial adverse change in the significance of an archeological resource X pursuant to Sec. 15064.5? (Source: 1,2) c) Directly or indirectly destroy a unique paleontological resource or unique geologic X feature? (Source: 1,2) d) Disturb any human remains,including those interred outside of a formal cemetery? (1,2) X 6.Geology and Soils. Would the project a) Expose people or structures to potential substantial adverse effects,including the risk of loss, injury,or death involving: i) Rupture of a known earthquake fault,as delineated on the most recent Alquist-Priolo Fault Zoning Map issued by the State X Geologist or based on other known evidence of a known fault? (Source: 4) ii) Strong seismic ground shaking? (4) X iii) Seismic-related ground failure,including X liquefaction? (Source: 4) iv) Landslides? (Source: 4) X b) Result in substantial soil erosion or the loss of X topsoil? (Source: 4)) City of Dublin Page 19 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation c) Be located on a geologic unit or soil that is unstable,or that would become unstable as a result of the project and potentially result in X on- and off-site landslide, lateral spreading, subsidence,liquefaction or collapse? (4) d) Be located on expansive soil,as defined in Table 18-1-B of the Uniform Building Code X (1994),creating substantial risks to life or property? (Source: 4) e) Have soils capable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers X are not available for wastewater disposal? (8) 7. Greenhouse Gas Emissions. Would the project: a) Generate greenhouse gas emissions,either directly or indirectly,that may have a X significant impact on the environment? (8) b) Conflict with an applicable plan, policy or regulation adopted for the purpose of X reducing the emissions of greenhouse gases? 8.Hazards and Hazardous Materials. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, X use or disposal of hazardous materials? (2, 5) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the X release of hazardous into the environment? (5) c) Emit hazardous emissions or handle hazardous materials, substances,or waste X within one-quarter mile of an existing or proposed school? (Source: 1,2,5) City of Dublin Page 20 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation d) Be located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Sec. 65962.5 X and,as a result,would it create a significant hazard to the public or the environment? (8) e) For a project located within an airport land use plan or, where such plan has not been adopted,within 2 miles of a public airport or X public use airport,would the project result in a safety hazard for people residing or working in the project area? (Source: 8) f) For a project within the vicinity of private airstrip,would the project result in a safety hazard for people residing or working in the X project area? (Source: 8) g) Impair implementation of or physically interfere with the adopted emergency response plan or emergency evacuation X plan? (Source: 1,4) h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands X are adjacent to urbanized areas or where residences are intermixed with wildlands? (8) 9.Hydrology and Water Quality. Would the project: a) Violate any water quality standards or waste X discharge requirements? (Source: 1,2, 8) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the X local groundwater table level (e.g. the production rate of existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (Source: 1,2,7) City of Dublin Page 21 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation c) Substantially alter the existing drainage pattern of the site or area,including through the alteration of the course of a stream or X river,in a manner which would result in substantial erosion or siltation on- or off- site? (Source: 1,2,7) d) Substantially alter the existing drainage pattern of the site or areas,including through the alteration of a course or stream or river, X or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (Source: 1, 8) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or X provide substantial additional sources of polluted runoff? (Source: 1,2) f) Otherwise substantially degrade water X quality? (Source: 1,2, 8) g) Place housing within a 100-year flood hazard area as mapped on a Flood Hazard Boundary or Flood Insurance Rate Map or other flood X delineation map? (Source: 1, 8) h) Place within a 100-year flood hazard area structures which impede or redirect flood X flows? (Source: 1, 8) i) Expose people or structures to a significant risk of loss, injury,and death involving X flooding,including flooding as a result of the failure of a levee or dam? (Source: 1,2) j) Inundation by seiche,tsunami or mudflow? X 10.Land Use and Planning. Would the project: a) Physically divide an established community? (Source: 1,2,7) X City of Dublin Page 22 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project(including but X not limited to the general plan,specific plan, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1,2. 8) c) Conflict with any applicable habitat conservation plan or natural community X conservation plan? (Source: 1,2. 8) 11.Mineral Resources. Would the project a) Result in the loss of availability of a known mineral resource that would be of value to X the region and the residents of the state? (1) b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan,specific X plan or other land use plan? (Source: 1) 12.Noise. Would the proposal result in: a) Exposure of persons to or generation of noise levels in excess of standards established in X the general plan or noise ordinance,or applicable standards of other agencies? (6) b) Exposure of persons or to generation of excessive groundborne vibration or X groundborne noise levels? (Source: 6, 8) c)A substantial permanent increase in ambient noise levels in the project vicinity above X existing levels without the project? (6) d)A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project? (6) X e) For a project located within an airport land use plan or, where such a plan has not been adopted,within two miles of a public airport X or public use airport,would the project expose people residing or working n the project area to excessive noise levels? (6) City of Dublin Page 23 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation f) For a project within the vicinity of a private airstrip, would the project expose people X residing or working in the project area to excessive noise levels? (8) 13.Population and Housing. Would the project a) Induce substantial population growth in an area,either directly or indirectly (for X example,through extension of roads or other infrastructure)? (1,2) b) Displace substantial numbers of existing housing,necessitating the construction of X replacement housing elsewhere? (1,2) c) Displace substantial numbers of people, necessitating the replacement of housing X elsewhere? (Source: 1,2) 14.Public Services. Would the proposal: a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities,the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios,response times or other performance objectives for any of the public services? (Source: 1,2) Fire protection? X Police protection? X Schools? X Parks? X Other public facilities X 15.Recreation: a) Would the project increase the use of existing neighborhood or regional parks or other recreational facilities such that substantial X physical deterioration of the facility would occur or be accelerated? (Source: 1,2) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an X adverse physical effect on the environment? (Source: 1,2) City of Dublin Page 24 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation 16.Transportation and Traffic. Would the project: a) Conflict with an applicable plan,ordinance or policy establishing measures of effectiveness for the performance of the X circulation system,taking into account all modes of transportation,including mass transit and all non-motorized travel and relevant components of the circulation system,including but not limited to intersections, streets,highways and freeways,pedestrian and bicycle paths and mass transit? (Source: 1,2) b) Conflict with an applicable congestion management program,including but not limited to,level of service and travel X demand measures,or other standards established by the county congestion management agency for designated roads or highways?_(Source: 1,2) c) Result in a change in air traffic patterns, including either an increase in traffic levels X or a change in location that results in substantial safety risks? (Source: 1,5) d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous X intersections) or incompatible uses,such as farm equipment? (Source: 8) e) Result in inadequate emergency access? (4) X f) Conflict with adopted policies, plans or programs regarding public transit,bicycle or pedestrian facilities or otherwise decrease the X performance of safety of such facilities? (1) 17.Utilities and Service Systems. Would the project a) Exceed wastewater treatment requirements of the applicable Regional Water Quality X Control Board? (Source: 8) City of Dublin Page 25 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities,the X construction of which could cause significant environmental effects? (8) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities,the construction of X which could cause significant environmental effects? (8) d) Have sufficient water supplies available to serve the project from existing water X entitlements and resources,or are new or expanded entitlements needed? (8) e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate X capacity to serve the project's projected demand in addition to the providers existing commitments? (Source: 8) f) Be served by a landfill with sufficient permitted capacity to accommodate the X project's solid waste disposal needs? g) Comply with federal, state and local statutes X and regulations related to solid waste? (8) 18.Mandatory Findings of Significance. a) Does the project have the potential to degrade the quality of the environment,substantially reduce the habitat of a fish or wildlife species,cause a fish or wildlife population to drop below self-sustaining levels,threaten to X eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? City of Dublin Page 26 Initial Study/Dublin Site A-1 August 2014 Potentially Less Than Less than No Impact/ Significant Significant Significant No New Impact With Impact Impact Mitigation b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" X means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). c) Does the project have environmental effects which will cause substantial adverse effects X on human beings,either directly or indirectly? Source used to determine potential environmental impacts 1. Eastern Dublin EIR 2. Dublin Transit Center EIR 3. Project-level Air Quality Risk Assessment,Illingworth & Rodkin 4. Project-level Geotechnical Report, ENGEO 5. Phase II Environmental Site Assessment, ENGEO 6. Project-level acoustic analysis, Illingworth & Rodkin 7. Site Visit 8. Discussion with City staff or service provider. 9. Other Source XVII. Earlier Analyses Earlier analyses used. Identify earlier analyses and state where they are available for review. The following two documents have been used in the preparation of this Initial Study: 1) Eastern Dublin General Plan Amendment&Specific Plan EIR (1993) 2) Dublin Transit Center EIR (2002) Both documents are describe more fully above and are available for public review at the Dublin Community Development Department during normal business hours. City of Dublin Page 27 Initial Study/Dublin Site A-1 August 2014 Attachment to Initial Study Discussion of Checklist 1. Aesthetics Environmental Setting The project is set in an a portion of Eastern Dublin that is transitioning to urban uses under the auspices of the City of Dublin General Plan Amendment and Eastern Dublin EIR, adopted in 1993. The existing natural topography is relatively flat since the site was mass graded as part of the Dublin Transit Center development. No state-designated scenic highways exist near the site (source: http://www.dot.ca.gov/hq/LandArch/scenic highways/scenic hwy.htm). However, the Circulation and Scenic Highways Element of the Dublin General Plan designates the I-580 freeway as a local scenic highway. No existing parks, playgrounds, scenic vistas or other places for public gathering are found on the project site. Minimal light sources exist on the project site since the site is vacant. Major light sources include house and security lighting associated with adjacent residential complexes to the east and other surrounding development. Regulatory framework Dublin General Plan. The project area is included in the Eastern Dublin Extended Planning Area. Implementing Policy C.2 of the General Plan states that "proposed site grading and means of access will not disfigure ridgelands." Further, Implementing Policy C. 5 requires development projects to be consistent with all applicable General Plan and Specific Plan policies." Eastern Dublin Specific Plan. The City of Dublin adopted the Eastern Dublin Specific Plan(EDSP) in 1993 to guide the future development of approximately 3,300 acres of land in the eastern Dublin area. The Specific Plan includes a number of policies and programs dealing with visual resources, including but not limited to protection of ridgelines and ridgelands, scenic corridors, and hillside development. Previous CEOA documents Eastern Dublin EIR. The Eastern Dublin EIR contains a number of mitigation measures to reduce anticipated visual resource impacts from the General Plan and EDSP project. These include: City of Dublin Page 28 Initial Study/Dublin Site A-1 August 2014 • Mitigation Measure 3.8/1.0 reduced project impacts related to standardized tract development (IM 3.8/A) to a less-than-significant level. This mitigation requires future developers to establish visually distinct communities which preserves the character of the natural landscape by protecting key visual elements and maintaining views from major travel corridors. • Mitigation Measure 3.8/2.0 reduced the impact of converting the rural and open space character of the General Plan Amendment and Specific Plan area (IM 3.8/B) but not to a less-than-significant level. The mitigation measure requires implementation of the land use plan that emphasizes retention of predominant natural features. Even with adherence to this measure, IM 3.8/B would remain significant and unavoidable on both a project and cumulative level. • Mitigation Measure 3.8/3.0 would reduce the impact of obscuring distinctive natural features of the General Plan Amendment and Specific Plan area (IM 3.8/C) but not to a less-than-significant level. The mitigation measure requires implementation of the land use plan that emphasizes retention of predominant natural features. • Mitigation Measures 3.8/4.0-4.5 reduced the impact of altering the visual quality of hillsides (IM 3.8/D) to a less-than-significant level. These mitigation measures require implantation of appropriate Eastern Dublin Specific Plan policies including but not limited to use of sensitive grading design to minimize grading, use of existing topographic features, limiting use of flat pads for construction, using building designs that conform to natural land forms, recontouring hillside to resemble existing topography and minimizing the height of cut and fill slopes. • Mitigation Measures 3.8/5.0-5.2 reduced the impact of altering the visual quality of ridges (IM 3.8/E) to a less-than-significant level. These mitigation measures limit development on main ridges that border the Specific Plan area to the north and east but are allowed on foreground hills, and would limit development in locations where scenic views would be obscured or would extend above a ridgetop. • IM 3.8/F analyzed alteration of the visual character of the Eastern Dublin flatlands. No mitigation measures were identified and the impact was identified as significant and unavoidable. • Mitigation Measure 3.8/6.0 reduced the impact of altering the visual quality of watercourses (IM 3.8/G) to a less-than-significant level. This mitigation measure protects Tassajara Creek and other stream courses from unnecessary alteration or disturbance, and adjoining development should be sited to maintain visual access to stream corridors. • Mitigation Measures 3.8/7.0 and 7/1 reduced impacts on scenic vistas (IM 3.8/1) to a less-than-significant level. These mitigation measures require protection of designated open space areas and directs the City to conduct a visual survey of the EDSP area to identify and map viewsheds. City of Dublin Page 29 Initial Study/Dublin Site A-1 August 2014 Transit Center EIR. Mitigation Measure 4.1-1 for Impact 4.4-1 encouraged the inclusion of breaks in building designs and view corridors to provide views of Mt. Diablo to the north, taking into account the need for noise control and the intent of the Transit Center to provide a compact transit-oriented design. The proposed project will be required to adhere to applicable mitigation measures related to aesthetics set forth in the Eastern Dublin and Transit Center EIRs. Project Impacts a,b) Have a substantial adverse impact on a scenic vista or substantially damage scenic resources, within a state scenic highway? No New Impact. The Eastern Dublin EIR identifies that implementation of the Eastern Dublin Specific Plan would result in a potentially significant impact(Impact 3.8/I), in that development in the Eastern Dublin planning area will alter the character of existing scenic vistas and may obscure important sightlines. The project is required to adhere to Mitigation Measure 3.8/7.0 contained in the Eastern Dublin EIR. This measure requires the City to preserve views of designated open space areas and to complete a visual assessment and guidelines for the Eastern Dublin area. The proposed project would involve constructing up to 52 attached dwellings on the site, as envisioned in the General Plan, the Eastern Dublin EIR and the Stage 1 Planned Development for the Transit Center. The site is located north of the I- 580 freeway, which is a local scenic highway, but is located on the northern portion of the Dublin Transit Center and is not highly visible from the freeway due to intervening buildings between the site and the I-580 freeway. A view corridor would be reserved along the western property line for views from the I-580 freeway to the northwest, as required by Transit Center EIR Mitigation Measure 4.1-1. No scenic resources exist on the site, including but not limited to significant stands of tree, rock outcroppings or bodies of water, so there would be no impact with respect to damage to scenic resources. No public parks, playgrounds or other public gathering places exist on the site so that scenic vistas could be viewed. The project would result in the construction of multi-family dwellings on the site as anticipated in the Dublin General Plan, the Eastern Dublin Specific Plan and the Dublin Transit Center project. The number of and potentially height of residential development would be less (52 dwellings v. 131) than anticipated in the Transit Center EIR so that more open space on the site and view corridors would be created. No new or more severe impacts related to scenic vistas or significant damage to scenic resources would occur than have been previously analyzed and no additional review is required. c) Substantially degrade existing visual character or the quality of the site and its surroundings? No New Impact. The proposed project includes constructing a housing complex along with parking, landscaping and other improvements City of Dublin Page 30 Initial Study/Dublin Site A-1 August 2014 where none now exist. The Eastern Dublin EIR addressed the following potential impacts related to visual and aesthetics impacts of adopting the Eastern Dublin Specific Plan: Impact 3.8/B: Urban development of the project site will substantially alter the existing rural and open space qualities that characterize Eastern Dublin The Eastern Dublin EIR identified one measure to mitigate this impact (Mitigation Measure 3.8/2.0, "Implement the land use plan for the project site which emphasizes retention of predominant natural features..."). The project site contains no significant natural features. However the Eastern Dublin EIR concluded that even with adherence to Mitigation Measure 3.8/2, alteration of rural and open space in Eastern Dublin would remain a potentially significant impact. The proposed project, if approved, would not degrade the visual quality or character of the site, but would result in the same type of development, although with fewer dwellings, than analyzed in the Transit Center EIR. No new or more severe significant impacts would result with respect to this topic than previously analyzed and no additional review is required. d) Create light or glare? No Impact. The project site itself contains no existing light sources and construction of the proposed project would add additional light sources in the form of streetlights along exterior and interior roadways as well as building and security lighting. Residential light and glare was not analyzed in either of the prior EIRs; however, the City has indicated that street lights installed the propose project would have the ability to accept cut-off lenses and other shielding to minimize spill over of light and glare (Mike Porto, 7/1/14). With adherence to City requirements, there will be no impact with respect to light and glare. 2. Agricultural and Forestry Resources Environmental Setting The Eastern Dublin EIR contains a description of agricultural resources on and around the project area at the time of EIR certification. Agricultural and grazing uses historically predominated within the project area and throughout the Eastern Dublin area. Urban development has commenced pursuant to the adopted EDSP on lands immediately east of the project site and agricultural uses, including cattle grazing have ceased on the project site. The project site is currently vacant. There are no current Williamson Act Land Conservation Agreements on the property. The Alameda County Important Farmland Map (2000) designates the project area as "Urban and Built-Up Lands." Therefore, the site is not identified as containing prime farmland or farmland of local or statewide importance. City of Dublin Page 31 Initial Study/Dublin Site A-1 August 2014 No forests or major stands of trees exist on the site. Previous CEQA documents Eastern Dublin EIR. The Eastern Dublin EIR identified several potential impacts related to agricultural resources. Impact IM 3.1/C stated that discontinuation of agricultural uses would be an insignificant impact due to on-going urbanization trends in Dublin and the Tri-Valley area. Impact 3.1/D identified a loss of lands of Farmlands of Local Importance with approval and implementation of the General Plan and Specific Plan. This was also noted as an insignificant impact. Impact 3.1/F stated that buildout of Specific Plan land uses would have a significant and unavoidable impact on cumulative loss of agricultural and open space lands. Finally, Impact IM 3.1/E noted indirect impacts related to non-renewal of Williamson Act contracts. This impact was also identified as less-than-significant impact. Transit Center EIR. No significant impacts to agricultural or forestry resources were identified in this document. Project Impacts a,c) Convert prime farmland to a non-agricultural use or involve other changes which could result in conversion of farmland to a non-agricultural use? No New Impact. No significant impacts were identified with respect to agricultural resources in previous CEQA documents listed above. No new conditions have been identified in this Initial Study with respect to conversion of prime farmland to a non- agricultural use and residential development is proposed as assumed in the EDEIR. No new or more severe significant impacts would result than were analyzed in previous CEQA documents for this site. Development of the project site would continue to contribute to cumulative loss of agricultural land and open space, which was identified as a significant and unavoidable impact in the Eastern Dublin EIR (Impact 3.1/F). b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No New Impact. The City of Dublin has previously zoned the project site for residential uses. No agricultural zoning or Williamson Act contracts presently exist on the site nor are any agricultural operations on-going. No new or more severe significant impacts would result than have been previously analyzed in other EIRs for the site. No additional analysis is required. d) Result in the loss of forest land or conversion of forest land to a non forest use? No Impact. No forest land exists on the project site and no impact would result with respect to this topic. No additional analysis is required. e) Involve other changes which, due to their location or nature, could result of forest land to a non forest use? No Impact. See item "d," above. City of Dublin Page 32 Initial Study/Dublin Site A-1 August 2014 3. Air Quality Environmental Setting Overview. The project site is within the Livermore-Amador Valley. The Livermore- Amador Valley forms a small subregional air basin distinct from the larger San Francisco Bay Area Air Basin. The Livermore-Amador Valley air basin is surrounded on all sides by high hills or mountains. Significant breaks in the hills surrounding the air basin are Niles Canyon and the San Ramon Valley, which extends northward into Contra Costa County. Air quality standards. Table 1, below, summarizes state and federal air quality standards applicable to the project. Table 1. Relevant California and National Ambient Air Quality Standards Pollutant Averaging Time California Standards National Standards 8-hour 0.070 ppm 0.075 ppm Ozone (137 ug/m3) (147µg/m3) 1-hour 0.09 ppm — (180 jzg/m3) 1-hour 20 ppm 35 ppm Carbon (23 mg/m3) (40 mg/m3) monoxide 8-hour 9.0 ppm 9 ppm (10 mg/m3) (10 mg/m3) 1-hour 0.18 ppm 0.100 ppm Nitrogen (339 µg/m3) (188 µg/m3) dioxide Annual 0.030 ppm 0.053 ppm (57 µg/m3) (100 µg/m3) Sulfur 1-hour 0.25 ppm 0.075 ppm Dioxide (655 µg/m3) (196 µg/m3) 24-hour 0.04 ppm 0.14 ppm (105 µg/m3) (365 tg/m3) Annual — 0.03 ppm (56 µg/m3) Particulate Annual 20 gg/m3 - Matter 24-hour 50 jig/m3 150 ug/m3 (PM10) Particulate Annual 12 ,ug/m3 ' 12 ,tg/m3 Matter 24-hour — 35 µg/m3 (PM2.5) Source: BAAQMD and EPA, 2013. Notes: ppm = parts per million mg/m3 =milligrams per cubic meter µg/m3 =micrograms per cubic meter City of Dublin Page 33 Initial Study/Dublin Site A-1 August 2014 Existing air quality conditions. Table 2 summarizes the highest measured air pollutants in the Tri-Valley area as measured at the Bay Area Air Quality Management District monitoring station in Livermore, east of Dublin. Table 2. Highest Measured Air Pollutant Concentrations at Livermore Station Averag Measured Air Pollutant Levels Pollutant e Time 2008 2009 2010 2011 2012 1-Hour 0.141 0.113 0.150 0.115 0.102 Ozone (03) 8-Hour 0.111 0.086 0.098 0.085 0.090 Carbon Monoxide (CO) 8-Hour 1.4 1.3 ND ND ND ppm ppm Nitrogen Dioxide 1-Hour 0.058 0.052 0.058 0.053 0.057 (NO2) Annual 0.013 0.012 0.011 0.011 0.011 Respirable Particulate 24,- 46.8 ND ND ND ND Matter (PM10) Annual ND ND ND ND ND Fine Particulate Matter 24- 52.7 45.7 34.7 23.6 31.1. 77 n , n , n , , n (PM2.5) Annual 10.1 9.2 7.6 7.8 6.5 Source: CARB, 2012. Notes: ppm = parts per million and ug/m3 =micrograms per cubic meter. Values reported in bold exceed ambient air quality standard. ND= No data. According to the Bay Area Air Quality Management District, air pollution potential is high in the Livermore Valley, especially for ozone in the summer and fall (BAAQMD). High temperatures increase the potential for ozone, and the valley not only traps locally generated pollutants but also can be the receptor of ozone and ozone precursors from upwind portions of the greater Bay Area. Transport of pollutants also occurs between the Livermore Valley and the San Joaquin Valley to the east. During the winter, the sheltering effect of terrain and its inland location results in frequent surface-based inversions. Under these conditions, pollutants such as carbon monoxide from automobiles and particulate matter generated by fireplaces and agricultural burning can become concentrated. Sensitive Receptors. There are groups of people more affected by air pollution than others. The California Air Resources Board (CARB) has identified the following persons who are most likely to be affected by air pollution: children under 14, the elderly over 65, athletes, and people with cardiovascular and chronic respiratory diseases. These groups are classified as sensitive receptors. Locations that may contain a high concentration of these sensitive population groups include residential areas, hospitals, daycare facilities, elder care facilities, elementary schools, and parks. The closest sensitive receptors are residences located east of the project site and users of the Iron Horse Trail, west of the site. City of Dublin Page 34 Initial Study/Dublin Site A-1 August 2014 Toxic Air Contaminants. Toxic air contaminants (TAC) are a broad class of compounds known to cause morbidity or mortality (usually because they cause cancer). TACs are found in ambient air, especially in urban areas, and are caused by industry, agriculture, fuel combustion, and commercial operations (e.g., dry cleaners). TACs are typically found in low concentrations, even near their source (e.g., diesel particulate matter near a freeway). Because chronic exposure can result in adverse health effects, TACs are regulated at the regional, state, and Federal level. Diesel exhaust is the predominant TAC in urban air and is estimated to represent about three-quarters of the cancer risk from TACs (based on the Bay Area average). According to the CARB, diesel exhaust is a complex mixture of gases, vapors and fine particles. This complexity makes the evaluation of health effects of diesel exhaust a complex scientific issue. Some of the chemicals in diesel exhaust, such as benzene and formaldehyde, have been previously identified as TACs by the CARB, and are listed as carcinogens either under the state's Proposition 65 or under the Federal Hazardous Air Pollutants programs. CARB has adopted and implemented a number of regulations for stationary and mobile sources to reduce emissions of diesel particulate matter (DPM). Several of these regulatory programs affect medium and heavy-duty diesel trucks that represent the bulk of DPM emissions from California highways. These regulations include the solid waste collection vehicle (SWCV) rule, in-use public and utility fleets, and the heavy- duty diesel truck and bus regulations. In 2008, CARB approved a new regulation to reduce emissions of DPM and nitrogen oxides from existing on-road heavy-duty diesel fueled vehicles. The regulation requires affected vehicles to meet specific performance requirements between 2012 and 2023, with all affected diesel vehicles required to have 2010 model-year engines or equivalent by 2023. These requirements are phased in over the compliance period and depend on the model year of the vehicle. Previous EIRs Eastern Dublin EIR. The Eastern Dublin EIR contains a number of mitigation measures to reduce anticipated air quality impacts from the General Plan and EDSP project. These include: • Mitigation Measures 3.11/1.0 reduced construction dust deposition impacts but not to a level of less than significant (Impact 3.11/A). MM 3.11/1.0 requires development projects to implement dust control measures. Even with these measures, the impact remained significant and unavoidable. • Mitigation Measures 3.11/2.0-4.0 reduced project and cumulative impacts related to vehicle emission from construction equipment (IM 3.11/B) but not to a less- than-significant level. These mitigations require emission control from on-site equipment, completion of a construction impact reduction plan and others. Even with adherence to these mitigations, this impact remained significant and unavoidable. • Mitigation Measures 3.11/5.0-11.0 reduced mobile source emission from ROG and NOx (IM 3.11/C) but not to a less-than-significant level. These measures City of Dublin Page 35 Initial Study/Dublin Site A-1 August 2014 require coordination of growth with transportation plans and other measures, many of which are at a policy (not a project) level. Even with adherence to adopted mitigations, IM 3.11/C remained significant and unavoidable. • Mitigation Measures 3.11/12.0-13.0 reduced project and cumulative impacts related to stationary source emissions (IM 3.11/E) but not to a less-than- significant level. The two adopted mitigations require reduction of stationary source emissions to the extent feasible by use of energy conservation techniques and recycling of solid waste material. Even with adherence to the two measures, stationary source emissions remained significant and unavoidable. Transit Center EIR. This document identified the following significant impacts and air quality mitigation measures. • Mitigation Measure 4.2-1 reduced impacts related to construction emission from construction equipment (See Impact 4.2-1) to a less-than-significant level. Specific items listed in this measure required contractors to water construction area and stockpiled material and other items based on BAAQMD standards. • Impact 4.2-3 noted that project air emissions of ozone would exceed the BAAQMD threshold of significance for regional impacts. No mitigation is available to reduce this impact to a less-than significant level and this impact remained significant and unavoidable. The proposed project will be required to adhere to applicable mitigation measures related to air quality. Project Impacts a) Would the project conflict with or obstruct implementation of an air quality plan? No New Impact. The amount of development proposed on the site would be less than half of that previously considered and approved by the City of Dublin as part of the Dublin Transit Center project. Approved uses on the project site includes up to 131 high-density dwellings. The proposed project would allow development of up to 52 medium-high density dwellings on the site, which would be 79 fewer dwellings than approved. Therefore, approval and implementation of the proposed project would represent a substantial dwelling unit decrease on the site used as the basis of the regional Clean Air Plan. The proposed project would not conflict with or obstruct the regional Clean Air Plan. No new or more severe significant impacts would result than was previously analyzed in previous CEQA documents and no additional analysis is required. b,c) Would the project violate any air quality standards or result in cumulatively considerable air pollutants? No New Impact. Air quality impacts of development of the Eastern Dublin Planning area were analyzed in the 1993 Eastern Dublin EIR and the Transit Center EIR. The Eastern Dublin EIR found that future development of the Eastern Dublin area, including the proposed project, would contribute to the cumulative impacts related to dust deposition, construction equipment emissions, City of Dublin Page 36 Initial Study/Dublin Site A-1 August 2014 mobile source emissions and stationary source emissions and would exceed air quality standards. These impact (Impacts (IM/3.11/A, B, C and E) were was found to be significant and unavoidable when the Eastern Dublin Specific Plan was approved. The 2002 Transit Center EIR also found that development of development of residential, commercial and office uses on the Transit Center site, which includes Site A-1, would result in a significant and unavoidable emission of air emissions exceeding the applicable BAAQMD standards. No additional review is required. Since the proposed project would not exceed the number of dwellings anticipated in the Eastern Dublin Specific Plan and the Dublin Transit Center project and would result in development of 79 fewer dwellings than previously analyzed, there would be no new or more severe significant impact with respect to violation of air quality standards than has been previously analyzed and no additional analysis is required. Significant and unavoidable air quality impacts previously identified in earlier EIRs would still remain. d) Expose sensitive receptors to significant substantial concentrations?No Impact. The health risk of diesel exhaust from roadway traffic was known in 2002 although it was not analyzed in the 2002 EIR. The 1999 BAAQMD CEQA Guidelines (1999 Guidelines) identified diesel engine particulate matter as a toxic air contaminant based on California Air Resources Board (CARB) findings. There were several studies published prior to 2002 that demonstrated potential health impacts to residences living close to freeways. (See, studies cited in CARB's 2005 "Air Quality and Land Use Handbook".) The 1999 Guidelines encourage Lead Agencies to address impacts to sensitive receptors (such as residences) to exposure of high levels of diesel exhaust from sources such as a high volume freeway (1999 BAAQMD CEQA Guidelines, p. 47). BAAQMD said that these impacts should be analyzed based on best available information. Appendix G of the CEQA Guidelines in effect in 2002 also listed exposure of sensitive receptors to substantial levels of toxic air contaminants as a potentially significant impact. This significance threshold was included in the EIR (Specific Plan EIR, p. 48). Since potential health impacts due to exposure to diesel exhaust was known or could have been known in 2002, the risks of toxic air contaminants from diesel exhaust is not new information that requires additional analysis under CEQA. Similarly, recently updated information from CARB and BAAQMD on health impacts of diesel exhaust and the BAAQMD CEQA significance standards do not trigger the requirement for supplemental environmental review under CEQA section 21166. These new standards do not identify TACs as a "new significant impact." This adverse health impact was already known and recent new information only refined the type and level of analysis. This type of information and new regulatory standards is not new information triggering supplemental environmental review under CEQA. No additional environmental analysis is required under CEQA section 21166. City of Dublin Page 37 Initial Study/Dublin Site A-1 August 2014 Although no additional analysis of toxic air contaminants is required under CEQA, the applicant submitted a report entitled "Dublin Site 1A Project Air Quality Community Risk Assessment" dated August 27, 2013, prepared by the firm of Illingworth & Rodkin (I&R) as part of the application materials. This report is attached as Attachment 1 to this Initial Study and is incorporated by reference into this Initial Study. The report analyzed the health risk of future site occupants from toxic air contaminants from the nearby I-580 freeway and traffic on nearby surface roads. The report concludes that future cancer risks for sensitive receptors is estimated to be 9.4 cases in one million, which is below the BAAQMD screening threshold of 10 cases per million. Even if toxic air contaminants were a required analysis, there would be no potential for significant impacts from the project based on the I&R report findings, since the potential emissions exposure to the project residents would be less than the threshold for determining if there is a potentially significant impact. e) Create objectionable odors? No Impact. The proposed project does not include manufacturing or similar uses and no significant objectionable odors would be created. No additional review is required. 4. Biological Resources Environmental Setting Overview. The project site is a formerly developed parcel that has been subjected to urban uses over the past 50 plus years, including but not limited to being a part of Camp Parks RFTA and a BART surface parking lot. Existing plant species. The northern one-third of the project site that is not paved is dominated by ruderal habitat. Ruderal vegetation is adapted to high levels of disturbance, and persists almost indefinitely in areas with continuous disturbance. Where ruderal habitats occur on the northern, western, and southern portions of the project site, they are dominated by different ruderal plant species. The northern portion of the project site supports highly compacted soils that are regularly mowed. Dominant grass and forb species within this habitat are non- native species such as wild oat and California burclover, both comprising approximately 90% of the total (absolute) vegetation cover. Subdominants within this community include prickly lettuce, tumbleweed, cheeseweed, milk thistle, and yellow star thistle. The southern two thirds of the project site consists of a paved asphalt parking lot with concrete- curbed planters in between striped parking areas. Ruderal vegetation occurs within the abandoned planters is consistent with other ruderal areas on the project site. Cracks in the asphalt provide occasional opportunities for ruderal species to grow. Species found growing out of the asphalt include very sparsely growing tumbleweed, bristly ox-tongue, wild oats, summer cottonweed, and cheeseweed. City of Dublin Page 38 Initial Study/Dublin Site A-1 August 2014 A single, very small (0.004 acre) pond and associated drainage swale occurs on the project site. This area was analyzed in the Dublin Transit Center EIR and was determined not to be a federally designated wetland, although this area may qualify as "waters of the state" and subject to regulation by the Regional Water Quality Control Board (RWQCB). The location and size of the drainage swale and pond has not changed since the 2002 Transit Center EIR was certified. No special-status plants have ever been mapped on or adjacent to the project site. This is likely due to the long history of development on and adjacent to the project site. Existing wildlife species. No special-status animal occurrences have ever been mapped on or adjacent to the project site. However, the potential for special-status species to occur on the Transit Center site has been analyzed in previous EIRs that affect the project site and the project remains subject to all adopted mitigations, as applicable. Regulatory framework California Fish and Game Code Section 1600. Streams, lakes, and riparian vegetation as habitat for fish and other wildlife species, are subject to jurisdiction by CDFW under Sections 1600-1616 of the California Fish and Game Code. Any activity that will do one or more of the following: 1) substantially obstruct or divert the natural flow of a river, stream, or lake; 2) substantially change or use any material from the bed, channel, or bank of a river, stream, or lake; or 3) deposit or dispose of debris, waste, or other material containing crumbled, flaked, or ground pavement where it can pass into a river, stream, or lake; generally require a 1602 Lake and Streambed Alteration Agreement. The term "stream," which includes creeks and rivers, is defined in the California Code of Regulations (CCR) as follows: "a body of water that flows at least periodically or intermittently through a bed or channel having banks and supports fish or other aquatic life. This includes watercourses having a surface or subsurface flow that supports or has supported riparian vegetation" (14 CCR 1.72). In addition, the term stream can include ephemeral streams, dry washes, watercourses with subsurface flows, canals, aqueducts, irrigation ditches, and other means of water conveyance if they support aquatic life, riparian vegetation, or stream-dependent terrestrial wildlife. Riparian is defined as, "on, or pertaining to, the banks of a stream;" therefore, riparian vegetation is defined as, "vegetation, which occurs in and/or adjacent to a stream and is dependent on, and occurs because of, the stream itself." Removal of riparian vegetation also requires a Section 1602 Lake and Streambed Alteration Agreement from CDFW. Section 404 of the Clean Water Act. Section 404 of the Clean Water Act gives the U.S. Environmental Protection Agency (EPA) and the Corps regulatory and permitting authority regarding discharge of dredged or fill material into "navigable waters of the United States." Section 502(7) of the Clean Water Act defines navigable waters as "waters of the United States, including territorial seas." Section 328 of Chapter 33 in the Code of Federal Regulations defines the term "waters of the United States" as it applies to the jurisdictional limits of the authority of the Corps under the Clean Water Act. A City of Dublin Page 39 Initial Study/Dublin Site A-1 August 2014 summary of this definition of "waters of the U.S." in 33 CFR 328.3 includes (1) waters used for commerce; (2) interstate waters and wetlands; (3) "other waters" such as intrastate lakes, rivers, streams, and wetlands; (4) impoundments of waters; (5) tributaries to the above waters; (6) territorial seas; and (7) wetlands adjacent to waters. Therefore, for purposes of determining Corps jurisdiction under the Clean Water Act, "navigable waters" as defined in the Clean Water Act are the same as "waters of the U.S." defined in the Code of Federal Regulations above. The limits of Corps jurisdiction under Section 404 as given in 33 CFR Section 328.4 are as follows: (a) Territorial seas: three nautical miles in a seaward direction from the baseline; (b) Tidal waters of the U.S.: high tide line or to the limit of adjacent non-tidal waters; (c) Non-tidal waters of the U.S.: ordinary high water mark or to the limit of adjacent wetlands; (d) Wetlands: to the limit of the wetland. Some areas that meet the technical criteria for wetlands or waters may not be jurisdictional under the Clean Water Act. Included in this category are some man- induced wetlands, which are areas that have developed at least some characteristics of naturally occurring wetlands due to either intentional or incidental human activities. Examples of man-induced wetlands may include, but are not limited to, irrigated wetlands, impoundments, or drainage ditches excavated in uplands, dredged material disposal areas, and depressions within construction areas. In addition, some isolated wetlands and waters may also be considered outside of Corps jurisdiction as a result of the Supreme Court's decision in Solid Waste Agency of Northern Cook County (SWANCC) v. United States Army Corps of Engineers (531 U.S. 159 (2001)). Isolated wetlands and waters are those areas that do not have a surface or groundwater connection to, and are not adjacent to a "navigable waters of the U.S.", and do not otherwise exhibit an interstate commerce connection. Section 401 of the Clean Water Act. Section 401 of the Clean Water Act (33 U.S.C. 1341) requires any applicant for a federal license or permit to conduct any activity that may result in a discharge of a pollutant into waters of the United States to obtain a certification from the state in which the discharge originates or would originate, or, if appropriate, from the interstate water pollution control agency having jurisdiction over the affected waters at the point where the discharge originates or would originate, that the discharge will comply with the applicable effluent limitations and water quality standards. A certification obtained for the construction of any facility must also pertain to the subsequent operation of the facility. The responsibility for the protection of water quality in California rests with the State Water Resources Control Board (SWRCB) and its nine Regional Water Quality Control Boards (RWQCBs). Federal and California Endangered Species Acts. The Federal Endangered Species Act (FESA) of 1973 prohibits federal agencies from authorizing, permitting, or funding any action that would jeopardize the continued existence of a plant or animal species listed or a candidate for listing as Threatened or Endangered under the ESA. If a federal agency is involved with a proposed action or project that may adversely affect a listed plant or animal, that agency must enter into consultation with the USFWS under Section 7 (a) (2) of the FESA. Individuals, corporations, and state or local agencies with City of Dublin Page 40 Initial Study/Dublin Site A-1 August 2014 proposed actions or projects that do not require authorizing, permitting, or funding from a federal agency but that may result in the "take" of listed species or candidate species are required to apply to the USFWS for a Section 10(a) incidental take permit. The State of California enacted similar laws to the FESA, the California Native Plant Protection Act (NPPA) in 1977 and the California Endangered Species Act (CESA) in 1984. The CESA expanded upon the original NPPA and enhanced legal protection for plants, but the NPPA remains part of the California Fish and Game Code. To align with the FESA, CESA created the categories of "threatened" and "endangered" species. The State converted all animal species listed as "rare" under the FESA into the CESA as threatened species, but did not do so for rare plants. Thus, these laws provide the legal framework for protection of California-listed rare, threatened, and endangered plant and animal species. CDFW implements NPPA and CESA, and its Wildlife and Habitat Data Analysis Branch maintain the CNDDB, a computerized inventory of information on the general location and status of California's rarest plants, animals, and natural communities. East Alameda County Conservation Strategy. The project site is located in the East Alameda County Conservation Strategy ("Conservation Strategy") Study Area. The Conservation Strategy is intended to provide an effective framework to protect, enhance, and restore natural resources in eastern Alameda County, while improving and streamlining the environmental permitting process for impacts resulting from infrastructure and development projects. The City of Dublin is a partner in the Conservation Strategy and uses the document to provide a baseline inventory of biological resources and conservation priorities during project-level planning and environmental permitting. Previous CEOA documents Eastern Dublin EIR. The Eastern Dublin EIR contains a number of mitigation measures to reduce anticipated impacts to biological resources from the General Plan and EDSP project. These include: • Mitigation Measures 3.7/1.0-4.0 reduced impacts related to direct habitat loss (IM 3.7/A) to a less-than-significant level. These mitigations require minimization of direct habitat loss due to development, preparation of vegetation management and enhancement plans for open space areas and development of a revegetation plan for disturbed areas that remain undeveloped. • Mitigation Measure 3.7/5.0 reduced indirect impacts related to vegetation removal (IM 3.7/B) to a less-than-significant level. Mitigation Measure 3.7/5.0 requires revegetation of graded or disturbed areas as quickly as possible and with native species. • Mitigation Measures 3.7/6.0-17.0 reduced impacts related to loss or degradation of botanically sensitive habitats (IM 3.7/C) but not to a less-than-significant level. These measures require a wide range of steps to be taken by future developers to minimize impacts to sensitive habitat areas, including preserving natural stream City of Dublin Page 41 Initial Study/Dublin Site A-1 August 2014 corridors, incorporating natural greenbelts and open space into development projects, preparation of individual wetland delineations, preparation of individual erosion and sedimentation plans and similar actions. • Mitigation Measures 3.7/18.0-19.0 reduced impacts related to the San Joaquin kit fox (IM 3.7/D) to a less-than-significant level. These measures require compliance with the specified Kit Fox Protection Plan, consultation with appropriate regulatory agencies regarding the possibility of kit fox on project sites and restrictions on use of pesticides and herbicides. • Mitigation Measures 3.7/20.0-22.0 reduced impacts related to the red-legged frog, California tiger salamander, western pond turtle and tri-colored blackbird (IM 3.7/F-I) to a less-than-significant level. These measures require preconstruction surveys for the species and protection of impacted habitat areas. • Mitigation Measures 3.7/23.0-24.0 reduced impacts related to destruction of Golden Eagle nesting sites (IM 3.7/J) to a less-than-significant level. These measures require preconstruction surveys for this species and protection of impacted habitat areas. • Mitigation Measure 3.7/25.0 reduced impacts related to loss of Golden Eagle foraging habitat (IM 3.7/K) to a less-than-significant level. This measure requires the identification of a Golden Eagle protection zone within the Eastern Dublin planning area. • Mitigation Measure 3.7/26.0 reduced impacts related to Golden Eagle and other raptor electrocution (IM 3.7/L) to a less-than-significant level. This measure requires undergrounding of electrical transmission facilities. • Mitigation Measures 3.7/20.0 and 27.0 reduced impacts related to burrowing owl and American badger (IM 3.7/M, N) to a less-than-significant level. This measure mandates preconstruction surveys and a minimum buffer of 300 feet around burrowing owl nesting sites and American badger breeding sites during the breeding season. • Mitigation Measure 3.7/28.0 reduced impacts related to special status invertebrates (IM 3.7/S) to a less-than-significant level. This measure requires follow-on special surveys for these species during appropriate times of the year. The Eastern Dublin EIR also addresses potential impacts and mitigation measures regarding bald eagle, peregrine falcons, the prairie falcon, northern harrier, black- shouldered kite, sharp-shinned hawk and Cooper's hawk. Transit Center EIR. This 2002 Transit Center EIR identified the following significant biological impacts. • Impact 4.3-1 noted an impact with loss of Congdon's spikeweed and potentially four other special-status plants on the site. This impact was reduced to a less- than-significant level by adherence to Mitigation Measure 4.3-1 that required the City of Dublin Page 42 Initial Study/Dublin Site A-1 August 2014 site developer(s) to avoid populations of spikeweed or, if not feasible, an off-site mitigation program is to be created. Measures to avoid, preserve or mitigate other special-status plants identified and required to be implemented. • Impact 4.3-2 found a significant impact with respect to California red-legged frogs (CRLF) or their habitat. This impact was reduced to a less-than-significant level through adherence to Mitigation Measure 4.3-2. This mitigation measure required a CRLF preconstruction survey consultation with the USFWS. If populations of CRLF are identified appropriate protection plans were required to be prepared with necessary permits from appropriate regulatory agencies. • Impact 4.3-3 noted an impact regarding burrowing owls. Adherence to Mitigation Measure 4.3-3 reduced this impact to a less-than-significant level by requiring a preconstruction survey on a development site no more than 30 days prior to grading. If owls are found, a biologist shall establish an exclusion zone around occupied burrow until is is confirmed that the burrow is unoccupied. The proposed project will be required to adhere to applicable biological resource mitigation measures contained in the above documents affecting the site. Project Impacts a) Have a substantial adverse impact on a candidate, sensitive, or special-status species? No New Impact. No changes have occurred to the project site since certification of the Transit Center in 2002. Mitigation measures contained in the Eastern Dublin EIR and Transit Center EIR will continue to apply to the site. No new or more severe significant impacts would occur with respect to this topic than previously analyzed and no new analysis is required. The proposed project would continue to contribute to cumulative loss or degradation of botanically sensitive habitat, which was identified as a significant and unavoidable impact (IM 3.7/C) in the Eastern Dublin EIR. b, c) Have a substantial adverse impact on riparian habitat or federally protected wetlands? No New Impact. The project site also contains a small 0.004 acre drainage swale, described as a small pool in the 2002 EIR. The pool is identified as potential habitat for California Red Legged Frog species (Impact 4.3-2) and the project is subject to the related mitigation measures for this impact. The pool does not qualify as a federally delineated jurisdictional wetland. However, as noted in the 2002 EIR, the pool may qualify as waters of the state, and as such would be subject to regulation by the Regional Water Quality Control Board (RWQCB). The applicant is required to comply with any RWQCB regulations applicable to the drainage swale. The size or location of the pool and drainage swale has not changed since certification of the Transit Center EIR. No new or more severe significant impacts would occur with regard to this topic and no new analysis is required. City of Dublin Page 43 Initial Study/Dublin Site A-1 August 2014 d) Interfere with movement of native fish or wildlife species? No New Impact. The project site is located in a substantially urbanized area and surrounded by major roads (Dublin Boulevard) or parcels of land that have been developed that would preclude significant wildlife migration. These are no creeks or streams on the site that would allow for migration of fish species. The Transit Center EIR identified this impact as less than significant (Impact 4.3-4). No new or more severe impacts would occur than have been previously analyzed with respect to potential interference with fish or wildlife movement and no further analysis is required. e, f) Conflict with local policies or ordinances protecting biological resources or any adopted Habitat Conservation Plans or Natural Community Conservation Plans? No New Impact. Approval and construction of the proposed project could affect one non- native palm tree n the site The City of Dublin affords Heritage Tree status to any oak, bay, cypress, maple, redwood, buckeye, or sycamore tree with a main trunk of at least twenty-four inches in diameter when measured at fifty-two inches above the natural grade; trees required for preservation under an approved development plan, zoning permit, use permit, site development review, or subdivision map; and trees planted as replacements for unlawfully removed trees. The existing palm tree is not a native tree that is protected under the City's Heritage Tree Ordinance. The project site lies within the Eastern Alameda County Conservation Strategy (EACCS) planning area. The City of Dublin utilizes the Conservation Strategy as guidance for environmental permitting for public projects, and private development projects are encouraged to use the EACCS as a resource as well. The Conservation Strategy embodies a regional approach to permitting and mitigation for wildlife habitat impacts associated with land development, infrastructure, and other activities. The Conservation Strategy is neither a Habitat Conservation Plan nor a Natural Community Conservation Plan, but is a document intended to provide guidance during the project planning and permitting process to ensure that impacts are offset in a biologically effective manner. No HCP or NCCP was identified in the prior EIRs and none applies at present. There would therefore be no new or significantly more severe impacts with respect to this topic than previously analyzed in the Eastern Dublin EIR and 2002 Transit Center EIR. No additional analysis is required. 5. Cultural Resources Environmental Setting The site is vacant and no structures. Neither the Eastern Dublin EIR nor the Transit Center EIR identified any significant historic structures on the project site. Previous CEOA documents Eastern Dublin EIR. The Eastern Dublin EIR contains a number of mitigation measures to reduce anticipated impacts to cultural resources from the General Plan and EDSP project. These include: City of Dublin Page 44 Initial Study/Dublin Site A-1 August 2014 • Mitigation Measures 3.9/1.0-4.0 reduced impacts related to disruption or destruction of identified prehistoric resources (IM 3.9/A) to a less-than- significant level. These mitigations mandate a program of mechanical and/or hand subsurface testing for the presence or absence of midden deposits, recordation of identified midden sites, collection and/or testing of resources and development of a site-specific protection program for prehistoric sites. • Mitigation Measures 3.9/5.0-6.0 reduced impacts related to the disruption or destruction of unidentified prehistoric resources (IM 3.9B) to a less-than- significant level. These measures required that grading or construction activity be stopped if historic resources were discovered, until the significance of the find could be ascertained. • Mitigation Measures 3.9/7.0-12.0 reduced impacts related to disruption or destruction of identified historic resources to a less-than-significant level (Impact 3.9/C). These measures would include preparing site-specific archival research for individual resources, encourage adaptive reuse of historic resources, recordation of historic sites on local state and federal registers, as appropriate and development of preservation programs for significant resources. • Mitigation Measures 3.9/5.0 and 6.0 reduced impacts related to disruption or destruction of unidentified historic resources to a less-than-significant level (Impact 3.9/D). These measures would include preparing site-specific archival research Transit Center EIR. Impact 4.4-1 contained in the Transit Center EIR found a potentially significant impact with respect to historical, archeological and Native American resources on the site. This impact was reduced by Mitigation Measure 4.4-1 that required, if archeological, archeological or Native American artifacts are encountered during construction, work on the project shall cease until compliance with CEQA Guidelines Section 15064.5 is demonstrated. Work on the project may commence under the guidance of an approved resource protection plan. The County Coroner is to be contacted if human remains are uncovered. The proposed project will be required to comply with the above mitigation measures. Project Impacts a) Cause substantial adverse change to significant historic resources? No New Impact. The site is vacant and contains no structures. No new or more severe supplemental impacts have therefore been identified for the proposed project than were disclosed in previous CEQA documents and no additional analysis is required. b, c) Cause a substantial adverse impact or destruction to archeological or paleontological resources? No New Impact. The Eastern Dublin EIR and Transit Center EIR identify a remote but potentially significant possibility that construction activities, including site grading, trenching and excavation, may uncover City of Dublin Page 45 Initial Study/Dublin Site A-1 August 2014 significant archeological and/or paleontological resources on development sites. The Eastern Dublin EIR categorized these potential resources as pre-historic cultural resources. None of these pre-historic sites were identified by the EIRs within or near the project site. The Eastern Dublin EIR assumed that all pre- historic sites would be disturbed or altered in some manner. This potential impact was identified and addressed in the Eastern Dublin EIR (Impact 3.9/A) and mitigation measures 3.9/1.0 through 3.9/4.0 (page 3.9-6—3.9-7) that require subsurface testing for archeological resources; recordation and mapping of such resources; and development of a protection program for resources which qualify as "significant" under Section 15064.5 of the CEQA Guidelines. Mitigation Measures 3.9/5.0 and 3.9/6.0 and other mitigations described above, also were adopted to address the potential disruption of any previously unidentified pre- historic or historic resources and would apply to the project as may be appropriate. The Transit Center EIR noted a potentially significant cultural resource impact regarding unidentified historic, archeological and Native American resources and the project remains subject to the related mitigation measure. The Eastern Dublin Specific Plan also contains policies (Policies 6-24 and 6-25) requiring research of archaeological resources prior to construction and determination of the significance and extent of any resources uncovered during grading and construction. Neither EIR identified any known cultural resources for the project site. However, both provide mitigation for potential but currently unidentified resources should they be discovered during construction. The Project remains subject to these prior adopted mitigations. Therefore, no new or more significant impacts with respect to cultural resources have been identified that have been previously analyzed in other CEQA documents for the project area and no additional analysis is required. d) Disturb any human remains, including those interred outside of a formal cemetery?No New Impact. The project is subject to existing cultural resource mitigation measures contained in the Eastern Dublin EIR and Transit Center EIR regarding potential impacts to human remains . As noted above, no new or more severe significant impacts with respect to cultural impacts are anticipated beyond those previously analyzed and no additional review is required. 6. Geology and Soils Environmental Setting This section is based on a recent site-specific geotechnical report ("Preliminary Geotechnical Exploration, Dublin Transit Site A-1, Dublin Boulevard and Campbell, Dublin California" prepared by ENGEO, Inc. dated September 13, 2013). This report is hereby incorporated by reference into this Initial Study and is available for review at the Dublin Community Development Department during normal business hours. City of Dublin Page 46 Initial Study/Dublin Site A-1 August 2014 Geology and soils. The ENGEO report notes that the site is underlain by Pleisocene/Holocene-age surficial alluvial deposits that includes alluvial gravel, sand and clay. Landslide potential. The site and surrounding properties are relatively flat with no steeply sloping hillsides that could cause landsliding. Seismic hazard. The ENGEO report notes that the site does lie within an Earthquake Fault Zone (formerly Alquist-Priolo Special Studies Zone) for the Pleasanton Fault. The ENGEO report notes that additional borings, trenching and other research has been completed to determine the location and extent of the Pleasanton Fault near the project site. The ENGEO report concludes that, based on additional research, the Pleasanton Fault does not cross the project site. The ENGEO report has been peer reviewed by a third-party firm retained by the City of Dublin, Cal Engineering & Geology, and the finding that no active fault lies beneath the project site has been confirmed. Other major active faults in the region that influence earthquake susceptibility include the San Andreas, Hayward, Calaveras, and Greenville Faults. The site is subject to strong ground shaking in the event of seismic activity, consistent with all of the Bay area. The site is subject to severe groundshaking during a moderate to severe seismic event on these and other faults in the greater Bay Area. The risk of ground rupture caused by a seismic event is considered low. Liquefaction potential. Based on soil testing performed by ENGEO, the potential for liquefaction on the site is considered low. Tsunami and seiche hazards. The risk of damage to future improvements on the site from a tsunami or seiche is low due to the inland location of the site. Previous CEOA documents Eastern Dublin EIR. The Eastern Dublin EIR contains a number of mitigation measures to reduce anticipated impacts related to Soils, Geology and Seismicity from the General Plan and EDSP project. These include: • Mitigation Measure 3.6/1.0 reduced impacts related to primary effects of earthquake ground shaking (IM 3.6/B) but not to a less-than-significant level. This mitigation measure requires that future structure and infrastructure facilities be designed to applicable local and state building codes. • Mitigation Measures 3.6/2.0-7.0 reduced impacts related to the secondary effects of earthquake ground shaking (IM 3.9/C) to a less-than-significant level. Mitigation measures mandate building setbacks from landslides, stabilization of unstable land forms, removal and reconstruction of unstable soils, use of engineered retaining structures, use of appropriately designed and engineered fill, and design of structures to account of potential soil failure. City of Dublin Page 47 Initial Study/Dublin Site A-1 August 2014 • Mitigation Measures 3.6/9.0-10.0 reduced impacts related to substantial alteration to landforms to a less-than significant level (IM 3.6/D). Mitigations require grading plans with minimal cuts and fills and careful siting of homes and improvements to avoid excessive grading. • Mitigation Measures 3.6/11.0-13.0 reduced impacts related to groundwater and groundwater irrigation (IM 3.6/F & G) to a less-than-significant level. Mitigation measures require formulation of site-specific designs to overcome expansive soils and installation of subdrains as necessary. • Mitigation Measures 3.6/14.0-16.0 reduced impacts related to expansive soils (IM 3.6/H) to a less-than-significant level. Mitigation measures require formulation of site-specific designs to overcome expansive soils, reducing the amount of moisture in the soil and by appropriate foundation and pavement design. • Mitigation Measures 3.6/17.0-19.0 reduced impacts related to natural slope stability (IM 3.6/I) to a less-than-significant level. Mitigation measures mandate formulation of use of site-specific designs based on follow-on geotechnical reviews of individual developments, limiting the location of improvements on downslopes of unstable soils, removal/reconstruction of potentially unstable slope areas and installation of surface and subsurface slope drainage improvements. • Mitigation Measures 3.6/20.0-26.0 reduced impacts related to cut and fill slope stability (IM 3.6/J) to a less-than-significant level. These measures include developing grading plans for hillside areas that minimize grading and associate cuts and fills, ensuring that grading plans comply with appropriate building codes, utilizing keys and benches as part of grading to ensure slope stability and minimizing use of unreinforced fill slopes, appropriate compaction of fill areas and on-going maintenance of slope drainage areas. • Mitigation Measure 3.6/27.0 reduced the impact related to short-term construction-related erosion and sedimentation (IM 3.6/K) to a less-than- significant level. This measure includes limiting timing of construction to avoid the rainy season and implementing a number of other specific erosion control measures. • Mitigation Measure 3.6/28.0 reduced the impact related to long-term erosion and sedimentation (IM 3.6/L) to a less-than-significant level. This measure includes installation of erosion control facilities into individual development projects, including sediment catch basins, creek bank stabilization, revegetation of graded areas and similar measures. Transit Center EIR. The Transit Center EIR identified two mitigation measures for the project. • Mitigation Measure 4.5-2 reduced the impact related to seismic hazards (Impact 4.5-2) to a less-than-significant level. This measure required completion of a site- City of Dublin Page 48 Initial Study/Dublin Site A-1 August 2014 specific geotechnical investigation prior to development of individual projects. Future projects are required to be consistent with current building codes. • Mitigation Measure 4.5-3 reduced the impact related to expansive soils to a less- than-significant level (Impact 4.5-3). This measure required site-specific geotechnical reports to address expansive soils and provide appropriate engineering and construction techniques to reduce damage from expansive soils. The proposed project will be required to comply with applicable EDSP EIR and Transit Center EIR soil, geologic and seismic mitigation measures. Project Impacts a) Expose people or structures to potential substantial adverse impacts, including loss, injury or death related to ground rupture, seismic ground shaking,ground failure, or landslides? No New Impact. The Eastern Dublin EIR identified that the primary and secondary effects of ground-shaking (Impacts 3.6/B and 3.6/C) could be potentially significant impacts. With implementation of Mitigation Measure 3.6/1.0 the primary effects of ground-shaking are reduced but not to a less-than- significant level by using modern seismic design for resistance to lateral forces in construction, which would reduce the potential for structure failure, major structural damage and loss of life. Consistent with the mitigations for Eastern Dublin EIR Impact 3.6/C, the ENGEO preliminary geotechnical report identifies construction techniques, such as special footings and use of foundation materials, to ensure that adverse impacts from ground shaking, landslides, ground failure and other geologic hazards, will be included in the project design as required by the City of Dublin, to minimize geological hazard impacts. The project includes residential uses, as assumed in the prior EIRs, although at a lesser density. No new or more severe significant impacts would result with respect to this topic than was previously analyzed in earlier CEQA documents. No further analysis is required. Mitigation Measures 3.6/2.0 through 3.6/7.0 contained in the Eastern Dublin EIR and described above will be implemented to reduce the secondary effects of ground-shaking on proposed project improvements. No new or more severe significant impacts with respect to groundshaking or ground rupture beyond what has been analyzed in the prior EIRs is anticipated and no additional analysis is required. b) Is the site subject to substantial erosion and/or the loss of topsoil? No New Impact. Construction of the proposed project improvements on the site would slightly modify the existing ground surface and alter patterns of surface runoff and infiltration and could result in a short-term increase in erosion and sedimentation caused by grading activities. Long-term impacts could result from modification of the ground-surface and removal of existing vegetation (Eastern Dublin EIR Impact 3.6/L). The project applicant is subject to Mitigation Measures 3.6/27.0 and 28.0 contained in the Eastern Dublin EIR and re-stated above,both of these impacts would be less-than-significant. The project will also be required implement the erosion controls from the EDEIR as well as the RWQCB measures as enforced by the City of Dublin. Through the ENGEO report, the project City of Dublin Page 49 Initial Study/Dublin Site A-1 August 2014 complies with adopted measures that require a detailed site geotechnical investigation. The City's requirement to implement site-specific erosion and other controls reduce erosion from the site to a less-than-specific level. The Eastern Dublin Specific Plan also contains a policy (Policy 6-43), which requires that new development be designed to provide effective control of soil erosion as a result of construction activities. This policy will be applied to the proposed project. The project includes residential development of the type and in the location assumed in the prior EIRs. The project also includes the design-level geotechnical investigation required by the previously adopted mitigations and will implement their project-specific recommendations. With adherence to previous mitigation measures, there would be no new or more severe significant impacts than have been previously analyzed in other CEQA documents for this site. No further analysis is required. c,d) Is the site located on soil that is unstable or expansive or result in potential lateral spreading, liquefaction, landslide or collapse? No New Impact. Consistent with Eastern Dublin EIR Mitigation Measure 3.6/7.0, Transit Center EIR Mitigations Measures 4.5-2 and 4.5-3 and standard City development procedures, the project applicant has retained a geologist to prepare a soils and geotechnical report, as identified above. The report contains methods to minimize impacts from liquefaction and other soil hazards for future site improvements on the site. With adherence to Eastern Dublin EIR mitigation measures, including preparation of the ENGEO report, Eastern Dublin Specific Plan policies and the findings of the ENGEO geotechnical report, no new or more severe significant impacts have been identified related to lateral spreading, liquefaction and other soil hazards than have been analyzed in previous CEQA documents. No further analysis is required. e) Have soils incapable of supporting on-site septic tanks if sewers are not available? No New Impact. As assumed in prior EIRs, proposed residences on the site would be connected to sanitary sewers provided by DSRSD, so there would be no new or more severe impacts with regard to septic systems. 7. Greenhouse Gas Emissions Environmental Setting Since certification of the Eastern Dublin EIR in 1993 and the 2002 Transit Center EIR, the issue of contribution of greenhouse gasses to climate change has become a more prominent issue of concern as evidenced by passage of AB 32 in 2006. Because the Eastern Dublin EIR and 2002 EIR have been certified, the determination of whether greenhouse gasses and climate change needs to be analyzed for this proposed project is governed by the law on supplemental or subsequent EIRs (Public Resources Code section 21166 and CEQA Guidelines, Sections 15162 and 15163). Greenhouse gas and climate change is not required to be analyzed under those standards unless it City of Dublin Page 50 Initial Study/Dublin Site A-1 August 2014 constitutes "new information of substantial importance, which was not known and could not have been known at the time the previous EIRs were certified as complete (CEQA Guidelines Sec. 15162 (a) (3).) Greenhouse gas and climate change impacts were not analyzed in the prior EIRs; however, these impacts are not new information that was not known or could not have been known at the time the Eastern Dublin EIR and the 2002 Transit Center EIR were certified. The issue of climate change and greenhouse gasses was widely known prior to the certification of these EIRs. The United Nations Framework Convention on Climate Change was established in 1992. The regulation of greenhouse gas emissions to reduce climate change impacts was extensively debated and analyzed throughout the early 1990s. The studies and analyses of this issue resulted in the adoption of the Kyoto Protocol in 1997. In the early and mid 2000s, GHGs and climate change were extensively discussed and analyzed in California. In 2000, SB 1771 established the California Climate Action Registry for the recordation of greenhouse gas emissions to provide information about potential environmental impacts. In 2005, the Governor issued Executive Order # S-03-05 establishing greenhouse gas emission reduction targets in California. AB 32 was adopted in 2006. Therefore, the impact of greenhouse gases on climate change was known at the time of the certification of the Eastern Dublin EIR in May 1993 and the certification of the Transit Center EIR in 2002. Under CEQA standards, it is not new information that requires analysis in a supplemental EIR or negative declaration. No supplemental environmental analysis of the project's impacts on this issue is required under CEQA. Project Impacts a,b Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment or conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? As discussed above, no additional environmental analysis is required under CEQA Section 21166. 8. Hazards and Hazardous Materials This section of the Initial Study is based on a Phase II Environmental Site Assessment prepared by ENGEO, Inc.. in September 2013 (" Phase II Environmental Site Assessment, Dublin Transit Center Site A-1, Dublin California"). This document is incorporated into this Initial Study by reference and is available for review at the Dublin Community Development Department during normal business hours. Environmental Setting The Phase I analysis prepared by ENGEO did not identify any recognized environmental conditions on the project site with respect to soil or groundwater contamination as applicable for residential land use. The project site is located north of Livermore Municipal Airport and is not within the Airport Influence Area of this facility (source: Livermore Municipal Airport, Airport Land Use Compatibility Plan, 2012). The site is not located within an area that is subject to wildland fire hazard. City of Dublin Page 51 Initial Study/Dublin Site A-1 August 2014 Previous CEQA documents Transit Center EIR. The Transit Center EIR identified two mitigation measures related to hazards and hazardous materials. • Mitigation Measure 4.6-1 reduced the impact related to release of hazardous materials on the site remaining from past military uses (Impact 4.1-1) to a less- than-significant level. This measure required completion of additional environmental analysis (Phase I and/or Phase II reports) and completion of any cleanup of recognized hazardous materials on the site. • Mitigation Measure 4.6-2 reduced the impact related to risk of upset from a nearby petroleum pipeline adjacent to the Iron Horse Trail to a less-than- significant level (Impact 4.6-2). This measure required future developers on Sites A ad C within the Transit Center to flag or otherwise identify the presence of the petroleum pipeline to avoid damage by construction equipment. Future residences on Sites A and C are also required to maintain a minimum 50 foot setback from the pipeline to the nearest habitable structure. Hazards and hazardous materials were not analyzed in the Eastern Dublin EIR. Project Impacts a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? No New Impact. There would be no impact with regard to transport, use or disposal of hazardous materials, since the proposed project involves construction of a residential development on the site. Proposed land uses on the site would not use, store or transport of significant quantities of hazardous materials. No new or more severe impacts would therefore occur on the site than have been previously analyzed and no additional analysis is required. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? No New Impact. The ENGEO Phase II report prepared for the project prepared pursuant to Transit Center EIR Mitigation Measure 4.6-1 did not identify any significant hazards to the public or the environment as a result of release of hazardous materials. Adherence to Mitigation Measures 4.6-1 and 4.6-2 contained in the Transit Center will ensure that release of hazardous materials would be less than significant. Pursuant to Transit Center Mitigation Measure 4.6-2, development on Site A-1 is required to maintain a minimum 50-foot wide structural setback from the Kinder- Morgan oil pipeline that runs adjacent to the Iron Horse Trail. This requirement has been met as shown on Exhibit 3. The project includes residential development as assumed in the prior EIRs and through the Phase II ESA, project design and conditions of approval, has complied or will comply with the adopted mitigation measures. Therefore, no new or more City of Dublin Page 52 Initial Study/Dublin Site A-1 August 2014 severe significant impacts with respect to release of hazardous materials into the environment would result and no additional review is required. c) Emit hazardous materials or handle hazardous materials or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No Impact. Approval and implementation of the proposed project would have no impact with regard to this topic, since no schools exist or are planned within one quarter mile of the project area. d) Is the site listed as a hazardous materials site? No New Impact. The Transit Center EIR examined the potential for hazardous materials extensively and the project site is not listed on the State of California Department of Toxic Substances Control as an identified hazardous site as of February 26, 2012 (last update). There is therefore no new or more severe significant impact with respect to this topic than have been previously analyzed. No additional analysis is required. e,f) Is the site located within an airport land use plan of a public airport or private airstrip? No New Impact. The project site lies north of the Airport Influence Area (AIA) of Livermore Municipal Airport and is not included in the AIA. No new or more severe significant impacts are anticipated with respect to this topic than previously analyzed. No additional analysis is required. g) Interference with an emergency evacuation plan? No New Impact. The proposed project would include the construction of a residential project on private land. No emergency evacuation plan would be affected since no roadways would be blocked. No new or more severe significant impacts would result than have been previously analyzed. No additional analysis is required. h) Expose people and structures to a significant risk of loss, injury or death involving wildland fires or where residences are intermixed with wildlands? No New Impact. The project site is located in a urbanized area of Eastern Dublin and contains no flammable structures or vegetation, as identified in the Transit Center EIR. Properties east and west are developed. The area north of the site lies within Parks RFTA but is planned for development under the Dublin Crossing Specific Plan. . The project will result in no new or more severe significant impact than analyzed in the Transit Center EIR. No additional analysis is required. 9. Hydrology and Water Quality Environmental Setting Local surface water. The project site is located within the Tassajara Creek watershed which drains to the San Francisco Bay via the Arroyo Del Valle and Arroyo de la Laguna. The main course of Tassajara Creek flows in a north-south direction just east of the site. City of Dublin Page 53 Initial Study/Dublin Site A-1 August 2014 The project area is located within the jurisdiction of Zone 7 of the Alameda County Flood Control and Water Conservation District (Zone 7). Zone 7 provides maintenance of regional drainage facilities within this portion of Alameda County. Surface water quality. Water quality in California is regulated by the U.S. Environmental Protection Agency's National Pollution Discharge Elimination System (NPDES), which controls the discharge of pollutants to water bodies from point and non-point sources. In the San Francisco Bay area, this program is administered by the San Francisco Bay Regional Water Quality Control Board (RWQCB). Federal regulations issued in November 1990 expanded the authority of the RWQCB to include permitting of stormwater discharges from municipal storm sewer systems, industrial processes, and construction sites that disturb areas larger than one acre of land area. The City of Dublin is a co-permittee of the Alameda County Clean Water Program, which is a coordinated effort by local governments in Alameda County to improve water quality in San Francisco Bay. Existing site conditions. The northerly portion of the project site is vacant and not covered by impervious surfaces. The southern portion has been paved as part of previous uses of the site. Flooding and dam failure. The western portion of the project site currently lies within a 100-year flood hazard area as identified on Flood Insurance Rate Map, Map No. 06001C0309G. As documented in the Project Description, the applicant proposes to raise the site by placement of fill to ensure that the site is raised above the flood hazard area. An application is also proposed to be filed with the Federal Emergency Management for a Conditional Letter of Map Revision (CLOMR) to revise the applicable Flood Insurance Rate Map that would remove any portion of the project site from a flood hazard area. The project site is within a dam failure inundation area from Del Valle dam, as mapped by the Association of Bay Area Governments (http://www.abag.ca.gov/cgi- bin/pickdamx.pl). Regulatory Framework. The City of Dublin has adopted a Comprehensive Emergency Management Plan in response to the Eastern Dublin EIR Mitigation Measure 3.4/12.0. The Comprehensive Emergency Management Plan contains Annex B, an emergency evacuation plan for the City. The Evacuation Plan is intended to manage and coordinate evacuation in response to any hazard which would necessitate such actions, addresses emergency evacuation planning, a traffic management plan, public information plans, evacuation procedures and similar actions. Previous CEOA documents Eastern Dublin EIR. The Eastern Dublin EIR contains a number of mitigation measures to reduce anticipated impacts related to hydrology and storm drainage from the General Plan and EDSP project. These include: City of Dublin Page 54 Initial Study/Dublin Site A-1 August 2014 • Mitigation Measures 3.5/44.0-48.0 reduced impacts related potential flooding (IM 3.5/Y) to a less-than-significant level. These mitigation measures require new storm drainage facilities as part of new development, requires developers to prepare storm drain plans for individual development projects and requires new flood control facilities to alleviate downstream flooding potential. • Mitigation Measures 3.5/49.0-50.0 reduced impacts related to loss of groundwater recharge area. These mitigation measures require adherence to management practices to protect and enhance water quality and directs the City to support on-going groundwater recharge efforts in the Central Basin. • Mitigation Measures 3.5/51.0 to 55.0 reduced impacts related to non-point source pollution (IM 3.5/AA) to a less-than-significant level. These mitigation measures mandate that specific water quality investigations be submitted as part of development projects and that the City should develop community-based programs to educate residents and businesses to reduce non-point source pollution. These mitigation measures also require all development to meet the requirements of the City's Best Management Practices, the City's NPDES permit and the County's Urban Runoff Clean Water Program to mitigate stormwater pollution. Transit Center EIR. The following impacts and mitigation measures related to hydrology and water quality were identified in this EIR. • Mitigation Measure 4.7-1 reduced the impact related to non-point source pollution (Impact 4.7-3) to a less-than-significant level. This measure required future individual site developers to prepare and implement erosion control plans. If needed, additional provisions may be required for the proper handing and disposal of hazardous materials. Associated Mitigation Measure 4.7-2 required each developer to prepare and implement a Stormwater Pollution Prevention Plan to Regional Water Board standards. • Mitigation Measure 4.7-3 reduced the construction impact related to short-term increases of soil erosion from wind and water (Impact 4.7-4) to a less-than- significant level. This mitigation required individual project developers to prepare and implement erosion control plans for the project construction period, consistent with Regional Water Board standards. Measures included but were not limited to revegetation of graded areas, protection of stockpiled material, constructing sediment ponds and related items. The proposed project shall adhere to all of the applicable above previous mitigation measures. Project Impacts a) Violate any water quality standards or waste discharge requirements? No New Impact. Approval and construction of the proposed development project would add impervious surfaces to the undeveloped site that would increase the amount of stormwater runoff and potentially degrade water quality. The southern portion of the site has been paved for a former use of the property. Mitigation Measure City of Dublin Page 55 Initial Study/Dublin Site A-1 August 2014 3.5/51.0 contained in the EDSP EIR requires each project developer in the Eastern Dublin planning area prepare and submit a water quality investigation. The City of Dublin also requires new development proposals to adhere to the most recent surface water quality standards adopted by the Regional Water Quality Control Board. For this project, the developer is proposing to install bio-filtration ponds along the western side of the site, adjacent to the Iron Horse Trail. A hydromodifciation pond would also be provided on the site to reduce peak stormwater flows from the site, as required by the Regional Water Quality Control Board to ensure that water quality and waste discharge standards are met. The proposed water quality facilities will ensure that no new or more significant severe impacts with respect to water quality violations or wastewater discharges would result than have been previously analyzed and that previously adopted mitigations are implemented by the project. No additional analysis is required. b) Substantially deplete groundwater recharge areas or lowering of water table? No New Impact. No new or more significant severe impacts are anticipated with regard to depletion of groundwater resources than have been analyzed in previous CEQA documents. A portion of the site would remain as open space that would allow recharge of the underground aquifer. Stormwater runoff from the site would be directed to proposed stormwater basin located on the southern portion of the site that would allow recharge into the underground aquifer. Also, the proposed water source for this project would rely on surface water supplies from DSRSD and not local groundwater supplies. The project is required to comply with EDEIR mitigation measures 3.5/49 and 50 to protect water quality and support Zone 7's groundwater recharge program. No new or more severe significant impacts would occur with respect to this topic than has been previously analyzed in other CEQA documents. No additional analysis is required. c) Substantially alter drainage patterns, including streambed courses such that substantial siltation or erosion would occur? No New Impact. New impervious surfaces would be added to the project site to accommodate new dwellings, roadways, driveways and similar surfaces, consistent with the development assumptions in the prior EIRs. Existing drainage patterns may be slightly modified based on proposed development. However the project developer is subject to the Eastern Dublin EIR requirement to prepare a site-specific storm drainage master plan and Transit Center EIR Mitigation Measure 4.7-3 requiring project developers to implement an erosion control plan to minimize polluted run-off reduced impacts related to changed drainage patterns to a less-than-significant level. The project remains subject to these adopted mitigations and has submitted necessary studies and documentation to the City of Dublin (source: Mike Porto, City of Dublin, 5/29/14). No new or more severe significant impacts would result with respect to changed drainage patterns than have been previously analyzed in the Eastern Dublin EIR and no additional analysis is required. d) Substantially alter drainage patterns or result in flooding, either on or off the project site? No New Impact. As noted above, drainage patterns may be slightly modified to accommodate the proposed project; however, proposed storm drain facilities will be adequately sized for project runoff (see item "e" below) and no flooding City of Dublin Page 56 Initial Study/Dublin Site A-1 August 2014 impacts would occur. No new or more severe significant impacts are anticipated than have been previously analyzed. No additional analysis is required. e) Create stormwater runoff that would exceed the capacity of drainage systems or add substantial amounts of polluted runoff? No New Impact. The Project is subject to adopted Eastern Dublin EIR Mitigation Measures 3.5/44.0-48.0 . These mitigation measures require new storm drainage facilities as part of new development and requires developers to prepare storm drain plans for individual development projects. Transit Center EIR Mitigation Measure 4.7-3 also requires individual project developers to prepare an implement erosion control plans. In compliance with existing EIR mitigation measures, the project applicant proposes the construction of both a series of bio-retention swales and a hydromodification pond to comply with both City requirements and previous EIR mitigation measures. The project would include residential development as assumed in the prior EIRs and proposes storm drain facilities adequately sized for project runoff and designed to filter out pollutants. No new or more significant severe impacts have been identified in this Initial Study regarding increases in stormwater runoff and pollutants than have been previously analyzed. No additional analysis is required. f) Substantially degrade water quality? See items "a" and "e." g) Place housing within a 100-year flood hazard area as mapped by a Flood Insurance Rate Map? No New Impact. As noted in the Environmental Setting section, above, a portion of the site lies within a 100-year flood hazard area. This was noted in Impact 4.7-2 in the Transit Center EIR. Since certification of the Transit Center EIR, the site has been graded and filled to raise the site above the flood hazard area and the project applicant proposes to submit a CLOMR to the Federal Emergency Management Agency to eliminate the current flood hazard designation on a portion of the site. No new or more significant impacts are anticipated than have been previously analyzed. No additional analysis is required. h, i) Place within a 100-year flood hazard boundary structures that impeded or redirect flood flow, including dam failures? NI. Compliance with the City of Dublin's Comprehensive Emergency Management Plan will ensure that hazards to visitors and residents on the site as a result of dam failure will be reduced to a less-than- significant level by providing an emergency evacuation plan in the event of a dam failure. j) Result in inundation by seiche, tsunami or mudflows? No New Impact. The project site is located well inland from San Francisco Bay or other major bodies of water to be impacted by a tsunami or seiche. Since the site and surrounding properties are relatively flat(less than 2 percent cross slope), no impacts are anticipated with respect to landslide hazard. No new or more significant severe impacts would result than have been previously analyzed and no additional analysis is required. City of Dublin Page 57 Initial Study/Dublin Site A-1 August 2014 10. Land Use and Planning Environmental Setting The project site is vacant and contains no dwellings or other structures. Surrounding uses include a combination of developed and undeveloped properties within the Eastern Dublin Planning area. Property to the east within the Transit Center have been developed with an apartment complex. Property to the south of the apartment is vacant. The property west and south of the site has been developed with light industrial land uses. Properties to the north are within Parks Reserve Forces Training Facility (Camp Parks) but was recently approved for private development as part of the Dublin Crossings development. Project Impacts a) Physically divide an established community? No New Impact. The project site is located in the Eastern Dublin planning area. Uses to the north, south and west of the project site are developed or approved for development(Dublin Crossings) . Property to the southeast is vacant but are included in the Dublin Transit Center project site so that future development is envisioned. The project reflects the type and location of development assumed in the prior EIRs. As noted in the extensive land use discussion in the Transit Center EIR(see, e.g., Impact 4.8-2), the Project sire is consistent with existing and anticipated land uses and would not divide an established community. No new or more significant severe impacts have been identified in this Initial Study than have been previously analyzed. No additional analysis is required. b) Conflict with any applicable land use plan,policy or regulation? No New Impact. Amendments have been requested to the General Plan and Eastern Dublin Specific Plan to reduce the residential density such that the number of dwellings would be less with the proposed project than has been previously approved (131 approved v. 52 proposed). The project would still include medium high density residential uses; no changes are proposed to any regulation regulating environmental protection. No new or more significant severe impacts are anticipated with regard to land use regulations than have been previously analyzed in prior EIRs. No additional analysis is required. c) Conflict with a habitat conservation plan or natural community conservation plan? No New Impact. The project site lies within the Eastern Alameda County Conservation Strategy (EACCS) planning area. The City of Dublin utilizes the Conservation Strategy as guidance for environmental permitting for public projects, and private development projects are encouraged to use the EACCS as a resource as well. The Conservation Strategy embodies a regional approach to permitting and mitigation for wildlife habitat impacts associated with land development, infrastructure, and other activities. The Conservation Strategy is neither a Habitat Conservation Plan nor a Natural Community Conservation Plan, but is a document intended to provide guidance during the project planning and permitting process to ensure that impacts are offset in a biologically effective City of Dublin Page 58 Initial Study/Dublin Site A-1 August 2014 manner. The project site has never been subject to an HCP or NCCP; so there would therefore be no new or significantly more severe significant impacts than previously analyzed in the Eastern Dublin EIR and the Transit Center EIR. No additional analysis is required. 11. Mineral Resources Environmental Setting The project site contains no known mineral resources. This is based on the Eastern Dublin EIR. Project Impacts a, b) Result in the loss of availability of regionally or locally significant mineral resources? No New Impact. Neither the Eastern Dublin EIR nor the 2002 EIR indicate that significant deposits of minerals exist on the project site, so no new or more severe impacts would occur than have been previously analyzed. No additional analysis is required. 12. Noise Environmental Setting The City of Dublin defines "noise" as a sound or series of sounds that are intrusive, irritating, objectionable and/or disruptive to daily life. Noise is primarily a concern with regard to noise sensitive land uses such as residences, schools, churches and hospitals. Although noise is controlled around commercial, industrial and recreation uses, community noise levels rarely exceed maximum recommended levels for these uses. Regulatory Setting The Noise Element of the General Plan identifies the following primary sources of noise in Dublin: traffic noise from freeways and major roadways within the community and noise generated by the BART line adjacent to the I-580 freeway. On the project site, primary noise sources include vehicle noise from Dublin Boulevard and distant noise from operations at Parks RFTA. The Noise Element identifies the following maximum noise exposure levels by land use type. City of Dublin Page 59 Initial Study/Dublin Site A-1 August 2014 Table 3. City of Dublin Land Use/Noise Compatibility Standards (decibels) Land Use Normally Conditionally Normally Clearly Acceptable Acceptable Unacceptable Unacceptable Residential 60 or less 60-70 70-75 75+ Lodging Facilities 60 or less 61-80 71-80 Over 80 Schools,churches, 60 or less 61-70 71-80 Over 80 nursing homes Neighborhood 60 or less 61-65 66-70 Over 70 parks Office/Retail 70 or less 71-75 76-80 Over 80 Industrial 70 or less 71-75 Over 75 -- Source: Dublin General Plan Noise Element, Table 9-1, 2012 The City of Dublin also enforces an interior noise standard of 45 decibels for residential dwellings. Previous CEQA documents Eastern Dublin EIR. The Eastern Dublin EIR notes that major noise sources within Eastern Dublin include traffic noise from arterial roadways, helicopter overflights from Camp Parks RFTA, west of Tassajara Road, noise generated by development of land uses under the Specific Plan and General Plan and construction noise. No specific significant future noise sources are identified on the project site. The Eastern Dublin EIR contains a number of mitigation measures to reduce anticipated noise impacts from the General Plan and EDSP project. These include: • Mitigation Measures 3.10/1.0 reduced impacts related to exposure of proposed housing to future roadway noise (IM 3.10/A) to a less-than-significant level. This mitigation measure require that all future development projects within a future CNEL 60 noise contour have an acoustic analysis prepared to ensure that future dwelling units meet City interior noise exposure levels. • Mitigation Measures 3.10/4.0 and 5.0 reduced impacts related to construction noise (IM 10/E) to a less-than-significant level. These mitigation measures require developers to submit construction noise management plans and to limit hours of construction operations and similar items. Transit Center EIR. The Transit Center EIR identified the following impacts and mitigation measures. • Mitigation Measure 4.9-1 reduced short-term construction noise (Impact 4.9-1) to a less-than-significant level by requiring individual project developers to prepare Construction Noise Management Plans and to have these approved by the Dublin Community Development and Public Works Departments prior to the issuance of a grading permit. Each plan shall identify specific noise reduction measures, including listing of construction hours, use of mufflers on construction City of Dublin Page 60 Initial Study/Dublin Site A-1 August 2014 equipment, on-site speed limits for construction equipment and similar measures. • Mitigation Measure 4.9-2 reduced impacts related to permanent noise on residential uses (Impact 4.9-2) to a less-than-significant level by requiring individual residential developers to prepare acoustic reports that lists specific measures to be taken to reduce noise to City exposure limits, including but not limited to window glazing, ventilation systems and noise barriers. • Mitigation Measure 4.9-3 reduced impacts related to helicopter overflights from Parks RFTA (Impact 4.9-3) to a less-than-significant level by requiring notification of such overflights to future residents. The proposed project will be required to comply with applicable noise mitigation measures identified above. Project Impacts a) Would the project expose persons to or generate noise levels in excess of standards established by the General Plan or other applicable standard? No New Impact. As analyzed in previous EIRs, development of proposed residential land uses on the project site would increase noise on the project site and future residences would be also be subject to traffic noise from vehicles using Dublin Boulevard to the north. Consistent with EDEIR mitigation measure 3.10/1.0, the applicant completed a site-specific acoustic report ("Dublin Transit Site A-1, Environmental Noise Summary" prepared by Charles M. Salter Sr Associates dated December 18, 2013). The Salter report is hereby included by reference into this Initial Study and is available for review at the Dublin Community Development Department during normal business hours. As required by the Eastern Dublin EIR and Transit Center EIR, the Salter report includes specific recommendations regarding glazing specifications for residences facing Dublin Boulevard to meet local and state interior noise levels and other project design and construction recommendations to meet City exterior noise exposure levels. According to City staff, although balconies would be provided for upper floor units, no balconies would face Dublin Boulevard and thus would be consistent with applicable standards and adopted mitigations. Adherence to Eastern Dublin EIR noise mitigation measures, noise standards in the Eastern Dublin Specific Plan and the City noise ordinance will reduce noise to a less-than-significant level. No new or more significant noise impacts have been identified than have previously analyzed. The project would contribute to cumulative noise conditions identified as Impact 3.10/B in the Eastern Dublin EIR, which is exposure of existing residences to future roadway noise. This impact was found to be significant and unavoidable in the Eastern Dublin EIR. Also, EDSP EIR Impact 3.10/D, exposure of proposed residential development to noise from future military training activities at Parks RFTA, was found to be significant and unavoidable. However, the Transit Center City of Dublin Page 61 Initial Study/Dublin Site A-1 August 2014 EIR analyzed this impact specific to the Transit Center and High Density Residential uses, including for the project site and revised the impact to less than significant after mitigation. The required mitigation calling for notice to future residents will be implemented through conditions of approval on the project. No new or more significant noise impacts have been identified than have previously analyzed. The impacts will be somewhat reduced due to the reduced number of dwelling units;however, all applicable mitigations have been or will be implemented through project approvals in compliance with the adopted mitigations. No further analysis is required. b) Exposure of people to excessive groundborne vibration or groundborne noise levels? No Impact. The proposed project would not include construction or operational elements that would result in significant groundborne vibration levels to nearby residents (source: Mark McClellan, project engineer, 5/5/14). No impacts would result with respect to vibration or groundborne vibration than was analyzed in previous CEQA documents on the project site and no additional analysis is required. c) Substantial permanent increases in ambient noise levels? No New Impact. Increased levels of permanent noise on the project that would occur based on project development were addressed through adherence to applicable mitigation measures contained in the prior EIRs, as implemented through the Charles M. Salter acoustic report, cited above. The fewer number of dwellings on the project site (52) than the approved project (131) would also generate fewer vehicle trips to and from the site and would also represent a fewer number of mechanical systems on the site that would generate localized noise. No new or more significant severe impacts have been identified in this Initial Study than have been previously analyzed. No additional analysis is required. d) Substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project? No New Impact. Increased levels of short-term construction noise generated on the project site were addressed through mitigation measures contained in the Eastern Dublin EIR and the Transit Center EIR. These measures require project developers to prepare and submit a Construction Noise Management Plan with construction documentation to reduce noise exposure, as identified above. No new or more severe significant impacts have been identified in this Initial Study than have been previously analyzed. No additional analysis is required. e, f) For a project located within an airport land use plan, would the project expose people to excessive noise levels? No New Impact. Based on Exhibit 3-2 contained in the Livermore Municipal Airport Land Use Compatibility Plan (2012), the site lies north of the noise compatibility zone for this airport. The project site would therefore not be subjected to substantial aircraft noise from this airport. However, the Transit Center EIR notes that the site could be subject to potential noise from helicopter operations from Parks RFTA and the project applicant's adherence to Transit Center EIR Mitigation Measure 4.9-3. No new or more significant severe City of Dublin Page 62 Initial Study/Dublin Site A-1 August 2014 impacts are therefore anticipated in terms of this topic than was previously analyzed in previous CEQA documents. No additional analysis is required. 13. Population and Housing Environmental Setting The project is currently vacant and contains no dwellings. Project Impacts a) Induce substantial population growth in an area, either directly or indirectly? No New Impact. Approval of the proposed project would not induce substantial additional population growth in the Eastern Dublin area, since development on the affected properties has long been envisioned in the Dublin General Plan, the Eastern Dublin Specific Plan and The Dublin Transit Center Stage 1 zoning and was assumed in both prior EIRs. Approval of the proposed project would result in fewer dwellings being constructed than currently approved on the site (131 units currently anticipated v. 52 proposed)but would still be the same type and location of development assumed in the prior EIR analyses. No new or more severe significant impacts than were previously analyzed are therefore anticipated with respect to this topic. No additional analysis is required. b,c) Would the project displace substantial numbers of existing housing units or people? No New Impact. Since the site is vacant, no housing units or people would be displaced should be project be approved and implemented. No houses were on the site when the prior EIRs were certified. No new or more severe significant impacts than were previously analyzed are therefore anticipated with respect housing displacement. No additional analysis is required. 14. Public Services Environmental Setting The following provide essential services to the community: • Fire Protection. Fire protection services are provided by the Alameda County Fire Department. The Department provides fire suppression, emergency medical response, fire prevention, education, building inspection services and hazardous material control. The nearest station is Station 17 at 6200 Madigan Drive. • Police Protection: Police and security protection is provided by the Alameda County Sheriff under contact to the City of Dublin. City of Dublin Page 63 Initial Study/Dublin Site A-1 August 2014 • Schools. The Dublin Unified School District provides K-12 educational services for properties on the project site. • Library Services: Alameda County Library service. • Maintenance. Maintenance of streets, roads and other governmental facilities are the responsibility of the City of Dublin. Previous CEOA documents Eastern Dublin EIR. Applicable mitigation measures contained in Eastern Dublin EIR addressing fire and police protection include: • Mitigation Measure 3.4/7.0: Establish appropriate funding mechanisms to cover up-front costs of capital fire improvements. • Mitigation Measure 3.4/9.0: Incorporate Fire Department recommendations on project design relating to access, water pressure, fire safety and prevention into the requirements of development approval. • Mitigation Measure 3.4/10.0: Ensure, as a requirement of project approval, that an assessment district, homeowners association or other mechanism is in place that will provide regular long-term maintenance of the urban/open space interface. • Mitigation Measure 3.4/12.0: The City shall work with the Fire Department and qualified biologists to prepare a wildfire management plan for the project area. • Mitigation Measure 3.4/1.0: Provide additional personnel and facilities and revise beats as necessary in order to establish and maintain City standards for police protection service in Eastern Dublin. • Mitigation Measure 3.4/3.0-5.0: Incorporate into the requirements of project approval Police Department recommendations on project design that affect traffic safety and crime prevention. Transit Center EIR. The following impacts regarding public services were identified in the Transit Center EIR. • Mitigation Measure 4.12-1 reduced impacts related to fire protection service (Impact 4.12-1) by requiring future high-rise buildings more than 6 stores tall to incorporate augmented fire protection features including but not limited to caching fire equipment on upper floors and other measures as identified by the Alameda County Fire Marshal. • Mitigation Measure 4.12-2 reduced impacts to police services (Impact 4.12-2) by requiring individual developments within the Transit Center to a less- City of Dublin Page 64 Initial Study/Dublin Site A-1 August 2014 than-significant level by requiring individual project developers to submit a safety and security plan to the Dublin Police Services Department. • Mitigation Measure 4.12-3 reduced impacts to schools (Impact 4.12-3) to a less-than-significant level by requiring the project proponent to enter into school mitigation program with the Dublin Unified School District to pay fees necessary to off-set costs for new schools. The project will be required to comply with the above mitigation measures as applicable. Project Impacts a) Fire protection? No New Impact. As reflected in the prior EIRs, approval and implementation of the proposed project would increase the number of fire and emergency medical calls for service that would need to be responded to by the Alameda County Fire Department, the City of Dublin's contract fire department, as a result of a greater number of dwellings on the vacant project site. The proposed project is required to adhere to mitigation measures, including payment of public facility impact fees to assist in funding new fire stations (Eastern Dublin EIR Mitigation Measure 3.4/7.0). The project developer is required to pay these fees prior to issuance of building permits. Consistent with Eastern Dublin EIR Mitigation Measure 3.4/9.0, proposed development on the project site will be conditioned to meet Fire Department requirements including but not limited to maintaining minimum water pressure and fire flow, providing adequate site access, using fire retardant building materials and similar features. Proposed residences on the site would contain a maximum of three stories and the requirements of Transit Center Mitigation Measure 4.12-1 to require augmented fire protection measures for buildings containing 6 stories or more would not apply to this project. Based on discussions with Alameda County Fire Department staff, there would be no new or substantially more severe significant impacts with respect to fire service beyond that analyzed in previous CEQA documents (source: Bonnie Terra, Alameda County Fire Department, 4/7/14) and no new or expanded fire stations would be needed to provide fire and emergency service for the proposed project. No additional analysis is required. b) Police protection? No New Impact. No New Impact. Similar to fire protection, there would be no new impact with regard to police protection, based on mitigation measures included in the Eastern Dublin EIR and Transit Centre EIR,both of which assumed residential uses on the project site. These Mitigation Measures include paying City of Dublin public facility impact fees to assist in funding new police facilities (EDSP EIR Mitigation Measure 3.4/1.0), incorporating Police Department safety and security requirements into the proposed project, including but not limited to adequate locking devices, security lighting and ensuring adequate surveillance for structures and parking areas (EDSP EIR Mitigation Measures 3.4/3.0-5.0). The Transit Center EIR mitigations also include submittal of a safety and security plan (MM 4.12-1). City of Dublin Page 65 Initial Study/Dublin Site A-1 August 2014 Based on discussions with Dublin Police Services Department staff, there would be no new or substantially more severe impacts with respect to police service associated with the proposed project beyond that analyzed in previous CEQA documents (source: Captain Tom McCarthy, Dublin Police Services, 4/7/14). No additional analysis is required. c) Schools? No New Impact. No new impacts to school service are anticipated should the proposed project be approved since payment of mandated statutory impact fees at the time of issuance of building permits will provide mitigation of educational impacts of the proposed project pursuant to provisions in the Government Code. The currently proposed project would result in fewer school- aged children to be accommodated in DUSD school facilities than was assumed in the Eastern Dublin or Transit Center EIRs and mitigation of impacts is limited by statute to payment of impact fees to the District by the project developer. There would be no new or substantially more severe significant impacts with respect to this impact than has been previously analyzed in previous CEQA documents. No additional analysis is required. d) Other governmental service, including maintenance of public facilities? No New Impact. Maintenance of public facilities would continue to be provided by the City of Dublin with no new impacts in regard to this topic since residential development at a higher density was assumed in both prior EIRs. New public facilities will be required to be designed to meet City of Dublin standards. There would therefore be no new or substantially more severe significant impacts with respect to this impact than has been previously analyzed in previous CEQA documents. No additional analysis is required. 15. Recreation Environmental Setting No neighborhood or community parks and/or recreation services or facilities exist on the project site. However, the City of Dublin maintains a wide range of park facilities throughout the community. Regional park facilities are provided by the East Bay Regional Park District, which maintains a large number of regional parks, trails and similar recreation facilities in Alameda and Contra Costa County. Previous CEQA documents Eastern Dublin EIR. Applicable mitigation measures contained in Eastern Dublin EIR addressing recreation include: • Mitigation Measure 3.4/29.0: Ensure, as a part of the approval process, that each new development provide its fair share of planned open space, parklands and trail corridors. City of Dublin Page 66 Initial Study/Dublin Site A-1 August 2014 • Mitigation Measure 3.4/31.0: Calculate and assess in-lieu park fees based on the City's parkland dedication ordinance. Credit towards parkland dedication requirements will only be given for level or gently sloping areas suitable for active recreation use. • Mitigation Measure 3.4/36.0: Require developer to dedicate public access easements along ridgetops and stream corridors to accommodate the development of trails and staging areas. Transit Center EIR. Impacts to parks and recreational facilities were found to be less- than-significant and no mitigation measures were contained in this EIR. The current project will be required to comply with applicable mitigation measures identified above. Project Impacts a) Would the project increase the use of existing neighborhood or regional parks? No New Impact. As envisioned in previous CEQA documents for the site, approval and construction of the proposed project would increase the use of nearby City or regional recreational facilities, since it would include increasing the on-site permanent population currently on the site. However, there would be fewer residents on the site with the proposed project (52 dwellings) than would occur with the current site zoning (131 dwellings). The applicant proposes to provide one private park on the site and will be required to pay City of Dublin Community Facility Fees to assist in providing off-site parks. There would therefore be no new or more severe impacts with respect to recreation than were previously analyzed. No additional analysis is required. b) Does the project include recreational facilities or require the construction of recreational facilities? See item "a," above. 16. Transportation/Traffic Environmental Setting Roadways and freeways. The project area is served by Dublin Boulevard, an arterial road that provides major east-west access through the City of Dublin. Local access to the I- 580 freeway, the major regional corridor is provided via either Dougherty Road west of the site or Hacienda Drive east of the site. Local roadways have been constructed within the portion of the Dublin Transit Center, located east of the project site. Existing transit service. Transit service to the project site is provided by City of Dublin Page 67 Initial Study/Dublin Site A-1 August 2014 The Livermore/Amador Valley Transit Authority (LAVTA) which provides bus service in Dublin and throughout the Tri-Valley. Bus stops are provided along Dublin Boulevard. The Bay Area Rapid Transit District (BART) provides regional rapid transit service with the nearest station located just southeast of the project site. Existing Bicycle and Pedestrian Facilities. Both pedestrian and bicycle facilities are provided north of the site along Dublin Boulevard, as well as on the Iron Horse Trail immediately west of the site. Existing streets within the Dublin Transit Center, east of the site, also provide for both pedestrian and bicycle circulation. Previous CEQA documents Eastern Dublin EIR. The Eastern Dublin EIR contains a number of mitigation measures to reduce anticipated traffic impacts from the General Plan and EDSP project. These measures generally include construction of new roadways, widening of existing roadways and improvements to local freeway facilities to accommodate anticipated increases in the number of vehicles associated with the build out of the Eastern Dublin area. With the exceptions noted below, the EIR found that all traffic and transportation impacts could be reduced to less-than-significant levels with adherence to mitigation measures identified in the EIR. A number of impacts could not be reduced to a level of insignificance even with mitigations. These include: impacts to the I-580 freeway between I-680 and Hacienda Drive (IM 3.3/B), impacts to the I-580 Freeway between Tassajara Road and Airway Boulevard (IM 3.3/C), cumulative freeway impacts (IM 3.3/E) impacts to Santa Rita Road and T-580 Eastbound ramps (IM 3.3/I), and cumulative impacts to Tassajara Road (IM 3.3/N). Transit Center EIR. This CEQA document identified the following significant supplemental impacts and mitigation measures related to traffic and transportation. • Mitigation Measure 4.11-1 required roadway improvements for the Scarlett Drive extension, the Dublin Boulevard/Dougherty Road intersection and the hacienda Drive/I-580 westbound off-ramp to reduce impacts related to project traffic on external roadway intersections to a less-than-significant level (Impact 4.11-1). • Mitigation Measure 4.11-2 reduced the impact of parking on the Transit Center site with respect to future BART parking (Impact 4.11-4). This measure required the City to post all on-street parking within the Transit Center for limited parking hours (2-4 hours). Individual development projects are to be designed to limit BART parking. • Mitigation Measure 4.11-3 partially but not fully reduced impacts related to cumulative traffic (Impact 4.11-5). This mitigation measure required additional roadway improvements to the Dougherty Road/Dublin Boulevard intersection which was found to be infeasible. • Mitigation Measure 4.11-4 reduced local roadway segments impacts (Impact 4.11-6) to a less-than-significant level be requiring the widening of Hacienda City of Dublin Page 68 Initial Study/Dublin Site A-1 August 2014 Drive between Central Parkway and Gleason Drive from three to four lanes and the Scarlett Drive extension should be constructed between Dublin Boulevard and Dougherty Road. • No feasible mitigation was found to reduce impacts to mainline freeway operations in the year 2025 (Impact 4.11-7) and this impact was found to be significant and unavoidable. The proposed project will be required to comply with all of the above applicable transportation and circulation mitigation measures. Project Impacts a,b) Conflict with applicable plans related to the effectiveness of the circulation system, including all modes of travel, including intersections, streets, highways and other components or conflict with an applicable congestion management program, including level of service standards, travel demand measures and other applicable standards? The Eastern Dublin EIR and the subsequent Transit Center EIR considered the development of the project site with residential land uses on the local and regional roadway and freeway networks and adopted mitigation measures to address the impacts thereof (see the above section). As noted above, even though the City of Dublin has anticipated development of up to 131 high-density dwellings on this portion of the Transit Center site, the applicant is now proposing up to 52 medium-high density dwellings on the same site. Table 4, below, compares daily, AM peak and PM peak trips on the site from approved and proposed development programs. Table 4. Trip Generation Comparison Land Use Size(du) Daily A.M.Peak Hour P.M. Pe_ak Hour Rate Total Rate Total Rate Total Approved Use 131 6.65 871 0.51 67 0.62 81 Proposed Use 52 6.65 346 0.51 27 0.62 32 Difference -525 -40 -49 Source: ITE, Trip Generation, Apartment (#220), 9th edition, 2012 Based on the above table, the proposed Site A-1 project would generate an estimated 40 fewer A.M. peak hour trips, 49 fewer P.M. peak hour trips and 525 fewer daily trips than the amount of development analyzed in the Transit Center EIR. However, if approved and constructed, the project would continue to contribute to significant and unavoidable cumulative project impacts as part of the larger Eastern Dublin project. The Eastern Dublin EIR identified such impacts on the following roads and transportation facilities: • 1-580 freeway between I-680 and Hacienda Drive; • The Santa Rita Road/I-580 eastbound ramps; City of Dublin Page 69 Initial Study/Dublin Site A-1 August 2014 • The Dublin Boulevard/Hacienda Drive and Dublin Boulevard/Tassajara Road intersection; • Other impacts to Tassajara Road, as identified in the EIR. No new or more severe significant impacts would result with respect to this topic than was previously analyzed in other CEQA documents. No additional analysis is required. c) Change in air traffic patterns? No Impact. The proposed project includes residential uses and would have no impact on air traffic patterns. d) Substantially increase hazards due to a design feature or incompatible use? No Impact. Approval of the proposed project would add new driveways, sidewalks and other vehicular and pedestrian travel ways where none currently exist. The current development proposal will be required to comply with current City engineering design standards and other safety standards to ensure that no safety hazards would be created or exacerbated. No new or more severe impacts with respect to design hazards would be created by the project. e) Result in inadequate emergency access? No Impact. One access drive is proposed from Campbell Drive, which has been approved by the Alameda County Fire Department. No impacts would result with respect to this topic. f) Conflict with adopted policies,plans or programs regarding public transit, pedestrian facilities or otherwise decrease the performance or safety of such facilities? No New Impact. No conflicts to plans, policies or programs that promote public transit, pedestrian use or similar features were identified in previous CEQA reviews for the subject property. No new or more severe significant impacts have been identified in this Initial Study that has been previously analyzed in other CEQA documents for the project site. No additional analysis is required. 17. Utilities and Service Systems Environmental Setting The project area is served by the following service providers: • Water supply and distribution: Dublin San Ramon Services District (DSRSD). • Sewage collection and treatment;recycled water: DSRSD. • Storm drainage: City of Dublin and Zone 7. • Solid waste service: Amador Valley Industries • Electrical and natural gas power: Pacific Gas and Electric Co. City of Dublin Page 70 Initial Study/Dublin Site A-1 August 2014 • Communications: AT &T Previous CEOA documents Eastern Dublin EIR. In terms of water resources, the Eastern Dublin EIR identified overdraft of groundwater resources (Impact 3.5/P) as a potentially significant impact Adherence to Mitigation Measures 3.5/24.0 and 25.0 would reduce this impact to a level of insignificant. These measures require the City of Dublin to coordinate with DSRSD to develop recycled water resources and otherwise carefully use water resources and that all new development in the Eastern Dublin project area to connect to the DSRSD water system. Impact 3.5/Q identified an increase in water demand as a potentially significant impact, but this impact could be mitigated to an insignificant level based on implementation of Mitigation Measures 3.5/26.0-31.0. These mitigation measures require implementation of water conservation measures in individual development projects and construction of new system-wide water improvements which are funded by development impact fees. Another related impact identified in the Eastern Dublin EIR is the need for additional water treatment plant capacity (Impact 3.5/R). This impact was identified as being reduced to a level of insignificance through the implementation of Mitigation Measures 3.5/32.0-33.0, which requires improvement to the Zone 7 water system, to be funded by individual development impact fees. Impact 3.5/S (lack of a water distribution system) was identified as a potentially significant impact in the Eastern Dublin EIR, but this impact has been reduced to an insignificant level through adherence to Mitigation Measure s3.5/34.0-38.0. These mitigations require upgrades to the project area water system and provision of a "will serve" letter prior to issuance of a grading permit. Impact 3.5/T identified a potentially significant impact related to inducement of substantial growth and concentration of population in the project area. The Eastern Dublin EIR found that this was a significant and unavoidable impact. Regarding sewer service, the Eastern Dublin EIR identified Impact 3.5/B (lack of a wastewater collection system) as a potentially significant impact that could be mitigated through adherence to Mitigation Measures 3.5/1.0-5.0. These measures require DSRSD to prepare an area-wide wastewater collection system master plan, requires all new development to be connected to DSRSD's public sewer system, discourages on-site wastewater treatment, requires a "will-serve" letter from DSRSD and requires that all sewer facilities be constructed to DSRSD engineering standards. Impact 3.5 noted an impact with regard to extension of a sewer trunk line with capacity to serve new development, but could be reduced to an insignificant level since the proposed Eastern Dublin Specific Plan sewer system has been sized to accommodate increased sewer demand from the proposed Specific Plan project. Impact 3.5/G found that lack of wastewater disposal capacity as a significant impact. An upgraded wastewater disposal facility has been constructed by the Livermore Amador Valley Water Management Agency and is operational. Impact 3.5/E identified lack of wastewater treatment plant capacity as a potentially significant impact, which could be reduced to an insignificant level through adherence to Mitigation Measures 3.5/7.1, 8.0 and 9.0. These measures require completion of a design-level wastewater investigation, ensuring that adequate wastewater treatment capacity is available to serve proposed development and to City of Dublin Page 71 Initial Study/Dublin Site A-1 August 2014 ensure that DSRSD increases the treatment capacity of their wastewater treatment capacity These Mitigation Measures apply to DSRSD and have been completed so that adequate wastewater treatment capacity exists to serve this project as document in the "project impact" section, below. Transit Center EIR. The following utility services impacts and mitigation measures were noted in the 2002 Transit Center EIR. • Mitigation Measure 4.12-4 reduced impacts to provision of electrical service to the Transit Center site (Impact 4.12-8) to a less-than-significant level by requiring applicants for individual projects to submit a will-serve letters to the City prior to issuance of a building permit. The project developer shall be required to adhere to the applicable Eastern Dublin EIR and Transit Center EIR mitigation measures. Project Impacts a) Exceed wastewater treatment requirements of the RWQCB? No New Impact. The current project would contain the same type of development as analyzed in the EDEIR and Transit Center EIR and,based on recent discussions with DSRSD staff (noted below)regarding this project, the proposed project would not exceed wastewater requirements of the Regional Water Quality Control Board (RWQCB). No new or more severe significant impacts with respect to wastewater treatment requirements have been identified in this Initial Study than have been analyzed in previous EIRs. No additional analysis is required. b) Require new water or wastewater treatment facilities or expansion of existing facilities? No New Impact. Water, recycled water and wastewater extensions to existing mains that currently exist within the Dublin Transit Center would need to be constructed to serve the amount of development proposed in the development application. According to a representative of DSRSD, District wastewater collection, treatment and disposal facilities from the construction of the proposed project would not result in a new or more severe significant impacts than were analyzed in previous CEQA documents which assumed residential development of the site at a higher density than now proposed (source: Stan Kolozdie, DSRSD, 4/7/14). The proposed project would also contribute to cumulative impacts related to consumption of non-renewable natural resources (Impact 3.4/S, increase in energy use though increased wastewater treatment and disposal and though the operation of the water system (Impact 3.5/F, H, and U), and inducement of substantial growth and concentration of population (Impact 3.5/T). All of these impacts were identified as significant and unavoidable in the Eastern Dublin EIR and were overridden by the City Council. The project still includes residential use,but at a lower density. The previously identified impacts would be somewhat reduced,but not to less than significant. The project would not result in any new or more severe significant impacts than analyzed in the prior EIRs. No additional analysis is required. City of Dublin Page 72 Initial Study/Dublin Site A-1 August 2014 c) Require new storm drainage facilities? No New Impact. The proposed development project would require new and or upgraded drainage facilities to support proposed development. Consistent with Eastern Dublin EIR Mitigation Measures and City requirements, the project developer will be required to install new or upgraded on and off-site (if required) storm drain systems that comply with City of Dublin and Zone 7 standards. The current project would include on-site storm pipes and a water quality pond to ensure consistency with regional C.3 hydromodification standards and vegetated bioswales along the western side of the site to filter stormwater runoff. No new or more severe significant impacts are anticipated with respect to storm drain facilities that have been analyzed in previous CEQA documents. No additional analysis is required. d) Are sufficient water supplies available? No New Impact. Based on the information provided by DSRSD staff, the District has planned for future urban uses on this site (source: Stan Kolozdie, DSRSD, 4/7/14) consistent with assumed future development in the EDEIR and Transit Center EIR. However, DSRSD staff also note that due to the current water emergency resulting from the drought, DSRSD will limit use of recycled for construction purposes. No new or more severe significant are anticipated with respect to water supplies than have been previously analyzed. No additional analysis is required. e) Adequate wastewater capacity to serve the proposed project? See response to "a," above. e, f) Solid waste disposal? No New Impact. The project site is within the franchise area of Amador Valley Industries that provides residential and commercial solid waste pick-up and recycling services. According to representatives of the company, no solid waste service is currently provided to the area, since it is undeveloped. The topic of solid waste disposal was not identified as a potentially significant impact in previous CEQA documents and no new or more severe significant impacts have been identified in this Initial Study than have been previously analyzed. No additional analysis is required. g) Comply with federal, state and local statutes and regulations related to solid waste? No New Impact. The existing service provider will ensure adherence to federal, state and local solid waste regulations. No new or more severe significant impacts are anticipated impacts than have been previously analyzed. No additional analysis is required. 18. Mandatory Findings of Significance a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? No. Potential impacts related to biological resources, including a reduction in habitat area of fish or wildlife species, elimination of a plant or animal community, or elimination of City of Dublin Page 73 Initial Study/Dublin Site A-1 August 2014 an important example of major periods of California history or prehistory was analyzed in the Eastern Dublin EIR and the Transit Center EIR. The proposed project would represent less development intensity than previously analyzed in earlier CEQA documents. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). No. Cumulative impacts of the proposed project have been fully analyzed in the Eastern Dublin EIR and the Transit Center EIR. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? No. No such impacts have been discovered in the course of preparing this Initial Study. Initial Study Preparers Jerry Haag, Urban Planner, project manager Agencies and Organizations Consulted The following agencies and organizations were contacted in the course of this Initial Study: City of Dublin Luke Sims, AICP, Community Development Director Jeff Baker, Assistant Community Development Director Michael Porto, Project Manager Andy Russell PE, City Engineer Obaid Khan, City Transportation Engineer Bonnie Terra, Alameda County Fire Department Chief Tom McCarthy, Dublin Police Services Kathleen Faubion, AICP, Assistant City Attorney California Department of Toxic Substances Control (DTSC) Website DSRSD Stan Kolozdie Applicant Representatives Marshall Torre, Summerhill Homes City of Dublin Page 74 Initial Study/Dublin Site A-1 August 2014 References Dublin, Comprehensive Emergency Management Plan, Annex B, undated Dublin General Plan, City of Dublin, Updated through 7/2/11 Dublin Site 1 A Air Quality Community Risk Assessment, Illingworth &Rodkin, August 2013 Dublin Transit Site A-1 Environmental Noise Summary, Salter Associates December 13, 2013 Eastern Dublin General Plan, Wallace Roberts & Todd, 1993 Eastern Dublin Specific Plan and General Plan Environmental Impact Report, Wallace Roberts &Todd, 1994 Eastern Dublin Comprehensive Stream Restoration Program, Sycamore Associates, 1996 Eastern Dublin Scenic Corridor Policies and Standards,David Gates & Associates, 1996 Livermore Municipal Airport, Airport Land Use Compatibility Plan, ESA Associates, August 2012 Parks and Recreation Master Plan, City of Dublin, 2006 update Phase II Environmental Site Assessment,Dublin Transit Center Site A-1, Dublin CA, ENGEO, September, 2013 Preliminary Geotechnical Exploration Dublin Transit Site A-1, Dublin Boulevard and Campbell Lane, Dublin CA, ENGEO, September 2013 All resolutions and ordinances referenced in the Initial Study are incorporated herein by reference and available for review at City Hall during normal business hours. City of Dublin Page 75 Initial Study/Dublin Site A-1 August 2014 RESOLUTION NO. XX - 14 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A CEQA ADDENDUM AND A RELATED STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE TRANSIT CENTER SITE A-1 PROJECT PLPA 2013-00046 WHEREAS, the Applicant, Summerhill Homes, proposes to develop a 2.86-acre site known as Transit Center Site A-1 for 52 three-story condominium townhouses. The proposed development and applications are collectively known as the "Project"; and WHEREAS, the applications include a General Plan/Eastern Dublin Specific Plan Amendment to change the land use designations from High Density Residential to Medium High Density Residential; and WHEREAS, the applications also include Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting Tentative Subdivision Map 8167; and WHEREAS, the Project Site is located at the southwest corner of Dublin Boulevard and Campbell Lane within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center Village area (APN 986-0034-007); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the Project is in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993, which resolution is incorporated herein by reference. The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and WHEREAS, the Project site is also within the project addressed by the Final Environmental Impact Report (EIR) (SCH #2001120395) for the Dublin Transit Center, which also identified significant unavoidable impacts for the related General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned Development rezoning with related Stage 1 Development Plan, Tentative Parcel Map, and Development Agreement. The EIR was certified and a Statement of Overriding Considerations adopted on November 19, 2002 by City Council Resolution No. 215-02 which resolution is incorporated herein by reference; and WHEREAS, the Eastern Dublin EIR identified significant unavoidable impacts from development of the Eastern Dublin area and the Project site, some of which would apply to the Page 1 of 3 EXHIBIT A ATTACHMENT 5 Project; therefore, approval of the Project must be supported by a Statement of Overriding Considerations; and WHEREAS, the City prepared an Initial Study to determine if additional review of the proposed Project was required pursuant to CEQA Guidelines section 15162. Based on the Initial Study, the City prepared an Addendum dated August 12, 2014 describing the project and finding that the impacts of the proposed Project have been adequately addressed in the prior EIRs. The Addendum and its supporting Initial Study is attached as Exhibit A; and WHEREAS, on August 12, 2014, the Planning Commission held a properly noticed public hearing on the Project, at which time all interested parties had the opportunity to be heard; and WHEREAS, a Staff Report, dated August 12, 2014 and incorporated herein by reference, described and analyzed the Project and related Addendum for the Planning Commission and recommended adoption of the CEQA Addendum and approval of the Project; and WHEREAS, on August 12, 2014, the Planning Commission adopted Resolution 14-XX (incorporated herein by reference) recommending that the City Council adopt the CEQA Addendum for the Project; and WHEREAS, on , 2014 the City Council held a properly noticed public hearing on the Project, at which time all interested parties had the opportunity to be heard; and WHEREAS, a staff report dated , 2014 and incorporated herein by reference described and analyzed the project and related Addendum for the City Council and recommended adoption of the CEQA Addendum and approval of the Project; and WHEREAS, on , 2014 the City Council held a properly noticed public hearing on the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, the City Council considered the Addendum, as well as the prior EIRs and all above-referenced reports, recommendations, and testimony before taking any action on the Project. NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council makes the following findings to support the determination that no further environmental review is required under CEQA for the proposed project. These findings are based on information contained in the CEQA Addendum, the prior CEQA documents, the City Council staff report, and all other information contained in the record before the City Council. These findings constitute a summary of the information contained in the entire record. The detailed facts to support the findings are set forth in the CEQA Addendum and related Initial Study, the prior CEQA documents, and elsewhere in the record. Other facts and information in the record that support each finding that are not included below are incorporated herein by reference: 1. The proposed Project does not constitute substantial changes to the previous projects affecting the Project site as addressed in the prior CEQA documents, that will require major 2 of 3 revisions to the prior documents due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. Based on the Initial Study, all potentially significant effects of the proposed Project are the same or less than the impacts for project which were previously addressed. The proposed Project will not result in substantially more severe significant impacts than those identified in the prior CEQA documents. All previously adopted mitigation measures from the Eastern Dublin EIR and Dublin Transit Center EIR continue to apply to the proposed Project and project site as applicable. 2. The Addendum and its related Initial Study did not identify any new significant impacts of the proposed Project that were not analyzed in the prior CEQA documents. 3. The City is not aware of any new information of substantial importance or substantial changes in circumstances that would result in new or substantially more severe impacts or meet any other standards in CEQA Section 21166 and related CEQA Guidelines Sections 15162/3. BE IT FURTHER RESOLVED that the City Council of the City of Dublin finds the following: 1. No further environmental review under CEQA is required for the proposed Project because there is no substantial evidence in the record as a whole that any of the standards under Sections 21166 or 15162/3 are met. 2. The City has properly prepared an Addendum and related Initial Study under CEQA Guidelines section 15164 to explain its decision not to prepare a subsequent or Supplemental EIR or conduct further environmental review for the proposed Project. 3. The City Council considered the information in the Addendum and prior CEQA documents before approving the land use applications for the proposed Project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the CEQA Addendum and related Initial Study, attached as Exhibit A (and incorporated herein by reference), pursuant to CEQA Guidelines Sections 15162 and 15164 for the Site A-1 project. BE IT FURTHER RESOLVED that the City Council of the City of Dublin adopts the Statement of Overriding Considerations attached as Exhibit B and incorporated herein by reference. PASSED, APPROVED AND ADOPTED this day of , 2014 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 3 of 3