HomeMy WebLinkAbout6.1 Bancor Properties CiTY CLERK
File# ~/1~~,..,7~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 18, 2004
SUBJECT:
PUBLIC HEARING: PA 02-063 Bancor Properties. San Ramon
Village Plaza -Planned Development Rezone Stage 1 and Stage 2
Development Plan, Vesting Tentative Map and Site Development
Review
Prepared by: Deborah Ungo-McCormick, Contract Planner ~
ATTACHMENTS:
1. Resolution adopting a Mitigated Negative Declaration (Exhibit
A which includes Initial Study) including Responses to
Comments (Exhibit B) and Mitigation Monitoring Program
(Exhibit C).
2. Draft Ordinance approving the Planned Development Rezone
with related Stage 1 and Stage 2 Development Plan and project
plans (Exhibit A).
3. Resolution approving the Tentative Vesting Map 7437 and Site
Development Review for the entire site (with Public Works
Standard Conditions attached as Exhibit A).
4. Planning Commission Minutes of April 13, 2004.
5. Planning Commission Staff Report of May 11, 2004 without
attachments
6. San Ramon Village Plaza - spiral bound proposal dated March
15, 2004.
RECOMMENDATION:
1. Hear Staff presentation.
2. Open Public Hearing
3. Take testimony from the Applicant and the public.
4. Question Staff, Applicant and the public.
5. Close the public hearing and deliberate.
6. Adopt Resolution (Attachment 1) approving the Mitigated
Negative Declaration and Mitigation Monitoring Program
7. Waive the reading and introduce the Ordinance (Attachment 2)
approving the Planned Development (PD) Rezone/Stage 1
Planned Development and Stage 2 Planned Development (with
Development Plan attached as Exhibits A) and continue the
Public Hearing to the June 1, 2004 City Council meeting, and
8. Adopt the Resolution (Attachment 3) approving the Vesting
Tentative Map 7437 and the Site Development Review.
PROJECT DESCRIPTION:
The project site is located within the Dublin Primary Planning Area. It consists of a 4.62- acre irregular
property on San Ramon Road that consists of three parcels and is currently developed with a
GSPA#X2002\02-063 Bancor Alcosta Site\CC\CCSR 5-18.doc
COPIES TO:
Applicant
Owner
Project File
ITEM NO.
neighborhood shopping center known as San Ramon Village Plaza. The shopping center is generally
underutilized and in need of upgrading. Current uses include three restaurants, a liquor store, lawnmower
shop, a wash & dry, a jewelry store, a window/roofing store, a cards and comics store, a nail salon, and a
furniture store. The site is located east on San Ramon Road, north of Bellina Street and south of Alcosta
Boulevard. Surrounding uses include single-family residential development to the south and west, a gas
station adjacent at the northwest comer of the property and commercial/retail development across Alcosta
Boulevard to the north and north-west. Interstate 680 is located to the east of the project site and a Zone 7
channel abuts the site in the south east comer.
The site topography is generally flat, except that the grade of the street and sidewalk along the San Ramon
Road frontage is higher than the subject property particularly at the south west end of the site. The site
contains some vegetation consisting of pear trees within a landscape strip along the San Ramon Road
frontage, with Monterey pines and shrubs planted at the easterly perimeter of the property, and several
elm trees located at the southerly portion of the property. Additional trees are dispersed throughout the
parking lot.
The shopping center was originally approved by a Site Development Permit by the County of Alameda
Planning Department in 1970. The center included a Lucky's Store (where the furniture store is currently
located) and several smaller retail/office uses. A number of sign variances were approved by the County
of Alameda for various tenants from 1970 until it was annexed to the City of Dublin in the 1980's.
Several administrative use permits have been approved by the City of Dublin to allow recycling centers
on the site. In October 1998, the Dublin City Council denied an application to rezone the northerly half of
the site to Planned Development District to allow Animal Sales and Services, Health and Services Clinics
and Schools (commercial) in addition to the standard uses permitted in the CN District.
Bancor Properties currently holds an option to purchase the entire 4.62-acre site contingent upon approval
of all required planning entitlements by June 30, 2004. Upon approval of the planning entitlements,
Bancor Properties will take ownership of the site and commence construction of the mixed-use project
described below.
Project concept:
The proposed development consists of the demolition of approximately 34,000 sq. ft. of commercial
buildings and parking lot area in the south portion of the site to provide for the construction of 56
residential townhouse-style condominium units, and the remodeling of the remaining 14,377 sq. ft. of
existing commercial building in the north portion of the site to compliment the residential project. The
Applicant is requesting approval of a planned development project that would integrate the two
development areas to create a pedestrian-oriented mixed-use village. The two development areas will be
connected by an internal private road that provides direct access onto the site from an existing drive on
Alcosta Boulevard and an existing driveway on Bellina Street. A new driveway is proposed on San
Ramon Road to provide access to the commercial parking lot.
The design of the townhouse-style condominiums includes detailed architecture and a traditional walk-up
row house appearance. There are a total of 11 buildings with 4 to $ units in each building. The units are
placed so that the "best view" or the front of the buildings face the remodeled retail center and parking
lot, Bellina Street, the main street within the project (Bellina Commons) and the adjacent neighborhood to
the south. Placement of the buildings is such that all the garages face alleys at the rear of the units thereby
reducing the visibility of the garage doors as much as possible. The residential component will also
include new common open space areas and a tot lot. The retail commercial component will be remodeled
in architectural style and colors that are compatible with the architectural style and color palette of the
residential development. The goal is to complete the remodel with as little disruption to existing tenants
during the construction of the project. A master landscape plan is proposed for the entire site that will also
serve to integrate the two development areas. The development concept is further depicted in the
Development Plan and project plans (Exhibit A to Attachment 2).
Stage 1 and 2 Development Plan:
The Dublin Zoning Ordinance established the intent and requirements of a Planned Development District.
The intent of the Planned Development District is to creme a more desirable use of the land, a more
coherent and coordinated development, and a better physical environment that would otherwise be
possible under a single zoning district or combination of zoning districts. The Planned Development
district requires that a Stage 1 and 2 Development Plan be adopted to establish regulations for the use,
development, improvement and maintenance of the property within the requested Planned Development
District. The Applicant is applying for a Stage 1 and 2 Planned Development for the subject site in
accordance with the City's Zoning Ordinance.
The Stage 1 and 2 Development Plan for the entire 4.62 acres would establish the land uses and densities
allowed within the entire site. The land use designations and proposed development mix consists of
retail/office uses in the northerly portion of the site and medium high density residential in the southerly
portion of the site. The proposed mix is depicted in Sheet 4 of the project plans (Exhibit A of Attachment
2).
1. Site area, proposed densities and phasing plan.
The following table describes the distribution of uses and densities on the overall site. The
development of this project is proposed in two phases. Phase One consists of construction of
improvements within Lots 1 and 2 including the redevelopment of the north portion of the
commercial site, construction of 43 residential units with associated streets, guest parking, sound
wall, landscaping and fencing, tot lot and common areas, and the under grounding of utilities
along San Ramon Road. Phase Two includes construction of the remaining 13 condominium units
with private streets and drives to access said units.
PHASE LOT/ MAXIMUM NO. DU'S/AC PD
NO. PARCEL DWELLINGS/ STAGE
BUILDING AREA NO.
I 2 43 Condominiums and 2.23 19.28 1 and 2
common OP~ ~pace
2 3 13 condominiums .71 18.30 I and 2
SUBTOTAL: 56 Condominiums 2.94 18.02 I and 2
I I 14,377 sq ft. of 1.68 0 1 and 2
commercial retail
TOTAL I, 2, 3 56 4.62 12.2 1 and 2
Uses: The proposed Development Plan includes a list of permitted and conditional uses and development
regulations that are specific to this project. Permitted uses for the commercial component are generally
consistent with the CN Zoning District and for the residential uses are generally consistent with the RM
District. The Stage 1 and 2 Development Plan is specific to the current proposal. Therefore, residential
uses are not permitted in the area shown for retail/office and similarly retail/office uses are nOt permitted
in the residential development area. The Applicant indicates that at some point in the future he would
consider redevelopment of the commercial portion of the site to add residential uses. However, any such
change would require an amendment of the Stage 1 and 2 PD.
Standards: Under the planned development provisions, the Applicant is requesting flexibility in public
street front yard setbacks for the residential development to allow a 10 ft. minimum setback on San
Ramon Road and Bellina Street. The RM zoning standards, which establish a minimum 20 ft. front yard
setback, would typically be applied to medium high-density residential development. The Applicant is
also proposing a maximum height of 36 ft. adjacent to Buildings 4 and 5. The CN District height
standards would typically be applied for the commercial component with a maximum height limit of 35
ft., where the commercial building is adjacent to residential uses.
The City has approved planned development medium high-density residential projects that have allowed
some deviations from RM setback standards. The Archstone project (PA#99-019) on Dougherty Road and
The Villas at Santa Rita (PA#97-007) on Hacienda Dr. were both approved with minimum of 15 front
yard setbacks (from back of curb). In both cases, however, the long sides of buildings are placed parallel
to the street. In the case of the San Ramon Village Plaza project, the buildings are placed at an angle to
San Ramon Road and Bellina Street with the narrow sides of the buildings facing those streets. Only the
comers of the buildings will be placed at 10 ft. from the property line. Additionally, there is are existing
trees and an existing 10 ft. hedge along San Ramon Road that will be retained and incorporated into the
new landscaped setback that will include trees and shrubs. Thus, the total distance between back of curb
on San Ramon Road and the comer of the building will be between 15 and 20 ft. Along Bellina Street, in
addition to angled placement of the buildings, the project includes new street trees and trees within the
landscaped setback. Therefore, Staff feels that the project has been designed in a manner where there will
be minimal impacts from the deviation in setback requirements of the RM standards.
The height deviation involves a one-foot deviation to accommodate the pitch of the new tower element.
The proposed new town house residential buildings that would be adjacent this element is proposed at 7 to
8 ft. higher than the tower element. Additionally, the San Ramon Village Plaza site sits lower than the
adjacent commercial sites to the north and existing commercial buildings within those sites appear taller
than the proposed 36 ft. element. Thus, the one-foot height deviation from CN height standards is not
considered significant and would not be incompatible with the existing and proposed development of the
immediate area.
Inclusionary Zoning Regulations:
The project will comply with the Inclusionary Zoning Ordinance and any City Council Resolution
relating to that ordinance in effect at the time of the issuance of the first building permit for this project.
The regulations recently adopted by the City Council require new residential projects to provide 12.5% of
the total number of dwelling units with the development as affordable units. The project proposes to
comply with the Inclusionary regulations by constructing all 7 required affordable units. The affordable
units are dispersed throughout the project site. The affordable housing ordinance would generally require
that the project provide 2 three bedroom units and 2 four bedroom units for moderate income households
(80% - 120% of median income), 1 three bedroom unit for low income households (50% - 80% of median
income), and 1 three bedroom and 1 four bedroom unit for very low income households (50% - 80% of
median income).
General Plan Amendments:
The project site is currently designated Retail/Office which does not allow residential uses. The Applicant
is requesting approval of a Mixed Use designation to allow retail, office and medium-high density
residential over the entire 4.62-acre site. Staff is currently processing two applications by Bancor
Properties that include amendments to the General Plan Land Use Map from Retail/Office to a Mixed Use
designation. In addition to the subject project, Bancor Properties has submitted an application for
approval of a mixed use development at the former Pac N Save Site at the intersection of Dublin
Boulevard and Dougherty Road. It is anticipated that this application will be forwarded to the City
Council in early summer 2004.
4 tt
The Mixed Use land use category currently exists on the land use map, however, is only permitted in the
Downtown Core Specific Plan and West Dublin BART Specific Plan. Mixed uses are also specifically
encouraged in the Neighborhood Commercial and General Commercial Areas in the Eastern Dublin
Specific Plan. However, Mixed uses are not specifically allowed in the Primary Planning Area. Rather,
there is a "Combination Classification" that allows both Medium High Density and Retail Office on one
site. Mixed-use projects typically include a mix of uses that can occur both horizontally and vertically on
a site. The "Combination Category" does not provide for these types of developments in the Primary
Planning. Therefore, it is recommended that a Mixed use category be added to the Primary Planning Area
that will allow the conversion of existing commercial sites to allow mixed use development which can be
accommodated on a site both horizontally as well as vertically.
Where the Mixed Use land use designation is currently allowed, there is a minimum and maximum Floor
Area Ratio (FAR) and employee population density required. This is a mechanism that is typically
required to both encourage and control intensity of development. The existing Mixed Use designations in
the Downtown Core and Western BART Specific Plan Areas have a minimum FAR of.50 and maximum
of 1.0. Because of their location, development is encouraged at high intensity to create more urban type
environment. In the case of the Primary Planning Area, however, there will be sites where the adjacent
uses are more suburban or at lower density and there is a need for transition in land use. In those areas
development may be more appropriate a lower FAR. Therefore, it is recommended that a lower minimum
FAR be applied to mixed uses in the Primary Planning Area. Additionally, in cases such as the San
Ramon Village Plaza Site, the full conversion will likely take place over time due to long term leases of
some of the existing tenants in the existing shopping center. In such cases, the FAR may not meet the
minimum threshold, but the site is in transition to a mixed use. It is recommended that additional language
be added to provide for such "phased" conversions to mixed use.
The following text is recommended for a new Mixed Use category in General Plan Chapter 1.8.1 Land
Use Classification. This text would follow the Public/Semi-Public/Open Space Category.
"Mixed Use (FAR .30 to 1.00) employee density 200 -400 square feet per employee)
EncOurages the combination of medium-to-medium high-density residential housing and at least one
non-residential use, such as office or retail, included in this classification. Office or retail uses
recommended .are shopping center, stores, restaurants, business and professional offices, and
entertainment facilities. An FAR of less than .30 is acceptable where existing tenancy conditions of
site do not permit immediate conversion of the entire site but it is determined that the site in process of
becoming a mixed use site.
The Resolution recommending approval of the text and land use amendments is not included in this staff
report as it will be included in the second General Plan amendment cycle of 2004. State Law limits
jurisdictions to processing four general plan amendment groupings in any given year. Given the timing of
the two current applications for conversion to mixed use, the Planning Commission recommends that the
City Council approve this new Mixed Use category with the next grouping of general plan amendments
which is scheduled for July 2004. This will allow the new land use category to be applied to these
applications, and provide for other future sites in the Primary Planning Area that might be considered for
mixed-use conversion.
Conditions of approval of the PD Rezone Stage 1 and 2 Development Plan, Vesting Tentative Map and
Site Development Review state that those approvals will not be effective until such time as the General
Plan amendment to Mixed Use is approved by the City Council.
General Plan Consistency:
Residential Land Use - 2.1.1 Housing Availability. Guiding Policy A encourages housing of varied types,
sizes and prices to meet current and future needs of all Dublin Residents (Same as Housing Element Goal
#1). Implementation Policy B recommends designation of sites available for residential development in
the primary planning area for medium and medium-high density where site capability and access are
suitable and where the higher density would be compatible with existing residential development nearby.
The proposed redesignation of this site to a mixed use that allows retail office and medium density
residential land use would provide for the construction of housing of varied types, sizes and prices in
accordance with Guiding Policy A and Implementation Policy B. The proposed mixed use project
includes a residential component that includes town house style condominiums and common open space
areas to create a neighborhood environment that is compatible with the surrounding single-family
residential neighborhoods.
Residential Land Use - 2.12 Neighborhood Diversity. Guiding Policy A - Avoid economic segregation by
City sector. Implementation Policy B states that medium and medium-high residential densities shall be
allocated to development sites in all sectors of the primary planning area. The proposed introduction of
housing at the San Ramon Village site will also be consistent with these policies in that it provides for the
construction of a variation of housing types, sizes and prices of units to what is typically available in this
sector of the primary planning area. The project will also include affordable housing units interspersed
with the market rate units so that they are fully integrated in the fabric of the neighborhood.
Residential Land Use - 2.13 Residential Compatibility: Guiding Policy A - Avoid abrupt transitions
between single-family development and higher density development on adjoining site. Implementation
Policy B requires that all plans respect the scale of residential development nearby. The project proposes
three story condominiums where the adjacent single-family neighborhood consists of primarily one and
two-stories in height. However, the project setbacks, open space and landscaping and architectural
detailing of the town house-style units provide appropriate transitions between adjacent single-family
residential neighborhoods. The project includes a planned development rezoning application, which is
consistent with Implementation Policy C - Require a planned development zoning process for all
development proposals over 6.0 units per gross residential acres.
Commercial and Industrial Land Use - 2. 2. 3. Neighborhood Shopping Centers: Guiding Policy A -
Strengthen existing neighborhood shopping centers (including San Ramon Village Plaza). The proposed
redevelopment of the San Ramon Village Plaza site is consistent with this guiding policy in that the
redevelopment of the shopping center will help enhance the economic viability of the retail component
and the introduction of medium density residential uses within the project site will increase the population
in the area to help support the existing and new businesses.
Vesting Tentative Map:
The existing site contains three parcels (See Sheet 4 of project plans). The developer has submitted
Vesting Tentative Map 7437 that proposes the re-subdivision of an existing 4.62-acre parcel into 3 lots.
Lot 1 will contain the remaining commercial use, Lots 2 and 3 will contain 56 town house-style units with
private streets, common open space areas, including a tot lot and passive seating areas. A condominium
map will be required for subdivision of the 56 residential units. Primary access to the site is provided by
three public streets, Alcosta Boulevard, San Ramon Road and Bellina Street.
Improvements provided by the Vesting Tentative Map, along with the Conditions of Approval, address
construction and dedication, street improvements, circulation and access, drainage, utilities, landscaping,
and the under grounding of utilities. Street improvements and fight-of-way dedications are shown in detail
on the Vesting Tentative Map and Landscape Plans contained in the project plans Sheets C-1 to C-3 and
L-1.
All improvements will be installed by the Applicant/developer. Maintenance of landscaping, private
streets and common open space will be the responsibility of a Homeowners Association for the project.
Conditions, Covenants and Restrictions (CC&Rs) shall be adopted to ensure that there is adequate
provision for the maintenance, in good repair and on a regular basis, of the landscaping, irrigation, fences,
walls, drainage, lighting, signs and other improvements in private common areas and within the adjacent
street frontage right of way along Bellina Street, San Ramon Road and Alcosta Boulevard. The Developer
shall submit a copy of the CC&R document to the City for review and approval relative to this condition.
Site Development Review:
Architecture:
The residential project consists of 11 town house-style buildings that contain 4, 5 and 8 residential units
per building. The floor plans and elevations, prepared by the Dahlin Group, are included in Sheets A-4
through A-18 of the Architectural Plans in the project plans.
The town-home style buildings consist of three-story buildings with garages on the first level and two
levels of residential space above. The maximum height would be approximately 41.5 ft. which is
consistent with the maximum allowable heights in the RM district. The floor area ranges from 1,186 sq.
ft. to 1,642 sq. ft. The building surface would be colored stucco with asphalt tile roofs. Balconies and
porches would have wrought iron railings. The architecture style is contemporary with traditional
elements and the color scheme consists of earth tones with darker and more vivid accent colors. (Sheet A-
l 6 of project'plans)
The townhouse-style buildings are placed in clusters of 4 to 8 units that are arranged to face house entries
into paseos or private streets, with access to each garage from common private drives. All units include a
small front balcony or porch in the first living floor area and a small deck in the rear. Each unit includes
two garage spaces. Side elevations are treated with the same level of detail as the front of the units. Some
of the end units include a metered closet with louvered metal doors painted to match the main building.
The affordable units have been integrated within the center portion of each building. As permitted by the
Affordable Housing Ordinance, the units are smaller (narrower) than the market rate units, but have been
designed with the same number of bedrooms, bathrooms and decks/balconies. The sensitive use of design
elements on elevations that face paseos, drives or streets contribute to an overall well-designed project.
The development concept is depicted in the diagrams included in the Stage 2 Development Plans.
Because of its adjacency to San Ramon Road and 1-680, the site is subject to noise levels of 65 and
greater dBA. Sound-rated building construction shall be utilized to achieve acceptable indoor noise levels
per the State Building Code and the City's Noise Element. All residential units will require mechanical
ventilation to allow the windows to be closed for noise control. A 10 ft. sound wall is required along the
boundary with 1-680 to reduce noise at the outdoor use area at the end of buildings 2 and 3, and for
buildings 2, 3, and 4. This is required to mitigate noise to less than 70 dBA, which is considered
"conditionally acceptable". The noise study indicates that as an alternative, a shorter wall (8-9 ft) may be
constructed immediately adjacent to the sitting garden to block freeway noise and make this area usable.
This, however, would result in noise reduction only within the immediate vicinity of the sitting area.
Therefore, Staff is recommending that the sound wall be required along the entire east property boundary
adjacent to the ~ residential area to help reduce the freeway noise levels for the lower levels of the
residential buildings (See condition 6 of Vesting Tentative Map).
Some porchesl decks and common open space areas would be exposed to a CNEL 65 or greater. In order
to conform to the City's noise policies for exterior recreation areas, porches, balconies and decks that are
exposed to CNEL of 65 or greater (Buildings 1, 2, 3, 4, 9 and 10) would need to be redesigned (i.e.
partially or fully enclosed with glass. A condition of approval of the Site Development Permit requires
potential redesign as needed to meet the City's Noise policies accordingly. Additionally, the condition
requires that an acoustical consultant shall review design of the residential units to ensure that the project
meets the State Building Code and the City's Noise Element. Several other residential developments
have been constructed in. the City with partially enclOsed balconies (Waterford, California Highlands).
However, the Applicant is requesting that the condition be revised on his project to allow the potential
elimination of balconies and porches to be eliminated if the sound levels do cannot meet the City's Noise
Element standards for exterior recreation areas. Staff does not support the elimination of porches,
balconies or decks as they provide private recreation space for residents and serve to enhance the building
elevations. Any such change should be discouraged and would require review by the Community
Development Director.
The remodeling of the retail development will include new rooflines with two-story elements at the ends
of the building and a new tower element in the middle of the building. The building exterior will be
resurfaced with colored stucco compatible with the residential development (See Sheet A-2 of project
plans). Metal roofing and canopies, wrought iron railings and awning provide architectural details. The
rear of the building (facing 1-680) will also be remodeled to include new stucco treatment, columns to
provide a visual break and metal awnings with landscaping. A condition of approval of the Site
Development Review requires that the Applicant submit a new integrated master sign program for the
entire site under separate application (See condition 56 of Site Development Review).
Parking/Streetscape:
Off-street parking for the residential development is provided at a 2:1 ratio per residential unit. Each unit
will have a two-car garage at the first level. The affordable units will have two garage spaces in tandem.
Guest parking is provided at a ratio of 0.5 spaces per unit, as required by City Code. Non-designated guest
spaces are primarily located along the main private street into the project (Bellina Commons) with
additional spaces provided at the end of Buildings 2 and 8. Building 9 includes driveway approaches in
front of the garages that serve as designated guest spaces for those units. Additional on-street parking is
available on Bellina Avenue which would also be available to guests and residents of the project.
The commercial portion of the development includes 93 spaces in two parking areas. This conforms to the
City's off-street Parking Ordinance requirements for the proposed commercial space and uses. The
parking lot in front of the retail space will be re-striped and re-landscaped to accommodate 75 spaces. In
addition, a new driveway will be constructed on San Ramon Road to improve circulation in and out of the
shopping center. Traffic movements at this drive will be limited to right turn in and right turn out. The
existing truck loading area in the rear parking area will be demolished and the area will be re-striped and
landscaped to accommodate 18 parking spaces and a new trash enclosure. It is anticipated that this
parking area will be used primarily by employees bm will be available for tenants to accommodate
potential overflow conditions from the retail and restaurant businesses.
A parking exhibit is provided on Sheet 6 of the project plans.
Fence Plan:
The Applicant proposes primarily three types of walls/fences. An ornamental 4 - 6 fi. wrought iron fence
is proposed along the San Ramon Road and Bellina Road frontage along the residential portion of the
project and adjacent to the Zone 7 channel. The decorative wrought iron fence along the Zone 7 channel is
different from the Zone 7 standard 6-feet high, black, vinyl coated fencing, and thus maintenance of the
wrought iron fence will be the responsibility of the Home Owners Association (not Zone 7). A wrought
iron fence with wood inserts for added privacy is proposed between buildings 4 and 5 and the commercial
building and rear parking area. A sound wall to match the existing sound wall along 1-680 to the south of
this project is proposed as mitigation to address potential sound impacts to new residents. The location of
walls are shown on PD Sheet L-1. Details of the fences are provided on Sheet L-6 - Landscape Images
and Details. Conditions of approval for the project require that the final landscape plan address
appropriate use of planting to soften the look of the sound wall.
Landscape Plan:
The Preliminary Landscape Plan is shown on Sheets L-1 and L-2 of the Development Plan. The site
currently contains 47 trees. The project proposes the removal of 28 trees, none of which are considered
heritage trees. New trees are proposed at a greater than 3:1 replacement ratio and are proposed primarily
as 24-gallon with 36-inch box accent trees. The Landscape Plan retains all but 2 of the existing Pear Trees
along the San Ramon Road frontage. Two Pears trees would be removed to accommodate the new
commercial driveway on San Ramon Road. In addition, the project is required to underground existing
overhead utilities along San Ramon Road frontage. The Applicant has also agreed to underground utilities
along the Shell station frontage (otherwise a small portion of overhead utilities would remain). Such
under grounding of utilities may require removal of the 3 existing pears trees in the Shell station frontage
on San Ramon Road. A condition of approval requires the replacement of these trees with 24-inch gallon
trees if removal becomes necessary to accommodate under grounding of utilities.
The Landscape Plan provides a landscape design that includes a wide variety of street trees, shrubs, vines,
perennials and groundcovers to form a coordinated landscape design for the project. Landscaping is of a
formal nature, which is designed to enhance the development of the built environment and integrate the
two development areas. Magnolias are proposed as the street tree along the main drive that connects both
developments and between the residential development and commercial parking lot. London Plan trees
are proposed as street trees along Bellina Street and River Birches are proposed along the southern edge
next to the Zone 7 channel. The existing pear trees will be integrated within a landscape planter along the
San Ramon Road frontage. Coast Redwoods are proposed along the east boundary to provide a strong
visual buffer between the residential development and the freeway. The use of Coast Redwoods at this
location may not be appropriate because of they would be confined to a rather small area with limited
growth potential. Staff will work with the Applicant's landscape designer to select a more appropriate tree
species in size and growth pattern that provides the desired visual density. The final selection of trees will
be determined in coordination with the City's Landscape Consultant during review of the final map.
Open Space and Recreation:
The residential project includes three areas of common open space: a tot lot that is located to the east of
Bellina Commons; a sitting area at the end of buildings 2 and 3; and, a lawn/sitting area between
buildings 8 and 9 along Bellina Road. In addition, the project proposes a Public Art Plaza area that would
be partially located within the public right-of-way at the comer of San Ramon Road and Bellina Street.
The Applicant is proposing a public art piece with the project which will be maintained by the
Homeowners Association. The Applicant will be working with the staff charged with coordination of
public art in Dublin in the selection of the public art piece. Final siting and design of the public art plaza
will require review by the City Engineer to ensure that this feature meets site distance requirements and
that it does not conflict with utilities. Final design shall be included in the final landscape plan for the
project (See Condition 42 of the Site Development Review).
A pedestrian network provides access from the residential units to each of the common open space areas
and public plaza. The total common open space for the project includes approximately 42,428 sq. ft. or
approximately 800 sq. fi. of open space per unit. The total amount of open space exceeds 30% of the
residential site in accordance with open space requirements of the RM District. The project also includes
individual decks and balconies for each condominium unit. As indicated in the Architecture discussion
regarding Noise sensitive receptors, some these private recreation features shall need to be designed to
conform to the City's Noise Element for outdoor recreation uses.
Timing of Approvals:
Although the Planning Commission is generally the approval body for the Site Development Review and
Vesting Tentative Map, Staff recommended that the Planning Commission not take action on these items
and send the entire package to the City Council for approval. Section 8.96.20.C.3 allows the Planning
COmmission to transfer original hearing jurisdiction to the City Council at its discretion because of policy
implications, unique or unusual circumstances, or the magnitude of the project. This project is listed on
the City Council's Goals and Objectives for Fiscal Year 2003-2004 as a high priority project. Therefore,
it is important that the City Council take the final action on the entire Application.
Planning Commission Meeting:
The Planning Commission considered the proposed San Ramon Village Plaza project (PA#02-063) and
related general plan amendments at the April 13th and May 11th public hearings Testimony was received
by the Applicant and neighbors from the adjacent residential neighborhood south of Bellina Street (See
attached Planning Commission Meeting Minutes). Comments by the adjacent neighborhood included
questions related to circulation and compatibility. The Planning Commission approved the Resolutions
recommending approval of the project and proposed General Plan amendments.
ENVIRONMENTAL REVIEW:
Adoption of the Mixed Use land use classification is exempt from CEQA under the general exemption,
Guidelines section 15061 (b)(3).
Pursuant to the California Environmental Quality Act, the City prepared an initial study for the project,
including the General Plan Amendment, Planned Development Rezone/Stage 1 PD, and Stage 2 PD and
Site Development Review and Vesting Tentative Map to assess whether the project would result in any
potential significant environmental impacts. The Initial Study (Exhibit A of Attachment 1) identified the
following potential environmental impacts:
Potentially significant air quality impacts during construction.
Potentially significant impacts to unknown cultural resources
Project improvements may be subject to strong seismic ground shaking.
Presence of asbestos in existing retail building
On-site erosion during construction activities.
Temporary noise impacts during construction activities.
Permanent noise impacts due to traffic
Potential on-site vehicular conflicts
The Initial Study identified mitigation measures that, once implemented, would reduce the potential
impact to the point where the net effect of the project is insignificant. Based on this, a Mitigated Negative
Declaration and Mitigation Monitoring Plan are proposed for this project.
Mitigated Negative Declaration with Initial Study was filed with the Alameda County Clerk and
circulated to applicable agencies for review and comments during a 20-day review period beginning
March 3, 2004. One letter of comment was received from Alameda County Flood Control and Water
Conservation District (Zone 7) on March 30, 2004. Responses to this letter are included as part of Exhibit
A-1 of Attachment 1 and will become a part of the Mitigated Negative Declaration for the project.
CONCLUSION:
This application has been reviewed by the applicable City Departments and agencies, and their comments
have been incorporated into the Stage 1 and 2 Planned Development and conditions of approval for
Vesting Tentative Map and Site Development Permits. The proposed project is consistent with the
proposed General Plan text amendment that would allow Mixed Uses in the Primary Planning Area, and
represents an appropriate project for the site. The Planning Commission is charged with the approval of
vesting tentative maps and site development reviews, while the City Council approves rezonings (Stage 1
and Stage 2 Development Plan) and General Plan Amendments. However, since this project was
considered a high priority project in the City Council's 2003-2004 Goals and Objectives, Staff
recommended that the Planning Commission transfer approval of the Vesting Tentative Map and Site
Development Review to the City Council.
The Planning Commission approved the resolution recommending approval of the proposed General Plan
amendments. However, the General Plan Amendments will be considered by the City Council in July
2004 with the second grouping of General Plan amendments this year. Therefore, all recommended
project approvals are contingent upon approval of the text to add Mixed Use as a category in the Primary
Planning Area and related map amendments as described above.
RECOMMENDATION:
Staff recommends that the City Council 1) Hear Staff presentation; 2) Open Public Hearing; 3) Take
testimony from the Applicant and the public; 4) Question Staff, Applicant and the public; 5) Close the
public hearing and deliberate; 6) Approve the Mitigated Negative Declaration and Mitigation Monitoring
Program; 7) Waive the reading and introduce the Ordinance (Attachment 2) approving the Planned
Development (PD) Rezone/Stage 1 and Stage 2 Development Plan (with project plans attached as
Exhibits A) and continuing the Public Heating until the June 1, 2004 City Council Meeting; and, 8) Adopt
the Resolution (Attachment 3) approving the Vesting Tentative Map 7437 and the Site Development
Review.
RESOLUTION NO. - 04
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING
PROGRAM FOR THE BANCOR PROPERTIES SAN RAMON VILLAGE PLAZA PROJECT
LOCATED AT 8909 SAN RAMON ROAD PA 02-063
WHEREAS, Bancor Properties (Applicant/Developer), on behalf of Morey Greenstein, Trustee
and Manager for Oliver Properties, LLC (property owner) has requested a General Plan Amendment to
change the land use designation to Mixed-use, a PD rezoning with Stage 1 and Stage 2 DeveloPment
Plan (PD) for the entire San Ramon Village Plaza site;' a Stage 2 PD for development of 56 medium-
high density dwelling units and redevelopment of 14,377 sq. ft. of retail office building space and
related parking area, a Vesting Tentative Map and Site Development Review for the entire project,
which applications are on file in the Planning Division. The applications are collectively known as the
"Project"; and
WHEREAS, the San Ramon Village Plaza property consists of approximately 4.62 acres
generally located east of San Ramon Boulevard between Bellina Street and Alcosta Boulevard, APN#941-
0164-001-04 & 941-0164-003-03 (A) (B), in the Dublin General Plan area; and
WHEREAS, an Initial Study has been prepared to analyze the potential impacts of the project
pursuant to CEQA Guidelines Section 15063. Based on the Initial Study, a Mitigated Negative
Declaration and Mitigated Monitoring Program have been prepared for the project with the finding that
with the implementation of Mitigation Measures contained in the Initial Study, the potential impacts of
the project would be reduced to a level of insignificance; and
WHEREAS, the draft Mitigated Negative Declaration, including the Initial Study, was circulated
for public review as required by CEQA. The draft Mitigated Negative Declaration, including the Initial
Study, is attached as Exhibit A and incorporated herein by reference; and
WHEREAS, the City received one comment letter On the project during the public review period,
and prepared written responses to the comments. The comments and responses are attached as Exhibit B
and incorporated herein by reference. The draft Mitigated Negative Declaration, including the Initial
Study, and the comments and responses together are the Mitigated Negative Declaration for the project
and
WHEREAS, the City reviewed all the comments and responses and determined that recirculation
of the Mitigated Negative Declaration was not required; and
WHEREAS, a Staff report, dated May 18, 2004 and incorporated herein by reference, described
and analyzed Mitigated Negative Declaration and the Project for the City Council; and
WHEREAS, the City Council reviewed the Staff report and the Mitigated Negative Declaration at
a noticed public hearing on May 18, 2004 at which time all interested parties had the opportunity to be
heard; and
WHEREAS, a Mitigation Monitoring Program, as required by CEQA, is contained and attached
in Exhibit C and incorporated herein by reference; and
ATTACHMENT 1 _
WHEREAS, the Mitigated Negative Declaration reflects the City's independent judgment and
analysis on the potential for environmental impacts and constitutes the environmental review for the
Bancor San Ramon Village Project.
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are tree and correct
and made a part of this resolution.
1. The Mitigated Negative Declaration for the .Bancor San Ramon Village Plaza Project has been
. completed in compliance with CEQA, the CEQA Guidelines and the City of Dublin
Environmental Guidelines.
2. On the basis of the whole record before the City, including the Mitigated Negative Declaration as
described above, there is no substantial evidence that the Bancor San Ramon Village Plaza Project
will have a significant effect on the environment.
3. The Mitigated Negative Declaration, as described above, was presented to the Planning
Commission who reviewed and considered the information therein prior to recommending
approval of the Project.
4. The Mitigated Negative Declaration, as described above, reflects the City's independent judgment
and analysis on the potential for environmental effects of the Bancor San Ramon Village Plaza
Project.
5. The custodian of the documents and other materials which constitute the record of proceedings for
the Bancor San Ramon Village Plaza Project is the City of Dublin Community Development
Department, 100 Civic Plaza, Dublin, CA 94568, Attn: Jeri Ram, Planning Manager.
BE IT FURTHER RESOLVED THAT the City Council hereby adopts the Mitigated Negative
Declaration consisting of Exhibits A and B, and adopt the Mitigation Monitoring Program consisting of
Exhibit C.
PASSED, APPROVED, AND ADOPTED this 18th day of May, 2004 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
G:\PA#~2002\02-063 Bancor Alcosta Site\CC\bancorSRV.CC.mnd.reso.doc
MITIGATED NEGATIVE DECLARATION
SAN RAMON VILLAGE PLAZA
CITY OF DUBLIN
PROJECT DESCRIPTION
Site Description
The project site is located west of 1-680 on San Ramon Road between Bellina Street and
Alcosta Boulevard. A Zone 7 channel and storm drain outfall abuts the southeasterly
boundary of the site. Project development would not encroach into the Caltrans 1-680 right-
of-way or the Zone 7 channel.
The site contains an existing retail center and parking lot for a total of approximately 48,400
square feet. The project site comprises about 4.6 acres. Pear trees are located along the San
Ramon Road frontage with Monterey pines and shrubs planted at the easterly perimeter of
the property and several elm trees located at the southerly portion of the property.
Additional trees are dispersed throughout the parking lot.
Project Desoiption
The proposed project consists of a General Plan Amendment from Retail/Office to Mixed4
Use (Retail/Office, Medium Density Residential); a Stage 1 Development Plan to establish
zoning of the site; a State 2 Development Plan to establish standards for development of the
site; a Vesting Tentative Map and Site Development Permit for review of design and
architectural features to provide for the revitalization of a portion of an existing retail center
and the construction of residential townhouse units. Of the 48,400 square feet of existing
retail space, approximately 34,000 square feet would be demolished to construct residential
town homes. The remaining 14,400 square feet of retail space would be remodeled and
designed to compliment the residential project and create a village type neighborhood.
The remodeled retail development would include new roof lines and the building surface
would be colored stucco. Metal roofing and awnings, new signage and lighting would
provide architectural detail. Building heights would range from about I9 feet to 32 feet.
Landscaping would include planters, new trees and shrubs in the parking lot and building
perimeters and new pear street trees along Alcosta Boulevard. The parking lot would provide
93 parking spaces.
The residential development would be constructed on the southern half of the property.
Primary access to the town homes would be off of Bellina Street with secondary access
through the retail component onto San Ramon Road and Alcosta Boulevard. The
townhome-style condominiums would consist of 56 units distributed throughout eleven
three-storey buildings with a garage on the first floor and two levels of residential space, The
maximum building height would be approximately 41.5 feet. The town homes would be two
and three bedroom units ranging in size between 1,218 square feet and 1,654 square feet.
EXHIBIT
San Ramon Village Plaza
Mitigated Negative Declaration - Page 2
The project would include seven below market rate units. The building surface would be
colored stucco with asphalt tile roofs. Balconies and porch areas would have wrought iron
railings. Parking for the residential development would include 112 spaces (two spaces for
each townhouse garage) and 28 non-designated ~est spaces located on site.
Three landscaped open space areas are located in the residential development. There is a tot
lot located at the central portion of the development; a sitting garden with public art is
located at the comer of BeRina Street and San Ramon Road; and a sitting garden is located at
the easterly project boundary. General landscaping throughout the residential development
would include trees and other plantings. A six-foot high wrought iron fence with hedge
border would be located along the westerly and southerly perimeters of the residential
development. A wrought iron fence with panels would be located at the northeasterly
portion of the residential development. Trees and other plantings would be installed along
pedestrian pathways. The pedestrian pathways connect .the residential buildings and provide
access to the open space areas, tot lot and retail development.
The project will reqmre a general plan amendment from Retail/Office to Medium-High
Density on 2.94 acres of the project site. The site is currently zoned C-N, C-1 and C-2 and
will require a rezone to Planned Development to allow the proposed mixed use program. A
Stage 2 Development Plan will be required to establish permitted, conditionally permitted
and accessory uses, site area and maximum densities, maximum number of residential units
by type and non-residential square footage, development regulations, architectural standards,
circulation system preliminary landscape plan and any other information necessary for the
review of the proposed project. A Site Development Permit must be granted to ensure the
proposed project is consistent with .the development regulations and requirements of the
PD/Stage 2 Development Plan. The project applicant is proposing to split the project site
into two lots, which will require a Vesting Tentative Map for subdivision of the property into
two lots.
It is anticipated project construction will take approximately one and one-half to two years.
PROJECT LOCATION
San Ramon Village on San Ramon Road between Bellina Street and Alcosta Boulevard in Dublin,
California.
PROJECT SPONSOR
Michael Banducci
Bancor Properties LLC
1459 First Street
IAvermore, California 94550
FINDING
The project will not have a significant effect on the env/ronment based on the Initial Study prepared
according to CEQA Guidelines. Mitigations have been incorporated into the project to reduce all
potentially significant impacts to a less than significant level.
San Ramon Village Plaza
Mitigated Negative Declaration - Page 3
POTENTL4I. LY SIGNIFICANT IMPACTS
The attached Initial Study indicates that the project could adversely affect the environment. The
following potentially significant impacts were identified:
Potentially significant air quality impacts during construction.
Potentially significant impacts to unknown cultural resources
Project improvements may be subject to strong seismic ground shaking.
· Soil contaminated w/th Residential PRGs
On-site erosion during construction activities.
· Temporary noise impacts during construction activities.
Permanent noise impacts due to traffic.
MITIGATION MF_dkSURES
In the interest of reducing the potential impacts to the point where the net effect of the project is
insignificant, mitigation measures are recommended. A discussion of the potential impacts of interest
and the associated mitigation measures is provided below.
Impact: Temporary construction activities may adversely affect air quality.
Mitigation Measures:
3.1 Construction contractors shall be required to water all active earth construction areas at
least twice daily.
3.2 Construction contractors shall be required to cover all trucks hauling soil, sand and other
loose materials or require all trucks to maintain at least two feet of freeboard.
3.3 Construction contractors shall be required to sweep daily (preferably with water sweepers)
all paved access roads, parking areas and staging areas at construction sites.
3.4 If visible soil material is carried onto adjacent public streets, require construction
contractor to sweep streets daily.
3.5 Construction contractor shall be required to enclose, cover or apply (non-toxic) soil
binders to exposed stockpiles (dirt, sand, etc.).
3.6 Construction contractor shall be required to install sandbags or other erosion control
measures identified in the project's Storm Water Pollution Prevention Plan.
Residual Impact: Less than significant with mitigation measures.
Impact: Unknown cultural resources may be impacted.
Mitigation Measure:
Should any cultural materials or human remains be exposed or discovered during earth moving
activities, the following mitigation measures shall be implemented:
5.1 Operations shall stop within 100 feet of the fred and a qualified professional archaeologist
shall be contacted for further review and recommendations.
San Ramon Village Plaza
Mitigated Negative Declaration - Page 4
5.2
if human remains are discovered, the Alameda County Coroner shall be notified. The
Coroner would determine whether or not the remains were N~five American. If the
Coroner determines the remains are not subject to his authority, the Native American
Heritage Commission will be notified, who would attempt to identify descendants of the
deceased Native American.
5.3
If the Community Development Director finds that the archaeological find is not a
significant resource, work would resume only after the submittal of a preliminary
archaeological report and after provision for reburial and ongoing monitoring accepted.
Provisions for identifying descendants of a deceased Native American and for reburial
would follow the protocol set forth in the CF. QA Guidelines. If the site is found to be a
significant archaeological site, a mitigation program will be prepared and submitted to the
Community Development Director for consideration and approval in conformance with
the protocol set forth in the CEQA Guidelines.
Residual impact: Less than significant with the mitigation measure.
Impact: There is a potential of ground shaking hazards to people, structures and property.
Mitigation Measures:
6.1 Implement the recommendations identified in the geotechnical investigation prepared by
Terrasearch, Inc. (2002).
6.2
Any changes in grading °r building design that would be significanfly affected by geologic
hazards or soils conditions, or in turn would significantly alter geologic or soils conditions,
shall be accompanied by a re-analysis of those conditions. In addition, any conditions
discovered during excavation or grading that significanfly depart from the previously
described geologic and soils setting shall be evaluated.
Residual Impact: Less than significant with mitigation measures.
Impact: Soils have been contaminated with Residential PRGs.
Mitigation Measures:
7.1 Affected soil exceeding the Residential PRGS shall be excavated and removed from the site
as hazardous waste. Once cleaned up, a human Health Risk Assessment shall be prepared
to demonstrate that soil gas emanating from the site will not pose a health threat to future
site residents.
7.2 A site Health and Safety Plan shall be prepared that documents the appropriate protocol for
construction personnel that may come in contact with contaminated soils.
7.3
Prior to demolition, the three roof sections of the building shall be sampled to determine if
they contain asbestos. If it is determined asbestos is present, it shall be disposed of as a
hazardous material.
7.4 Site clean up and remediation shall be required to meet all federal, state and local
regulations.
Residual Impact: Less than significant with mitigation measures.
San Ramon Village Plaza
Mitigated Negative Declaration - Page 5
Impact: There is a potential for erosion during construction activities. Construction activities would
generate additional pollutants such as oil, grease and heavy metals.
Mitigation Measures:
8.1 A Storm Water Pollution Prevention Plan shall be prepared in compliance with the NPDES
permit included in the erosion control measures appropriate for the project. Design of
these measures shall be updated each year prior to September 30 and approved by the City
Engineer.
Residual Impact: Less than significant with mitigation measures.
Impact: Construction-related noise could adversely affect nearby residential development.
Mitigation Measures:
11.1 Applicant shall prepare a construction noise mitigation plan. The plan shall include but not
be limited to the following:
Construction phasing plan showing the duration of each phase and equipment to be
used.
· Location of stationary equipment.
Calculation of noise levels at nearest residences and noise sensitive retail spaces.
Name of construction noise coordinator that can be posted at the entry to the site.
Person responsible for responding to complaints and enacting solutions.
Residual Impact: Less than significant with mitigation measures.
Impact: Traffic noise could adversely affect the proposed residential development.
11.2
Sound-rated building construction shall be used to achieve acceptable indoor noise levels
as per the State Building Code and City's Noise Element. The specification of these
treatments should be developed during the architectural design of the buildings. In
general, rooms along the perimeter of the site will require sound rated windows. Units in
Buildings 1 (the four east end units), 2 (the four east end units), 3 (the four east end units)
and 4 (all units) along 1-680 would be exposed to levels over CNEL 65 dBA and will
require sound rated building constructions (whadows and/or exterior walls) to meet the
State Building Code requirement.
All residential units in the project will require mechanical ventilation to allow the windows
to be closed for noise control. An acoustical consultant should review the architectural
design to be sure that the required treatments are incorporated into the construction
documents.
11.3
Porches and decks exposed to a CNEL of 65 to 70 dBA ( Buildings 1, 2, 3, 4, 9 and 10)
shall be partially enclosed or eliminated. A partial enclosure would consist of a solid six-
foot tall balcony railing that would act as a local noise barrier. Porches or decks exposed to
levels greater than 70 dBA (Buildings 2, 3, 4, 9 and 10) shall be fully enclosed. A full
enclosure would create a deck or porch that is similar to a sun room. It would be
constructed out of standard building materials but need to provide adequate noise
reduction. The enclosure could include operable windows or sliding glass doors so that the
area can be open if the occupant desires. An acoustical consultant shall review the design
of the porch/deck treatments to confirm that noise levels will achieve the City's goal.
San Ramon Village Plaza
Mitigated Negative Declaration - Page 6
The sitting garden along 1-680 would be exposed to a future CNEL in excess of 75 dBA
which is considered "clearly unacceptable" for residential development. To reduce noise at
the outdoor use area and at Buildings 2, 3 and 4, the existing sound wall could be extended
an additional 275 feet. A ten-foot sound wall would reduce the CNEL to less than 70 dBA
which is considered to be "conditionally acceptable". It would be difficult to achieve the
City's goal of CNEL 65 dBA at the sitting garden. Prelim/nary calculations indicate that the
wall will need to be about 18 feet tall to meet the City's outdoor noise goal.
Alternatively, a wall could be located immediately adjacent to the sitting garden to block
freeway noise. The wall could be one to two feet shorter and achieve the same noise
reduction. The exact height and composition can be determined during the detailed design
phase. If there is a concern that the barrier would block views, a clear barrier made of
acrylic or glass could be used. An acoustical consultant shall review the design of the
barrier to conf~m that noise levels will achieve the City's goals.
11.4
The City does not have a quantitative noise standard for mechanical equipment such as
refrigeration units or air-conditioning systems. Noise generated by stationary sources
(residential and retail) will need to meet, at a minimum, the performance standards
contained in the Noise Element (CNEL of 60 dBA for residential uses).
The mechanical design shall be rev/ewed by an acoustical consultant to verify that the City's
standards will be met and that the equipment will not significantly increase existing noise
levels at residences and the common outdoor use area adjacent to the retail building. The
mechanical and architectural plans'should show all required sound attenuating features
such as silencers and barriers.
Residual Impact: Less than significant with mitigation measures.
Impact: The project site plan would create vehicle conflicts.
Mitigation Measures:
15.1 2ill outbound traffic at proposed project driveways on Bellina Street, Alcosta Boulevard and
San Ramon Road shall be stop-sign controlled to avoid vehicle conflicts at these major
ingress/egress points.
15.2
The majority of parking spaces located in the eastern (rear) portion of the site should be
designated (18 total) for employee parking. This would maximize access for retail patrons
to the majority of parking spaces in the main retail parking lot. It is recommended that the
proposed handicapped parking space in the rear retail parking field be relocated adjacent to
the handicapped parking space proposed in front of the retail building on Bellina
Commons (i.e. the southwest comer of the building).
15.3
The San Ramon Road limited access driveway shall have additional traffic controls to
prevent potential vehicle conflicts for both inbound and internal motorists. Two additional
stop-signs shall be instal/ed in conjunction with this driveway to allow for safe access to the
north-south Shell Gas Station easement. It is recommended that a stop-sign be installed for
westbound traffic at the internal drive aisles' intersection with the north-south easement.
Another stop-sign shall be installed for southbound traffic on the north-south Shell Gas
San Ramon Village Plaza
Mitigated Negative Declaration - Page 7
StatiOn easement just prior to the outbound traffic flow lane to San Ramon Road. This will
prevent internally circulating vehicles from interfering with inbound traffic.
15.4
Remove three diagonal retail parking spaces to prevent conflicts with through-traffic within
the retail center. On the one-way eastbound retail parking drive aisle, the first diagonal
parking on the south entering from San Ramon Drive shall be removed. On the one-way
westbound retail parking drive aisle, the first diagonal on the south shall be removed.
Similarly, the first parking space on the east side entering from Bellina Street should be
removed for traffic purposes. Removal of these spaces will not change the project parking
demand conclusions.
15.5 The parallel curb at the south end of Building 8 shall be pahated red to prevent parked
vehicles from blocking garage access to the last units in Building 7.
15.6 The mare internal intersections in the retail and residential areas shall provide adequate
truck turning radii for fire and garbage trucks.
15.7
Traffic calming measures as required by the City Engineer shall be installed on the main
north-south internal drive (Bellina Commons) between Bellina Street and Alcosta
Boulevard. Such measures could include, but are not limited to, speed tables.
Finding: The project would not result in a significant increase in traffic.
S~ Kamon Vill~¢ Pl~z~
ENVIRONMENTAL REVIEW - iNITIAL STUDY
Project Title: San Ramon Village Plaza
.Lead Agency Name and Address:
City of Dubl/n
Community Development Department
100 Civ/c Plaza
Dublin, Califorrda 94568
Contact Person and Phone Number:
Deborah Ungo-McCormictg Contract Planner
925.833.66i0
Project Location:
San Kamon Village
8909, 8913-8925 San Ramon Road
Dublin, Cali£omia
APN#941-0164-001-04 & 941-0164-003-03
Project Sponsor's Name and Address:
Michael Banducci
Bancor Properties LLC
1459 First Street
Livermore, California 94550
Existing General Plan Designation:
Retail/Office
Existing Zoning Designation:
C-N, Retail/Office
Description of Project:
Site Des~ption
The project site is located west of 1-680 on San Ramon Road between Bellina Street and Alcosta
Boulevard. A Zone 7 channel and storm drain ouffall abuts the southeasterly boundary of the site.
Project development would not encroach into the Caltrans 1-680 fight-of-way or the Zone 7 channel.
,Figure 1 shows' the project location.
Study - 2
The site contains an existing reUil center ~nd p~rking lot for ~ toufl of.~pproxim~tely 48,400 sqn~e
feet. The project site comprises about 4.6 acre~. Pe~ trees ~re located along the San Rmxnon Road
frontage ~vith Monterey pines ~nd shrubs planted at the e~sterly perimeter of the property md several
Figure 1
Project Vicinity
Sa~ P~mo~ Vilhg~ Plaza
elm trees located at the southexly portion of the property. Additional trees are dispersed tha:oughout
the parking lot.
The proposed project consists of a General Plan Amendment from Retail/Office to Mixed-Use
(l~etsil/Office, Medium Density Residential); a Stage 1 Development Plan to estabI~sh zoning of the
site; a State 2 Development Plan to establish standards for development of the site; a Vesti.rxg
Tentative Map and Site Development Permit for review of design and architeCtural features to
provide for the revitalization of a portion of an' existing retail center and the construction of
residential townhouse units. Of the 48,400 square feet of existing retail space, approximately 34,000
square feet would be demolished to construct residential town homes. The remaining 14,400 square
feet of retail space would be remodeled and designed to compliment the residential proiect and
create a village type neighborhood. Figure 2 shows the proiect site plan.
The remodeled retail development would include new roof lines and the building surface would be
colored stucco. Metal roofing and awnings, new signage and lighting would provide architectural
detail. Building heights would range from about 19 feet to 32 feet. Landscaping would include
planters, new trees and shrubs in the parking lot and building perimeters and new pear street trees
along Alcosta Boulevard. The parking lot would provide 93 parking spaces. Figure 3 shows the retail
building elevations.
The residential development would be constructed on the southern half of the property. Figure 4
shows the residential building elevations. Primary access to the town homes would be off of Bellina
Street w/th secondary access through the retail component onto San Kamon Road and Alcosta
Boulevard. The townhome-style condominiums would consist of 56 units distributed throughout
eleven three-storey buildings with a garage on the first floor and two tevels of residential space. The
maximum building height would be approximately 41.5 feet. The town homes would be two and
three bedroom units ranging in size between 1,218 square feet and 1,654 square feet. The project
would include seven below market rate units. The building surface would be colored stucco with
asphalt tile roofs. Balconies and porch areas would have wrought iron railings.
Parking for the residential development would include 112 spaces (two spaces for each townhouse
garage) and 28 non-designated guest spaces located on site.
Table 1 summ~zes the proposed land use components.
ITable 1: Project Land Use
Use
{Rera/1 ~pace
Residential - Market Rate
.I N~,mber of
sq. V, e, ....
14,400 ..
Residential - Below Market i
N~,mber of Parking
Spaces
93!
Rate ~ . i 71
· Total I 14,400 56 t 231
Three landscaped open space areas are located in the residential development. There is a tot lot
located at the central portion of the development; a sitting garden with public art is located at the
corner of Bellina Street and San Kamon Road; and a sitting garden is located at the easterly project
S~n 1Ramon V~la~ Plaza
I~d~ Study - ~
10.
boundary. General landscaping throughout the residential d~velopment would include trees and
other plantings. A six-foot high wrought iron fence with hedge border would be lOcated along the
westerly and southerly perimeters of the residential development. A wrought iron fence with panels
would be located at the northeasterly portion of the residential development. Trees and other
plantings would be installed along pedestrian pathways: The pedestrian pathways connect the
residential buildings and provide access to the open space areas, tot lot and retail development~
The project will require a general plan amendment from Retail/Office to Medium-High Density. on
2.94 acres of the project site. The site is currently zoned CTN, C-1 and C-2 and will require a rezone
to Planned Development to allow the proposed mixed use program. A Stage 2 Development Plan
will be required to establish permitted, conditionally pemai~ed and accessory uses, site area and
maximum densities, maximum number of residential units by type and non-residential square
footage, development reguhtions, arckitectural standards, circulation systean preliminary landscape
plan and any other information necessary for the review of the proposed project. A Site
Development Permit must be granted to ensure the proposed proiect is consistent with the
development regulations and requirements of the PD/Stage 2 Development Plan. The project
applicant is proposing to split the project site into two lots, which will require a Vesting Tentative
Map for subdivision of the property into two lots.
It is anticipated project construction will take approximately one and one-half to two years.
Surrounding Land Uses and Setting:
Land uses in the immediate project vicimty include single family residential development to the south
and.west, a gas station adjacent at the northwest comer of the property and commercial/retail
development across Alcosta Boulevard to the north. Interstate 680 is located to the east of the
project site.
Other public agencies whose approval is:requited:
· Building Permits (City of Dublin, Building Department)
· Grading Permits (City of Dublin, Public Works Depa~a~ent
Water and Sanitary Sewer, Dublin San Ramon Service District 0DS1LSD)
..... Project, Boundary
N
Figure 2
Project Site Plan
Z
Z
San l~on V, II~,, Plaz~
ENVIRONMENTAL FACTORS POTENTLA ~ I ,y AFFECTED:'
The environmental factors checked below would be potentially affected by the pro}ect, involving at least one
impact that is ~ potentj~Ily significant impact as inddcated by the checkhst on the follo~-ng pages.
DETERMINATION:
On the basis of this initial evaluation:
I fred that the proposed project COULD NOT have a significant effect on the environment, and 2
NEGATIVE DECI2XATION will be prepared'.
I find that although the proposed project could have a significant effect on the environment, there
xxriU not be a significant effect in this case because the revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be
prepared.
I find that the proposed project M-AY have a significant effect on the environment, and an
EN-VIRON~TAL I_M2>ACT REPORT is required
I find that the proposed project MAY have a "potentially significant impact" or "potenfiully
significant unless mitigated" impact on the environment, but at least one..¢ffect 1) has been
adequately analyzed in an earlier' document pursuant to applicable legal .~andards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets. An
ENVIRON1V~NT~ IMPACT REPORT is required, but it must analyze only the effects that
remain to be addressed.
I find that although the proposed p'roject could have a significant effect on ~che environment, because
all potentially significant effects.' {~)have been malyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to. applicable standseds, and Co) have been avoided or mitigated pursuant
to that earlier EIR or NEGATIVE DECL2xRJxTION, inducing reviSi6ns or mitigation measures
that are imposed upon the prOPOsed project, nothing further is require&
Printed Name
For
S~n Ramon V~l~ge Plaza
EVALUATION OF ENVIRONMENTAL IMPACTS
A brief explanation is required for all answers except '2qo Impact" answers that are adequately supported by
the ~nformat/on sources identified in the References section of this document.
ENVIRONMENTAL ISSUES
A.ESTHETICS. Would the project:
a) Have a substantial adverse effect on a scerfic vista?
b)
Substantially damage scenic resources, including, but
not limited to, t~ees, rock outcroppimgs, and historic
buildings within a state scenic highway?
c)
Substantially degrade the existing visual character or
quality of the site and its surroundings.>
glare, which would adversely affect day or mghtlime
views m the area?
Discussion:
The proposed project would not result 'in significant adverse impacts to visual resources. A brief discussion of
each environmental topic included under Section I is presented below.
b)
The project site is not within a designated scenic vista or scenic highway. Project development
would not obstruct any scenic views.
The project site is developed with retail buildimgs and parking lots. Street trees are located along the
entire San Ramon Road frontage,, along the Bellina Street frontage; and groups of trees are located
along the easterly boundary of the site and dispersed throughout the existing parking lot on the
westerly portion of the site.
Project development would remove 28, or about 60 percent, of the existing trees. None of the trees
planned for removal are "Heritage Trees" as defined in the City's Tree Ordinance. Of these, ten are
located in the parking lot and the remaining 18 trees are located along San Ramon Road, Bellina
Street and 1-680. Eight of the 11 street trees along San Ramon Road would be retahaed. Of the six
trees along Beliina Street, five would be removed. Ten of the I8 trees along 1-680 would be
· removed. Plantings of new street trees along the southerly and westerly proiect boundaries;
combined w/th a proposed hedge would provide adequate screening. The project would include new
trees throughout the retail parking areas and the residential development. The proposed planting of
trees along'the easterly boundary would screen views of 1-680 from the proiect site. Proiect
development would not degrade scenic resources at the proiect site.
Generally, project development would improve the visual appearance of the project sitel Currently
the proiect site contains two simgle story buildings that house small retail shops and restaurants and
a large retail store. The buildings are in need of painting and repair. Landscaping is limited to trees
located along the westerly, southerly and easterly sire boundaries and trees scattered in the parking
S~ Rmmo= VRlag~ Phz~
In/rial Study - 1'0
lot. The proposed project would renovate one of the buildings containing small re'mil shops and
restaurants. The new building roofline would increase the height of portions of the building. New
,signage, facade treatments, lighting and plantings would improve the visual appearance of the
building. The other building containing retail shops and the larger structure would be demolished
and replaced with the proposed residential developmenT. Extensive landscaping including trees,
hedges, plantings and open space areas would increase the amount of green space at the project site.
Outdoor night lighting currently exists at the project site including light f=tures in the parking lot
and building signage; The amount of outdoor lighting would increase over what is currently in use
because of the increase in development at the site. However, the project landscaping would screen
most of the mght lights from view, especially along San Ramon Road and Bellma Street (where
residential development is located). Night lighting and glare would not significantly.increase as a
result of the project.
Mifigati0n Measures.
None required.
Project development would not have an adverse affect on the visual character and quality of the site and
surrounding area.
AGRICULTURAL RESOURCES. In determining whether
impacts to agricultural resources are significant environmental
effects, lead agencies may refer to theCaliforma Agricultural
Land Evaluation and Ske Assessment Model (1997) prepared
by the California Dept. of Conservation as an optional model
to use m assessing impacts on agriculture and farmland.
Would the project:
Convert Prime Famaland, Unique Farmland, or
Farmland of Statewide Importance (Famaland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Wil!i~mson Act contract? []
c)
Involve other changes in the existing environment,
which due to their location or nature could result in
conversion of Farmland, to non-agricultural use?
Discussion:
The proposed project would not result in significant adverse impacts to agricultural resources. A brief
discussion of each environmental topic included under Section 2 is presented below.
a) The project site is a developed retail strip mall in an urban area.
San Ramon Village Plaza
Initial Study - 11
b) The project site is cu~enfly zoned C-N Retail/Office. The project site is not subject to the
Williamson Act.
c) Surrounding lands consist of urban development hacluding residential, commercial and retail.
Development of the proiect site would not result in the conversion of any farmland in the proiect
Miti~afion Measures:
None requked.
Findin~
Project development would not result in a significant impact to agricultural resources.
AiR QUALITY. Where available, the significance criteria
established by the applicable air quality mmagement or
pol~ufion control dismct may be relied upon to make the
folknving detexm~ations. Would the project:
a)
Conflict with or obstruct implementation of the
applicable air quality plan?
b)
Violate any air quality standard or con~bute
mbstantially to an existing or projected air quality
violation?
c)
Result in a cumulatively considerable net increase of
any criteria pollutant for.which the project region is
nonattaimment trader an applicable fedexal or state
ambient alt quality standard (mchidmg releasing
emissions, which exceed quantitative tbxesholds for
ozone precursors)?
[] [] [] []
d) Expose sensitive receptors to substantial pollutant
concentmon,? [] [] [] []
e) Create objectionable odors affecting a substantial
number of people?
Discussion:
The proposed project would result in less than significant operational air quality impacts. Potentially
significant impacts due to construction activities could occur. The recommended mitigation measures ·
would reduce potentially significant construction air quality impacts to a less than significant level. A
· brief discussion of each environmental topic included under Section 3 is presented below.
a) The project would not conflict with the'Bay Area Ak 2000 Ctean 25.[r plan ('B.A~QIvlD 2000).
Sm~ tL~mo= Vilhg= Phza
Initial Study - 12
Local Climate
The project is within the Livermo.re Valley. The I.ivermore Vslley fonms a sm~ll sub-regional air
basin distract from the hrger San Francisco Bay Area Air Basin. The Livermore Valley air basin is
surrounded on all sides by high hills or mountains. Significant breaks in the hills surrounding the air
basin are Niles Canyon and the San Ramon Valley, which extends northward into Contra Costa
County.
The terrain of the Livermore Valley influences both the climate and air pollution potential of the
sub-reg/onal air basin. As an inland, protected valley, the area has generally lighter winds and a
kigher frequency of calm condifons when compared to the greater Bay Area. The ocmu'rence of
episodes of h/gh atmospheric stability, known as inversion conditions, severely i/mits the ability of
the atmosphere to disperse pollutants vertically. InverSions can be found during all seasons in the
Bay Area, but are particularly prevalent in the'summer months when they are present about 90
percent of the time in both morning and afternoon.
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. High temperatures increase the
potential for ozone. The valley traps locally generated pollutants and is often the receptor of ozone
and ozone precursors from upwind portions of the greater Bay Area. Transport of pollutants also
occurs between the ldvermore 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.
Ambient Air Quality Standards
Both the U. S. Env/ronmental Protection Agency (EPA) and the California Air Resources Board
(CARB) have established ambient air quality standards for common pollutants. These ambient air
quality standards are. levels of contaminants which represent safe levels that avoid specific adverse
health effects associated with each pollutant. The federal and state ambient standards were
developed independently with differing purposes and methods, although both federal and state
standards are intended to avoid health related effects. As a result, the federal and state standards
differ in some cases. In general, the California state standards are more stringent. This is particularly
true for ozone and PM~0.
Federal Air Quality Standards
The 1977 Federal Clean Air Act requires the U.S. Env/ronmental Protection Agency (EPA) to
identify National Ambient Ak Quality Standards (NA_AQS) to protect public health and welfare.
NAAQS have been established for the six "criteria" air pollutants. These criteria pollutants include
ozone (O3), carbon monoxide (CO), nitrogen dioxide (NOz), sulfur dioxide (SO2), suspended
particulate matter (PM~0), and lead ('Pb). EPA publishes criteria documents to justify the choice of
standards. Standards for these pollutants are listed in Table 2. TheSe standards represent the levels
of air quality necessary, with an adequate margin of safety, to protect the public health and welfare.
In June 1997, the EPA adopted new national air quality standards' for ground level ozone and for
fine particulate matter. The EPA intends to phase out the 1-hour ozone standard of 0.12 parts per
million (PI)M) and replace it w/th an 8-hour standard of 0.08 PPM. The EPA also adopted an
additional standard for particulate matter less than 2.5 microns in diameter (PMz.3). Although
currently in' effect, the'planning process to determine compliance with these new standards and the
development of control programs to meet these standards, if needed, are several years away since a
monitoring network has to be established and a minimum 3-year monitoring period is required to
determine designations.
San Ramon Village Plaza
haitial Study - 13
Implementation of the new standards has been further complicated by a recent court decision. On
May 14, 1999, the Court of Appeals for the District of Columbia Circuit ruled that the apphcation
of the Clean Air Act, in setting the new public health standards for ozone and particulate matter,
was an improper delegation of legislative authority to the EPA, and thus unconstitutional. The
decision was appealed to the Supreme Court and on February 27, 2001 the Supreme Court
unanimously ruled in favor of the EPA, clearing the way for implementation of the new standards.
State Air Quality Standards
The 1988 California Clean Ah: Act established state standards for criteria pollutants, which axe also
identified in Table 2. These standards are refe=ed to as State ~M-nbient Ak Quality Standards
(SAAQS), and are equal to, or more stringent than, their NAAQS counterparts. SAAQS have also
been established for certain pollutants not covered by the NAAQS, such as hyckogen sulfide and
vinyl chloride.
Bay Area Air Basin Attainment Status
The project is within the nine county Bay Area Air Basin. Pursuant to 1990 amendments to the
federal Clean _&ir Act and the California Clean Air _&ct of i988, the EPA and CAILB have designated
air basins within the state where the federal or state ambient air quality standards are not met as
"nonattainment areas", based on compliance with NAAQS and SAAQS standards. Because of the
differences between the federal and state standards, the designation of nonattainment areas is
different under the federal and stare legislation..
Ak basins may be either attainment or non-attainment for each criteria air pollutant. Under the
federal Clean _&ir Act, the Bay Area is currently considered a nonattalnment area for the federal
hour ozone standard and a nonattainment area for ozone and PMw under the Call/om Clean Ak
Act. CA1LB has developed recommended designations for California air basins, proposing that the
Bay Area be designated as nonattainment for the new EPA 8~houx ozone standards.
Levels of PMa0 at the Livermore monitoring site (the monitoring site nearest Dublin) meet the
federal ambient standards but exceed the more stringent state standard. When it passed the
California Clean Air Act in 1988, the CaLifornia Legislature recognized the relative intractability of
the PM~0 problem with respect to the state ambient standard and excluded it from the basic
planning requirements of the Act. The Act did require the CA1LB to prepare a report to the
Legislature regarding the prospect of achieving the State ambient air quality standard for PMw. This
report recommended a menu of actions, but did not recommend imposing a planning process
similar to that for ozone or other pollutants for achievement of the standard within a certain period
of time.
In addition, a region can be designated non-attainment, transitional or unclassifi~& The transitional
designation recognizes a region's improving air quality, but still maintains some regulatory
restrictions and obligations. The unclassified designation is given for a region where data is absent
or too limited for designation. California Clean Air Act requirements include annual emission
reductions, increased, development and use of low emission vehicles, and the submittal of air quality
at*ainment plans by air districts.
Bay Area Air Quality Management District
The Bay Area Air Quality Management District (BAAQMD) operates a network of air quality
monitoring sites in the region, including one in central_l~,ivermore on Old First Street. Table 3 shows
a three year summary of air quality data for the Livermore monitoring site for the period 2000-2002.
Data ate shown for ozone, carbon monoxide, nitrogen dioxide and PMw. The number of days
exceeding each standard is shown for each year.
Sm R~on Vill~ge Plea
Initial Study - 14
ITable 2: Ambient Air quality'Standards & Bay Area Attainment Status
i Pollutant{ Time ] Standard~ i Status , S,t,?dardsj ..... Startm
~ N
[Ozone [1-Houz {0.09 PPM [ N 10.12 PPM
Carbon
iNo=o de 20 wM i 35.o ,v
tDioxide ;Average - I - i0.0S PPM i A
} }l-Hour 0.25 PPM ! A -
,Dioxide iAverag~- - k !0.03 PPM
I__ __il-Hour 0.25 PPM i___._A. .... ~
:24-Hour 0.04 PPM ] A !0.14 PPM
}PMw }Annual 20 pg/m ! N 150 pg/m A
pM=$ t.Annual 112 .g/rn' i N !15 .g/re' U
}SO-day i
Lead }Average {1.5 pg/m~ ! A i
! ~Average i - ~ - [!:5 Hg/m ~ A
i PPM = Par= Per MiIli0n i i {
i.~./_E_,_=,_.Mif ~ ,o~,_a~.~L.per Cubic Meter
Attainment N = Nonattalnment U = Unclassified ~
t Source: Ambient Air ._Qu_~Eg Standards & Bay Area Attainment Statu~s~.=_2,_O_03~, B ~AA~Q,
To meet federal'Clean Air Act requirements, the BA_AQIv[D has adopted an Ozone Attainment
Demonstration Plan. in addition, to meet California Clean Air Act requirements, the BAAQIvED
has also adopted and updated a Clean Air Plan addressing the California ozone standard. The
control strategy contained in these plans include new limits on emissions from industry, prohibitions
on sources of hydrocarbons, regional transit and i4OV programs, buy back programs for older
vehicles and educational programs.
Table 3 shows that concentrations of carbon monoxide and nitrogen dioxide at the Livermore
monitoring site meet state/federal standards. Ozone concentrations exceed both the state and
federal standards, and exhibit wide variations from year to year related to .meteorological conditions.
Years where the summer months tend to be warmer than average tend to have higher average ozone
concentrations while years with cooler than average temperatures tend to have lower average ozone
concentrations.
The federal Clean Air Act Amendments of 1970 established national ambient air qual/ty standards
(AAQS), and individual states retained the option to adopt standards that are more stringent and to
include other pollution sources. California had already established its own air quality standards
when federal standards were established. Because of the unique meteorological problems in the
San Kamon Village Plaza
Initial Study - 15
state, there is considerable diversity between state (SAAQS) and federul (NA. AQS) standards
currently in effect in California, as shown in Table 2.
The ambient air quality standards are intended to protect the public health and welfare, and they
incorporate an adequate margin of safety. They are designed to protect those segments of the
pubhc most susceptible to respiratory distress, known as "sensitive receptors", including asthmatics,
the very young, the elderly, people weak fi'om other illness or disease, or persons engaged in
strenuous work or exercise. Healthy adults can tolerate occasional exposure to air pollution levels
somewhat above the ambient air quality standards before adverse health effects are observed.
The Bay Area Air Quality Management District (BA. AQMD) operates a regional monitoring
network which measures the ambient concentrations of six criteria air pollutants: ozone, carbon
monoxide, small diameter particulate matter (PM-10), lead, nitrogen dioxide, and sulfur dioxide.
Monitoring for ultra-small diameter particulate matter (PM-2.5) began in 1999 using the federal
reference method monitoring procedures.
Sensitive Receptors
BA.AQMD defines sensitive receptors as facilities where sensitive receptor population groups
(children, the elderly, the acutely ill and the chronically ill) are Likely to be located. These land uses
include residences, schools, playgrounds, child care centers, retirement homes, convalescent homes
mud hospitals. The nearest sensitive receptors to the project site are homes located to the south of
the project site and to the east across San Ramon Road.
!Table 3: Air Quality At Livermore Monitoring Site
i Pollutant ! .... ~d~s~_ Standard Exceeded:
! I 2000 '"'j 2001 2002
}Ozone !Federal 1-Hour 2 ~ 0 2
~ Ozone State 1-Hour 7 ~ 9
i Ozone i Federal 8-Hour 2 i! 2
iCarbon iState/Federal
Nitrogen ~
~,Dioxide iState 1-Hour 0
PM~0 !Federal 24-Hour 0
iPM~0 i State 24-Hour 2
Operational Impacts
The BAAQMD has established thresholds for determining whether a given project has the potential
for significant air quality impacts. If a project exceeds the thresholds, detailed air quality analyses are
usually required If the project does not exceed the thresholds, it is typically assumed to have a less
than significant impact on air quality. B_A.AQMD generally does not recommend a detailed air
quality analysis for projects generating less than 2,000 vehicle trips per day. The proposed project
would generate 970 vehicle trips per day, thus, a detailed air quality analysis is not warranted. The
project would not expose the public to sources of toxic air contaminants or.odors. Thus, the project
would fall below the BA_AQMI) thresholds for significant air quality impacts and is not considered a
project that could cause an adverse air quality impact.
Village Pt~z~
I~iti~l Study - 16
Construct/on Impacts
Temporary construction activities may impact air quality, but such impacts are highly variable from
day-to-day depending on the type of construction activity. The BA. AQIVfD has therefore developed
a menu of mitigation measures, which if fully implemented, are presumed to achieve a less than
significant air quality impact..The range of mitigation measures includes a set of "Basic Control
Measures" and '~nhanced Control Measures" if the project construction area exceeds four acres.
Because the project site is Larger than fouz acres in size, enhanced dust control measures will be
required during c6nstmction, With implementation of these measures, dust emission impacts during
construction would be tess than significant.
The project would not result in significant cumulative net increases in criteria pollutants. The project
would generate less than 2,000 daily vehicle tdps and, thus, is below the significance threshold. The
project would not generate odors, toxics or have the potential for accidental releases of toxics.
The project would require a general plan amendment on 3.15 acres of the project site changing the
land use from Retail/Office to Medium-High Density residential. The proposed project would not
result in significant land use changes that would affect the growth assumed for the city in the Clean
Air Plan (CAP) nor would it adversely affect the passenger vehicle mips and miles traveled
Sensitive receptors in the project area include residential area. Residential uses are considered more
sensitive to air quality conditions than commercial and retail areas because people generally spend
longer periods of time at their residences, resulting in greater exposure to ambient air quality
conditions.
Proiect operations would not expose the nearby sensitive receptors to significant pollutant
concentrations. However, du_,q, ng construction activities, sensitive receptors could be exposed to
kigh levels of dust emissions. With implementation of the recommended mitigation measures, dust
emission impacts would be less than significant.
e) The project would not create any objectionable odors.
Mitigation Measl!r~s:
3.1 Construction contractors shall be required to water all active earth construction areas at least twice
daily.
3.2 Construction contractors shall be required to cover all trucks hauling soil, sand and other loose
materials or require all trucks to maintain at least two feet of freeboard.
Construction contractors shall be required to sweep daily (preferably with water sweepers) all
paved access roads, parking areas and staging areas at construction sites.
If visible soil material is carried onto adjacent public streets, require construction contractor to
sweep streets daily.
Consr-mction contractor shall be required to enclose, cover or apply (non-toxic) soil binders to
exposed stockpiles (dirt, sand, etc.).
Construction contractor 'shall be required tO install sandbags or other erosion control measures
identified in the project's Storm Water Pollution Prevention Plan.
3.3
3.4
3.5
3.6
San Rmmon Vill~ Phza
Initial Study - 17
According to the current BAAQMD CEQA guidelines, the recommended mitigation measures would
reduce construction period air quality impacts to a less than significant level.
Impact Incorporated Impact Impact
4. BIOLOGICAL RESOURCES. Would the project:
Have a substantial adverse effect, either directly or
tb_tough habitat modificitions, on any species
identified as a candidate, sensitive, or special status
species' in local or regional plans, policies, or
regulations or by the California Department of Fish.
and Game or U.S. Fish and Wildlife Service?
b)
Have a substantial adverse effect on any riparian
habitat or other sensitive harm-al community identified
m local or regional plans, pohcies, regulations or by
the California Department of Fish and Game or US
Fish and W'fldlife Sen4ce?
c)
Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to marsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other'means?
Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
[] [] [] []
e)
Coniq_ict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
Conflict with the prov/sions of an adopted Habitat
Conservation Plan, Natural Commtmity Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
[] [] [] []
Discus,sion:
The proposed proiect would not result in significant adverse impacts to biological resources. A brief
discussion of each env/ronmental topic included under Section 4 is presented below.
a) The project site is currently developed w/th buildings and a parking lot. Ex/sting trees were planted
... when the. site .was developed. Project development would not adversely affect candidate, sensitive or
special status species.
b) There is no riparian habitat located on the project site. A Zone 7 concrete I/ned canal is located off
site adjacent to the southerly project boundary. Project development would not affect the canal.
San Ramon Village Plaza.
c) There are no wetland areas on the project site.
d) Project development would not substantially interfere with the movement of migratory fish and
wildlife.
Project development would result/n the removal of approx/mately 27 trees. None of the trees
planned for removal are "Heritage Trees" as defined in the City's Tree Ordinance. The proiect
landscape plan proposes extensive tree planting including redwoods and oaks. The proposed
landscape plan shows the number of replacement trees to be greater than the 27 trees to be
removed.
f) The proiect would not interfere with any adopted habitat conservation plans, natural community
conservation plans or other conservation plans.
M~rig~ion Measures:
None requi~ed.
Finding:
The project would not adversely affect biological resources.
5. CULTURAL RESOURCES. Would the p~oject:
,)
Cause a substantial adverse change in the significance
of a historical resource as defined in [15064.57 []
[] [] []
b)
Cause a substantial adverse change in the significance
of an archaeological resource pursuant to g15064.57
[] [] [] []
c)
Directly or/ndirecfly destroy a unique paleontological
resoume or site or unique geolog/c feature?
d) Disturb any human remains, including those
interred outside of formal cemeteries?
Discussion:
The proposed project would not result in significant adverse impacts to known cultural resources. In the event
unknown cultural resources are discovered on site 'during earth moving activities, the recommended mitigation
measures would reduce potential impacts to unknown cultural resources to a less than significant level. A brief
discussion of each environmental topic included under Section 5 is presented below.
a) The project site contains a 1970's era shopping center. There are no buildings on site that are
considered historical resources as defined in Section 15064.5.
b) There are no known archaeological resources present on the project site.
c) There are no known palentological resources present on site.
d) Project development would not disturb any known hurnari remains.
I~tialSmdy-19
MitiT~tiq~ Measures:
Should any cultural materials or human rem~ns be exposed or discovered during e-~rth moving activities,
the fo]lowing mitigation measures shall be implemented:
5.1 Operations shMl stop wkhin 100 feet of the find and a qualified professional archaeologist sh~ll be
contacted for further review ~nd recommendations.
5.2
If human remains are discovered, the AOamech County Coroner sh~ll be notified. The Coroner
would determine whether or not the remains were Native AmeriCan. if the Coroner determines the
remains are not subject to his autho~:ity, the Native Amehcan Hehmge Commission wi]l be nod/led,
who would attempt to identi~y descendants o£ the deceased Native American.
5.3
If dee Community Development Director finds that the archaeological find is not a significant
resource, work would resume only after the submittal of a preliminary archaeological report and
after provision for rebut/al and ongoing monitoring accepted. Provisions for identifying descendants
of a deceased Native American and for reburial would follow the protocol set forth in the CEQA
Guidelines. If the site is found to be a significant archaeological site, a mitigation program will be
prepared and submitted to the Community Development Director for consideration and approval
in conformance with the protocol set forth in the CEQA Guidelines.
Findine:
Project development would not adversely affect and known cultural resources.
GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death revolving:
i) Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Pxiolo E~thquake Fault
Zoning Map issued by the State Geologist for the area
or based on other substantial evidence 'of a know fault?
Refer to Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shak~g?
iii) Seismic-related ground failure, including
hquefacfioa?
iv) Landslides?
Result in. substantial soil erosion or the loss of topsoil?
Be located on a geologic mt of soil that is mastable,
or that would become unstable as a result of the
b)
c)
Poumtiatlly
Pot~fi~ly 13nle~ L~ Than
~nific~mt Mili~lion Si~aificlmt No
Impact Inco~pox~ Impact ImFac~
[] [] [] []
San Ramon Village Plaza
Initial Study - 20
project, md potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction or
collapse?
Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994), creating
substantial risks to life or property?
[] [] [] []
Have soils incapable of adequately supporting the use
of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
The Geote;hnical Inves~'gation on Oliver Property prepared by Terrasearch, Inc. (2002) and Report on Preliminary
GeophysicalInvestiga~ion prepared by National Environmental, Inc. were used in analyzing potential
impacts. Based on the geotechnical investigation, the project site is subject to strong seismic ground
shaking. The recommended mitigation measures would reduce potentially significant impacts. A brief
discussion of each environmental topic included under Section 6 is presented below.
The project site within the Coast Ranges geomorphic province, a belt of sedimentary, volcamc and
metamorphic rocks, which extend from southern California to Oregon. The structural geology of
the Coast Ranges is complex and dominated by transpressive stress concentrated along faults within
the San Andreas Fault system. On the eastern portion of the San Francisco Bay, beckock geology
consists of sedimentary and metamorphic rocks ranging from Cretaceous through Quaternary
periods (up to 144 million years to present). The materials underlying the project site are mapped as
Late Pleistocene alluvium, which consists of weakly consolidated, slightly weathered, poorly sorted
day, silt, sand and gravel,
The Calaveras Fault lies approximately 500 feet west of the western property line and the eastern
portion of the Alquist Priolo Special Studies Zone encroaches about ten feet onto the southwestern
corner of the project site. A geophysical survey was conducted at the site to determine if any traces
or splays of the Calaveras Fault were present in the subsurface of the site. The findings of the
geophysical survey concluded that no identifiable traces of the Calaveras Fault, or any tectonic Offset
from splay or conjugate faults exist at the project site.
The potential for liquefaction and differential compachon is negligible. Because of the relatively fiat
site and the nature of the subsurface materials, the potential for landslide is remote.
b) Although the proiect site is relatively flat, there is a potential for erosion during construction
activities due to the nature of the subsurface materials.
c) See Item a above.
d) The near surface clay was found to be moderately expansive.
e) Project development would be hooked up to the municipal sewer system.
Mitigation Measure:
6.1 Implement the recommendations identified in the geotechnical investigation prepared by
Terrasearch, Inc. (2002).
San Ramon Village Plaza
Initial Study - 21
6.2
Any changes in grading or building design that would be significantly affected by geologic hazards
or soils conditions, or in mm would significantly alter geologic or soils conditions, shall be
accompamed by a re-analysis of those conditions. In addition, any conditions discovered during
excavation or grading that significantly depart from the previously described geologic and soils
setting shall be evaluate&
With the incorporation of the recommended mitigation rngasures into the project, the project would not
expose persons or property to significant impacts associated with soil or geologic conditions on the
project site.
HAZARI)S AND HAZAitlIOUS MATERIALS. Would
the project mvotve:
a)
Create a sign/ficant hazard to the public or the
environment through the routine t~ansport, use, or
disposal of hazardous materials?
b)¸
Create a sigrLificant hazard to the public or the
env'konment through reasonably foreseeable upset
and aceidem conditions involving the release of
hazardous materials into the envi~omment?
c)
lgrrdt.hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d)
Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it c~eate a significant hazard to the public or
the envkonment?
e)
For a project located within an airport land use plan
or, where such a plan has not been adopted, within
two miles of a public airport or public use a/rport,
would the project result in a safety hazard for people
residing or working in the project area?
Potmmlly
si~ificent
Potentially Unle$~ Less Th:m
Signifimnt l~Oga~n 5ignifu:amt No
Impact Incorporated Impact Impact
For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working in the project
area?
Impair implementation of or PhYsically interfere with
an adopted emergency response plan or emergency
evacuation plan?
S~ Rs~non Villag~ Phza
Initial Study - 22
Expose people or structures to a signific~ut risk of loss,
injury or death mvolvlng wildlsnd ~res, Lncluding
where wildlands are adjacent to urb~i~ecl ~reas or
where residences are intermixed with wildl~ads?
Discussion:
This discussion is based on the Phase I Environmental Site dlssestment San Ramon Village Plaga Dublin
California prepared by Rosewood Env/ronmentaI Engineering (2002). Volatile organic compounds
related to dry cleaning operations are present in the soil and asbestos-containing, materials may be
?resent in the bu/lding. Recommended mitigation measures would reduce potentially significant impacts
to a less than significant level. A brief discussion of each environmental topic included under Section 7
is presented below.
a) Site clean up activities would result in the transport of hazardous materials. See also Item b.
b)
A soil sampling and analysis program was conducted in 1998 to investigate the subsurface beneath
and adjacent to a former dry cleaning operation at the project site. Sampling results indicated that
volatile orgardc compounds related to dry cleaning operations Were detected in soll samples at a two
foot depth beneath the floor slab of the dry cleaners. With the exception of Vinyl Chloride, the
concentrations were below the Commerdal/Industrial Preliminary Remediation Goals (PRGs)
established by EPA Reg/on'IX as action level guidance at that rime (1998). Vinyl Chloride
concentrations exceeded the Commercial/Industrial PRGs.
A conditional "No Further Action" letter was issued by the Bay Area Regional Water Quality
Control Board ('RWQC]3) based on the results of the soil sampling and analysis program conducted
in 1998. The conclifions required that the floor of the dry cleaners be sealed to prevent off-gassing
of the vinyl chloride into the building and that the floor seal condition be inspected annually. This
action permitted the dry cleaner space to remain in operation as a commercial/office space without
cleaning up the soil beneath the space. This work was reportedly performed, the vinyl floor rile
removed and disposed as an asbestos-contait~g material.
In 2002 the RWQCB was contacted regarddng the conditions placed on the "No Further Action"
letter and the implications if a residential use was developed on the site. The RWQCB stated that if
a residential use is developed .on the site, affected soil exceedLng the Residential PRGs wig have to
be excavated from the site as a hazardous waste.
There are no existing schools or planned school located with 0.25 mile of the project site.
The project site is not included on the Department of Toxic Substance Control's site dean up list.
(DTSC 2004).
The project site is not located within the Alameda County Airport Land Use Commission
jurisdiction
The project site is not located within two miles of any private airstrip.
The project site is not located along any of the City's designated evacuation routes. The project
would not interfere with adopted emergency response and evacuation plans.
The project site is within the dry limits and surrounded by urban development. There .are no
wildland areas within the project vicinity.
San 1Lamon Village Plaza
imtial Study - 23
Mitigation Measures:
7.1 Affected soil exceeding the Residential PRGS shall be excavated and removed from the site as
hazardous waste. Once cleaned up, a human Health Pdsk Assessment shall be prepared to
demonstrate that soil gas emanating from the site wiI1 not pose a health threat to future site
residents.
7.2 A site Health and Safety Plan shall be prepared that documents the appropriate protocol for
construction personnel that may come in contact with contaminated soils.
7.3
Prior to demolition,' the three roof sections of the building shall be sampled to determine if they
contain asbestos, i£it is determined asbestos is present, it shall be disposed of as a hazardous
material,
7.4 Site clean up and remediatiOn shall be required to meet all federal, state and local regulations.
With incorporation of the recommended mitigation measures into the project, the project would not
expose construction workers, occupants and visitors to significant harmful levels of hazardous materials.
HYDROLOGY AND WATER QUALITY.
Would the project
Violate any water qua[iV standards or waste discharge
requirements?
b)
Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that
there would be a net defidt in aquifer volume or a
lowering of the local groundwater table (e.g., the
production rate of pre-existing nearby wells would
drop to a level which would not support existing land
uses or planned, uses for which permits have been
granted?)
c)
Substantially alter the ex/sting drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, m a manner, which would
result in substantial erosion or siltation on- or off-site?
d)
e)
Substantially alter the ex/si/ag drainage pattern of the
site area, including through the alteration of the
course of a stream or river, or subsumtially increase
the rate or amount of surface mnoffin a manner,
which would result in flooding on- or off-site?
Create or contribute runoff water which would exceed
the capacity of existing or planned stoma water
drainage systems or provide substantial additional
sources of polluted ranoff?
Sm P,m~on Village, P!~z~
Initial Smd7 -24
f) Otherwise substantially degrade water quality?
[] [] [] []
Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map ot other flood hazed
delineation map?
h) Place within a 100-year flood hazard area structures
wi'rich would impede or redirect flood flows? []
Expose people or structures to a sign/fica, at risk of loss,
inimy or death involving flooding, including flooding as
a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, ox mudflow?
Discussion:
Project construction activities could result in site erosion. The recommended mitigation measures would
reduce potentially significant impacts to a less than significant level. A brief discussion of each
environmental topic is presented below.
The project could temporarily violate water quality standards, or waste discharge requirements if
adequate erosion control measures are not in place during construction. See Section 6 Geology and
Soils for a discussion of recommended mitigation measures to reduce the potential for increased
erosion at the project site.
b) The project would not affect the quality or quantity of the local groundwater table.
c) Grading during project construction could compound and increase erosion on site. Increased
erosion could result in the sedimentation of receiving waters leading to a reduction in water quality.
Project development could improve drainage Conditions at the project site. Currently, the site is
covered with about 95 percent impemaeable surface. The proposed project would cover about 62
percent of the site in impermeable surface. TNs could result in less surface runoff than with the
existing development at the site. The project storm drain system would include a 12-inch storm
drain along the easterly perimeter of the property that would connect with the existing 12-inch
stom'n drain and Zone 7 storm drain outfall and channel. A 18-inch storm dram located along
Bellina Commons would connect with an existing 12, inch storm dram located along the
southwester perimeter of the project site. The proposed storm drain improvements would be
adequate.
Project runoff is not expected to adversely affect the capadty of the current storm drain system.
Other than potential pollutants caused by project construction (see Item 8d above) there is no
proiect operation that would substantially degrade water quality.
The project site is not w/thin a 100-year flood hazard area.
See Item g above.
The project site is not w/thin the path of a levee or dam.
S~- tL~no~ Vflhg~ Pl~z~
i) The proiect site is not subject to inundation by seiche, tsunami or mudflow, The site is about 15
miles from the nearest maior water body - San Francisco Bay.
8.1 A Storm Water Pollution Prevention Phn shall be prepared in compliance w/th the NPD~.S permit
included in the erosion control measures appropriate for the'proiect. Design of these measures shall
be updated each year prior to September 30 and approved by the City Engineer.
Findine:
With incorporation of the recommended mitigation measures, the project would not violate any water
quahty standards or waste discharge requirements.
LAND USE PLANNING. Would the project:
a) Physically d/vide an established community?
b)
Conflict with any applicable land use plan, policy, ox
regulation of m agency with jurisdiction over the
project (including, but not limited to the general plan,
specific plan, local coastal program, or zoning
ordinance) adopted fox the purpose of avoiding or
mitigamag an environmental effect?
c)
Conflict with any applicable habitat conservation, plan
oz natural community conservation pla:a? []
a) Project development would not divide the established residential community in the project areas.
The project would replace existing retail development with residential development at its southerly
end providing a land use transition between the new retail development and nearby single-family
development. While the proposed residential development is a higher density than nearby low
density single-family development, it would be separated by a Zone 7 canal and Bellina Street.
Project landscaping would screen the new town homes from residences along Bellina Street.
Residential development to the west is separated from the project site by San Ramon Road;
b) The project would not confl/ct with apphcable pohdes of the General Plan and Zoning Ordinance.
A summary of project consistency is presented as Exhibit A.
c) The project would not conflict with habitat conservation on natural community conservation plans.
~/[_i~fion M~asures:
None required.
Finding: ....
The project would be consistent w/th the General Plan and Zoning Ordinance and would be compatible
with nearby ]and uses.
Sm Ramon Village Plaza
Initial Study - 26
Sighed:mu No
ImpaCt Impact
10. MINERAL RESOURCES. Would the project:
a)
Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
[] [] [] []
b)
Result in the loss of availability of a locally-important
mineral resource recovery site deimeated on a local
general plan, spedfic plan or other land use plan?
The proposed project would not result in impacts to mineral resources. A brief discussion of each
environmental topic included under Section 10 is presented below
a) The project site does not contain any known mineral resources.
b) The project site is not designated as a locally important mineral resources recovery site.
Mitigation Measures:
None required.
Finding:
Project development would not result m any impacts to known or designated metal resources.
11. NOISE. Would the project result m:
Exposure of persons to or generation of noise levels
m excess of standaxds established m the local general
plan, spedfic plan or noise ordinance, or applicable
standatcls of othex agencies?
b) Exposure of persons to or generation of excessive
groundbome vibration or gtoundbome noise levels?
c)
A substantial permanent increase in ambient noise
levels in the project vicinity above levels ex/sting
without the project?
A substantial temporary or periodic increase m ambient
noise levels m the project vicinity above levels existing
without the project?
e) For a project located within an ak'port land use plan or,
where such a plan has not been adopted, within two
No
Impact
Sm~ lhmon Village Plaza
Initial Study - 27
miles of a pubhc airport o: public use airport, would
the proiect expose people residing or working in the
proiect area to excessive noise levels?
For a project within the vicinity of a private airstrip,
would the project expose people ~esiding or working in
the proiect, area to excessive noise levels?
This discussion is based on the Environmental Noise Irapaa_~inalysis for the San Ramon Villag, v ?la~a Project
Dubh'n, CA (2004)prepared by Rosen Goldberg & Der. The proposed project would result in temporary
noise impacts due to construction activities and residents would be eXposed to noise levels in excess of
City standards. The recommended mitigation measures would reduce noise impacts to a less than
significant level. A brief discussion of each environmental topic included under Section 11 is presented
below.
The major noise source that affects the project site is vehicular traffic on 1-680 and San 1Lamon
Road, Project development would result in temporary noise increases during construction and the
introduction of a sensitive receptor (housing) adjacent to the 1-680 on-ramp and San Ramon Road.
The future noise environment would include noise generated by construction activities, traffic, the
project's mechanical equipment and the car wash at the nearby gas station.
City of Dublin Noise Standards
The Dublin Noise Element of the General Plan contains a guiding policy to mitigate traffic noise
levels to those identified by Table 9.1 of the Noise Element. For residential development, a CNEL
of 60 dBA or less is considered "normally acceptable"; a CNEL of 60 to 70 dBA is considered
"conditionally acceptable" and requires that noise insulation features be included in the proiect
design; a CNEL of 70 to 75 dBA is considered "normally unacceptable"; and a CNEL of 75 to 85
dBA is considered "clearly unacceptable".
The City of Dublin does not have a quantitative goal for noise levels in residential outdoor use
areas. The General Plan does, however, iden/ify a CNEL of 60 to 65 dBA as being "conditionally
acceptable" for neighborhood parks. Based on this City standard and discussions with City staff, for
purposes of this noise analysis, it was assumed a CNEL of 65 dBA is the maximum goal for noise
in outdoor use areas.
The Noise Element has implementing polities to help achieve the goal of mitigating traffic noise
impacts. Policy H (of the Noise Element) applies to the proposed project and states: '"Review all
multi-family development proposals within the projected 60 CNEL contour for compliance with
noise standards (45 CNEL in any habitable room) as required by State law." The Noise Element
allows project designers to use one or more of four available categories of mitigation measures: site
planning, architectural layout, noise barriers or construction modifications to reduce noise impacts.
Existing Noise Environment
Vehicular traffic on 1-680 and San Ramon Road represent the major noise source affecting the
project site. An existing sound wall along the 1-680 southbound on ramp (presumably built to
reduce noise at the single-family subdivision to the south of the project site) extends onto the
project site at its southeast comer. Noise measurements were made on the project site to quantify
the existing noise emfironment and included two 84-hour noise measurements and five short
term(15 minutes) measurements. The long term noise measurements recorded a CNEL 83d_BA
along 1-680 and CNEL 66dBA along San Ramon Road. The short-term noise measurements ranged
from CNEL 61 dBA to 79 dBA.
Sma Rzmom Vilhg¢ Phz~
~ stuay - 2~
Future Noise Environment
Noise from construction could generate short term noise levels,that are significmafly in excess of
existing noise levels on the site. Construction sounds include those from diesel powered vehicles,
stationary compressors and regular hand tools. Construction equipment typically emits maximum
sound levels of 80 to 90 dBA at 50 feet. This is the separation between the closest residential
structures and the proposed buildings. Therefore, these noise levels would occur when the noisiest
construction activities are occumng at the south end of the site. This noise could interfere with
speech communications or, if occumng in the early morning or weekends, with sleep.
Construction noise could impact nearby residences. The City does not have any quantitative
standards for construction but it is likely that construction noise would be loud enough to cause
activity interference at the existing residential area to the south. Tiffs is considered a potentially
significant impact.
Traffic
The project would result in a small decrease in the t. rips generated by the San Ramon Village Plaza
site (see Section 15 Transportation/Circulation). During the PM peak hour a total of 68 veb_.icular
trips are generated by existing retail businesses. With the project, there would be 63 vehicular trips
during the PM peak hour, a reduction of 5 vehicular trips. Project-generated traffic would not result
in a significant noise increase in the project area.
The City of Dublin does not have projections for future traffic volumes along San Fomon Road or
1-680. Based on data from the Metropohtan Transportation Commission, traffic volumes along 1-
680 will approximately double by the year 2025. This corresponds to a three dB.& increase in
CNEL. This increase has been applied to the measured noise levels from the freeway and San
Ramon Road. The future CNEL at the setback of proposed residential buildings along San Ramon
Road w/il be 71 dBA at ground level of the west end units of Buildings 9 and 10. Along 1-680, the
upper floors of the east end units of Buildings 2 and 3 would be exposed to a CNEL of 82 dBA.
Future noise from 1-680 and San Ramon Road will exceed the City's "normally acceptable" noise
level goal of a CNEL of 60 dBA at Buildings 1, 2, 3, 4, 5, 9 and 10. Noise levels at the site could
reach up to a CNEL of 76 dB.& along 1-680 and a CNEL of 71 dB-& along San Ramon Road at
ground level. Exposure of residential units along 1-680 and San Ramon Road to levels over the
City's "normally acceptable" goal is considered a significant impact.
There are two types of outdoor use areas proposed: common spaces at ground level (tot lot and two
sitting g~trdens) and those associated with a specific residential unit (porch or balcony). Two of the
common spaces, the sitting garden along Bellina Street (between Buildings 8 and 9) and the tot lot
next to Bu/lding 2 would be exposed to noise levels within the City's goal. The third common space
is a sit-ting garden adjacent to 1-680 that would be exposed to noise levels over the 65 dBA goal.
Porches and/or decks in Buildings 1 (the four east end units), 2 (the four east end units), 3 (the four
east end units), 4 (all units), 9 (the three west end units) and 10 (all units) would also be exposed to
noise levels greater than a CNEL of 65 dBA. Exposure of outdoor use areas to noise levels over a
CNEL of 65 dBA is considered a significant impact.
Mechanical Equipment
Other potential noise sources associated with this type of project include air-conditioning
eqtfipment. Common residential air-conditioners generate a noise level of about 65 to 70 dBA at
five feet. Since two of the buildings (Building 1 and Building 6) are approximately 40 feet from the
San Ramon Village Plaza
Iuitial Study - 29
backyard fence of the nearest existing residences, the noise levels would be up to 52. dBA, Other
mechanical ecp~ipment such as pmmps and heating, ventilation and air-conditioning (H~V'AC) would
be associated with the retail uses. These have varying noise levels that are typically louder than
residential eqmpment and would need to be evaluated as information is made available dmSng the
design' process.
Car Wash
The two northernmost residential buildings (Building 10 and Building 11) would have a dear view
of the carwash and have the most exposure to carwash noise. Based on noise measurements of
another car wash m Dublin, noise levels inside these residences would reach a maximum of 41 dBA
with windows open during the blower cycle, the noisiest part of the wash cycle. Though the
carwash might be audible indoors, it would not be expected to interfere with indoor activities such
as speech communication. This is considered a less than significant impact.
b) There are no known sources of groundbome vibration associated with the project,
c) Since the project-generated increases m traffic noise are less than the threshold for a noticeable
increase of three dBA, the increase in traffic noise would be less than significant.
Construction noise could impact nearby existing and proposed uses. The City does not have any
quantitative standards for construction but.it is likely that construction noise would be loud enough
to cause activity interference at the existing residential area to the south. This is a potentially
significant impact.
e) The project is not within two miles of a public airport or pubhc use airport.
· f) The project is not within the vicinity of a private airstrip.
MStigarion Measures:
11.1 Applicant shall prepare a construction noise rmugataon plan. The plan shall include but not be
limited to the following:
Construction phasing plan showing the duration of each phase and equipment to be used.
Location of stationary equipment.
Calculation of noise levels at nearest residences and noise sensitive retail spaces.
Name of construction noise coordinator that can be posted at the entry to the ske. Person
responsible for responding to complaints and enacting solutions.
11.2
Sound-rated builclmg construction shall be used to achieve acceptable indoor noise levels as per the
State Building Code and City's Noise Element. The specification of these treatments should be
developed dmSng the architectural design of the buildings. In general, rooms along the perimeter
of the site will require sound rated windows. Units in Buildings 1 (the four east end units), 2 (the
four east end units), 3 (the four east end units) and 4 (all units) along 1-680 would be exposed to
levels over CNF_,L 65 dBA and will require sound rated building constructions (windows and/or
exterior walls) to meet the State Building Code requirement.
All residential units in the project will require mechanical ventilation to allow thewindows to be
closed for noise control. An acoustical consultant should review the architectural design to be sure
that the required treatments are incorporated into the construction documents.
11.3 Porches and decks exposed to a CNEL of 65 to 70 dBA (Buildings 1, 2, 3, 4, 9 and 10) shall be
Sm Ramon V~lage' Plaza
partially enclosed or eliminated. A partial enclosure would consist of a solid six-foot tall balcony
railing that would act as a local noise barrier. Porches or decks exposed to levels greater than 70
dBA (Buildings 2, 3, 4, 9 an'd 10) shall be fully enclosed, A full enclosure would create a deck or
porch that is similar to a sun room. It would be constructed out of standard building materials but
need to provide adequate noise reduction. The enclosure could include operable windows or sliding
glass doors so that the area can be open if the occupant desires. An acoustical consultant shall
review the design of the porch/deck treatments to confirm that noise levels will achieVe the City's
goal,
The sitting garden along 1,680 would be exposed to a future CNEL in excess of 75 dBA which is
considered "clearly unacceptable" for residential development. 'To reduce noise at. the outdoor use
area and at Buildings 2, 3 and 4, the existing sound wall could be extended an additional 275 feet. A
ten-foot sound wall would reduce the CNEL to less than 70 dBA which is considered to be
"conditionally acceptable". It would be difficult to achieve the City's goal of CN~.I~ 65 dBA at the
sitting garden. Pre. l/minary calculations indicate that the wall will need to be about 18 feet tall to
meet the City's outdoor noise goal.
3_ltemafively, a wall could be located immediately adjacent to the sitting garden to block freeway
noise. The wall could be one to two feet shorter and achieVe the same noise reduction. The exact
height and composition can be determined during the detailed design phase. If there is a concern
that the barrier would block views, a clear barrier made of acryhc or glass could be used. An
acoustical consultant shall review the design of the barrier to confmm that noise levels will achieve
the City's goals.
11.4 The City does not have a quantitative noise standard for mechanical equipment such as
re~geration units or air-conditioning systems. Noise generated by stationary sources (residential
and retail) will need to meet, at a minimum, the performance standards contained in the Noise
Element (CNEL of 60 dBA for residential uses).
The mechamcal design shall be reviewed by an acoustical consultant to verify that the City's
standards will be met and that the equipment will not significantly increase existing noise levels at
residences and the common outdoor use area adjacent to the retail building. The mechanical and
architectural plans should show all required sound attenuating features such as silencers and
barriers.
Findin~
With incorporation of the recommended mitigation measures into the project, the project would not
expose residential neighbors and project residents to significant unacceptable noise levels.
San Ramon Village Plaza
Initial Study
POPULATION AND HOUSING. Would the project:
Induce substantial population growth in an area,
either directly (for example, by proposing new homes
and business) or indirectly (for example, through
extension of roads or other infrastructure)?
[] [] [] []
b)
Disphce substantia~ numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere? []
Discussion:
The project would result in an increase of 56 housing units in the project vicimty. This would contribute
to the City's need for new housing. A brief discussion of each environmental topic included under
Section 12 is presented below.
a) Using the City's current est/mate of the average household size of 2.65 persons per housing unit, a
population merease of approximately 148 persons could result..The proiect site is an infill site and is
currently served by existing city roadways and utilides.
b) The proiect would create 56 new housing units, making a contribution the housing needs of Dublin.
The project proposes seven below market rate housing units: two units would be available to
qualified individuals w/th very low incomes; one unit would be available to a qualified individual
with a low income; and four units would be available to persons w/th moderate incomes. The
project would be in comphance with the City's Incluslonary Ordinance.
c) The project would replace existing retail space with new housing. This would result in an increase in
the housing stock in Dublin.
Mk~tion Measures:
None required.
The project would not generate a significant increase in population. The project would increase the
amount ot5 housing in Dublin including seven below market rate'housing units.
S~ 1L~o~ ~r~lag~ Phza
Initial StUdy - 32
Pote~mJly
Impact
Pomatidly
s~g~if~nt
Ir,.corpo~,~c]
Less Th~
iml~e~
Impact
13.
PUBLIC SERVICES. Would the project result in
substantial adverse physical impacts associated with the
provision of new or physic~y ~ltered govemmem facilities,
need for new or physic~lly altered govemment~ facilities,
the construction o£which could cause sigmificimt
envkonmental impacts, in orde~ to red.tam acceptable
semce ratios, response times or other peffo~Ta~ce
objectives for m~y of the public semces:
a) Fire protection?
b) Police protection?
Schools?
e) Other pubic fa ties?
Discussion:
Project development would not result in significant impacts to existing public services. A brief
discussion of each environmental topic included unde. t Section 13 is presented below.
a)
Fire services axe provided by the Alameda County Fire Depaxtment undex conlxact to the City of
Dublin. Thirty six line personnel are assigned over thxee shifts to the City on three engine
companies and one truck company. There are tl~ee fire stations in Dublin: Stations 16, 17, and 18
(City of Dublin web site: www, ci.dublin.ca.us). Fkst response to the project site would come from
Station 16 with second response from Station 17; the response time is approximately six to eight
minutes (McMillan 2004).
All project buildings would be required to include sprinklers in compliance with the. Uniform
Building and Fire Codes as adopted by the City of Dublin. While proiect development would
replace a portion of the existing retail development with new residential development, the project is
not anticipated to adversely affect the Deparu-nent's ability to respond to emergencies within the
four to eight minute response time.
b)¸
Police services are provided by the Alameda County Shedf£s Office under contract to the City of
Dublin. Patrol, cmninal investigation, crime prevention and business office functions axe performed
at the Department's business office located at 100 Civic Plaza (City of]Dublin web site:
www. d.dublm.ca.us).
c)
Dublin Unified School Dismict serves residents in Dublin. Children living in the new residential
development at the project site would attend Dublin Elementavf School, Wells Middle School and
Dublin t-fifth School. Based on the District's studen~ generation rates, approximately 35 school-age
children could result from the project (Dublin Unified School District, 2004).
d) The project proposes four primary open space/green space areas within the residential development
including a resident's sitting garden with public art at the comer of Bellina Street and San Rarnon
San Ramon Village Plaza
Initial Study - 33
Road, a lawn area at the southeasterly property boundary, a resident's sitting garden at the easterly
property boundary and a tot lot and lawn area at the northeasterly portion of the residential
development. These total approximately 7, 500 square feet. Access to the open space areas would be
restricted to residents and their guests. A deck would be provided in each housing unit. As w/th
other Dublm residents, project residents would be expected to use City and regional parks. The
nearest City park is Shannon Park located south of the project site on San Ramon Road.
The residential development is estimated to generate about 148 persons based on average household
size in Dub[in. While some or all of these residents may use City parks, this potential increase is
considered less than significant.
e) The Project would not adversely affect other public facilities.
Miti~tion Meas.ures:
None required.
Project development would not adversely affect public services.
Potenti~y
Significant
Potentially U~* L~ Th~
Impa~t Incorporated impact Impact
14. RECREATION. Would the project:
a)
Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occua or be accelerated?
b)
Does the project include recreational facilities or
require the construction or expansion of recreational
facilities, which might have an adverse physical effect
on the environment?
[] [] [] []
Discussion:
Proiect development would result in a potential increase in park and other recreational facilities.
However, potential increases' are expected to be less than significant. A brief discussion of each
environmental topic included under Section 14 is presented below.
The residential development portion of the project would increase the number of residents in
Dublin, and it can be expected that these residents will use local and regional parks and other
recreational facilities. The eslimated population increase would not/repose a significant increase in
use of these fadlities. See also Item d under Section 13 Pubic Services above.
b) The project does not include active recreational facilities. A tot lot and two sitting gardens provide
..... open space areas for passive recreation. A pedestrian pathway system provides safe and convenient
access to walk to the retail area of the project and throughout the residential areas. See also Item d
under Section 13 Public Services above.
$~ R~mon V~
In/rial Study - 34
Mitiga~ tion Measures:
NOne required.
Finding:
Pro}ect development would not adversely affect local and regional recreational facilities.
15.
TRANSPORTATION/CIRCULATION. Would the
proposal result in:
Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e, result in a substantial increase in
either the number of vehicle traps, the volume to
capacity ratio on roads, or congestion at intersections?
b)
Exceed, either individually or cumulatively, a level of
service standard estabhshed by the county congestion
management agency for designated roads or
kighways?
Result in a change ha air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
e)
Substantially increase hazards due to. a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
Result in inadequate 'emergency access?
Result in inadequate parking capacity?
Conflict w/th adopted policies, plans or programs
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
The Focused Traffic Analysis for the Proposed San Rarnon Village Plaza Development prepared
by Omni Means (Februar7 2004) was used in analyzing potential traffic impacts. Based on this
analysis, the project would result in a decrease in PM peak hour vehicular trips. The project site
plan would create potential circulation conflicts. A brief discussion of each environmental topic
included under Section 15 is presented below.
The proposed project would result in a reduction in retail use and the introduction of
residential use at the project site. To establish existing site trip generation, traffic counts were
undertaken at the project site during the AM (7:00 - 9:00 am) and PM (4:00 - 6:00 pm) on
May 1, 2003.
San Ramon Village Plaza
Imt/al Study - 35
b)
d)
Net {
Total ProjectI
Peak ~ Proposed Proposed Proposed Increase/
i Hour ! Existixxg Retail }Townhomes Project Decrease!
A_M 27 8 i 37 45 i 18i
PM } 68 ~ 20 [ 43 -5}
The proposed project would not significantly affect traffic flows m the project area. As shown
in Table 2, the net change in AM and PM peak hour trips between the existing retail center and
the proposed project would have a minimal effect on traffic flows and current levels of service
at adjacent intersections. Thus, a comprehensive traffic analysis is not required for the project.
Project generated traffic would not result in an increase in the level of service at nearby
intersections.
Project development would not affect existing or future air traffic patterns.
The project site plan would create vehicle conflicts.
San Ramon Road. The current driveway configuration at San Ramon Road may create
vehicle conflicts between inbound patrons accessing internal parking aisles and those patrons
wishing to access the north-south Shell Gas Station easement. Conflicts also may result from
patrons traveling' through the westbound retail drive aisle and looping around to the eastbound
drive aisle in search of a parking space could conflict with inbound vehicles from San Ramon
Road traveling directly to the Shell Gas Station.
Main North-South Internal Drive (Bellina Commons) between Alcosta Boulevard and
Bellina Street. The wide travel width of 24 feet could encourage ("cut") through-traffic
between the two public streets within the retail center as well as high vehicle speeds within the
centez.
Track Turning Radius. At the main internal intersections m the retail and residential areas,
truck mining radii are not adequate for fire and/or garbage truck access.
Parking Conflicts. There is a potential for vehicles to parallel park along the curb at the south
end of the drive aisle between Buildings 7 and 8, which would block residential access.
The project site plan provides adequate emergency access in compliance with Pohce and Fire
Department standards.
The project proposes 93 parking spaces for retail use and 140 parking spaces for residential use
for a total of total of 233 parking spaces. The project would be in conformance with the
parking, requiren~ents for retail and residential use. ' ........
San R~,~on Village Phzz
Irdtial Study - 36
The project site is cu~ently served by Wheels Route 201(with lirrfited senrices) and County
Connection Route 121. The project would include a bus stop on San Ramon Road to the
south of the p~oject entrance. This would improve bus service for the project.
~_iti~tion Measures:
15.1 All outbound traffic at proposed project ckiveways on Bellina Street, Alcosta Boulevard and
San Karnon Road shall be stop-sign controlled to avoid vehicle conflicts at these maior
ingress/egress points.
15.2
The maiority Of parking spaces located in the eastern (rear) pordon of the site should be
designated (18 total) for employee parking. This would maximize access for retail patrons to
the maiotity of parking spaces in the main retail parking lot. It is recommended that the
proposed handicapped parking space in the rear retail parking field be relocated adiacent to
the handicapped parking space proposed in front of the retail building on Bellina Commons
(i.e. the southwest comer of the building).
15.3
The San Ramon Road limited access driveway shall have additional traffic controls to prevent
potential veh/cle conflicts for both inbound and internal motorists. Two additional stop-signs
shall be installed in coniunction w/th this driveway to allow for safe access to the north-south
Shell Gas Station easement. It is recommended that a stop-sign be installed for westbound
traffic at the internal drive aisles' intersection with the north-south easement. Another stop-
sign shall be installed for southbound traffic on the north-south Shell Gas Station easement
just prior to the outbound traffic flow lane to San Ramon Road. This will prevent internally
circulating vehicles fi:om interfering with inbound traffic.
15.4
Remove three diagonal retail parking spaces to prevent conflicts with through-traffic w/thin
the retail center. On the one-way eastbound retail parking drive aisle, the first diagonal
parking on the south entering fi:om San Ramon Drive shall be removed. On the one-way
westbound retail parking drive aisle, the first diagonal on the south shall be removed~
Similarly, the first parking space on the east side entering from Bellina Street should be
removed for traffic purposes. Removal of these spaces will not change the project parking
demand conclusions.
15.5 The parallel curb at the south end of Bu/lding 8 shall be painted red to prevent parked
vehicles fi:om blocking garage access to the last un/ts in Building 7.
15.6 The mare internal intersections in the retail and residential areas shall provide adequate truck
mmmg radii for £~re and garbage trucks.
15.7
Traffic calming measures as requ/red by the City Engineer shall be installed on the main
north-south internal drive (Bellina Commons) between Bellina Street and Alcosta Boulevard.
'Such measures could include, but are not limited to, speed tables.
Findin[:
The project would not resuk in a significant increase in traffic.
San Rarnon Village Plaza
Imtial Study - 37
16, UTILITIES AND SERVICE SYSTEMS, Would the
project:
a) Exceed wastewater treatment requLtements of the
applicable Regional Water Quality Control Board?
Requke or result m the construction of new water or
wastewater treatment ~acilitles or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c)
Requite or result m the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d)
Have sufficient water supplies available to serve the
project from existing entitlements and resources, or
are new or expanded entitlements needed?
e)
Result m a detemaination by the wastewater treatment
provider, which serves or may serve the project's
projected demand in addition to the provider's
existing commitments?
Be served by a landfill with sufficient pennitted
capacity to accommodate the project's sohd waste
disposal needs? )
Comply with federal, state, and local statutes and
regulations related to solid waste? []
Project 'development would not result in adverse impacts to public utilities and service providers. A brief
discussion of each environmental topic included under Section 15 is presented below.
a) Project development would not result in exceedence.of any Regional Water Quality Control Board
wastewater treatment requirements.
The project would not result in the need to expand treatment capacity at the Livermore-Amador
Valley Water Management Agency's wastewater treatment facility or Zone 7's water treatment
facility.
New storm drains would be constructed on site to setwe proposed development. Project storm
drams would connect x~ith City storm drams along Bell/na Street and San Ramon Road. Project
development would not require the construction of new or expansion of existing City storm drain
facilities,
S~n Ramon Village Plaza
Initial Study - 38
The Dublin-San Ramon Services District 0DSRSD) provides water service to Dublin residents.
Water is purchased under contract from Zone 7. There is adequate water supply to seree the
project.
Solid waste collection is provided by Livermore-Dublin Disposal. The City has a comprehensive
recycling program that allows residents and businesses to recycle glass, tin, most plastics, newspaper,
mixed paper. Aluminum cans and green waste (City web page: www, ci. dublin.ca, us). Proiect
generated solid waste would not adversely affect landfill capacity.
g) Project generated solid waste would be in compliance with federal, state and local statutes and
regulations.
Mitigation Mea~.ures:
None required.
The project would not result in significant impacts to public utilities and service systems.
potentially
Significant
Potently
Signific~t Mi68~mo~
Imp~t lneO~Omted
Less Th~n
S~aifie~t
Impact
17. MANDATORY FINDINGS OF SIGNIFICANCE.
Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or.
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or resmct the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of Cal/forma
history or prehistory?
b)
c)
Does the project have impacts that axe individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project axe considerable when
viewed in comaection with the effects of past projects,
the effects of other current projects, and the effects of
probable future projects.)
Does the project have envixom'nental effects, which
will cause substantial adverse effects on human
beings, either directly or inclirecfly?
[] [] [] []
1KEFERENCES
City of Dublin He~tage Tree Ordinance (No. 5-02).
City of Dublin. Ci[y of Dublin GeneralPlan. Adopted February 11, 1985. Updated to November 5, 2002.
City of Dublin. Zoning Ordinance. Adopted October 1999. Updated to November 2002.
Dublin Unified School District. PerSonal communication, February 10, 2004.
The Guzzazdo Partnership, Inc. San Ramon Village Pla~a Tree Disposition Plan. Dated January 30, 2003.
The Guzzardo Parmerskip, Inc. San Ramon Village Plaga Landsvape Plan. Dated November 4, 2003.
The Guzzardo Partnership, inc. Pretiminat7 Landscape Plan. Dated January 30, 2003.
National Environmental, Inc. Report 0, Prdiminau Geophysicallnvestiga3qon. September 25, 2002.
Omni Means Engineers and Planners. Focused Traffic ~lnal_yds for the Proposed San Ramon Village Plar~a
Development. February 2, 2004 (updated).
~%dsen Goldberg & Der. ~ldaninistrative Draft Envimnmental Noise Impaa Anal_ysis for the San Ramon Village PlaEa
ProJ'ea, Dublin California. December 9, 2003.
Rosewood Environmental Engineering. Phase I Environmental Site Assessment San Ramon Vi~ge PlaEa, Dublin
California. May 25, 2002.
Ten:asearch, Inc. G~ote~hnical Investigation on Oliver Property, Proposed Redd~nlial Development, _Northeast Corner of San.
Ramon Road and Bellina Street, Dublin California for Banwr ProPerties LLC. August 21, 2002.
.~ ',12
- ~ ~~.~. ~'~
, ~
CITY OF DUBLIN
100 Civic Plaza, Dublin, California 94568
Website: http://www.ch dublin ~ca, us
April 7, 2004
Jim Horen, Principal Engineer
Advance Planning
Alameda County Flood Control and Water Conservation District
5997 Parkside Drive
Pieasanton, California 94588-5127
Dear Mr. Horen:
Thank you for your comments regarding the Initial Study/Mitigated Negative Declaration
for the San Ramon Village Plaza, San Rarnon Road, Dublin.
Please fred enclosed the Draft Responses to Comments on the Mitigated Negative
Declaration. We are sending these responses as a courtesy to those who commented on
the Mitigated NegafiYe Declaration: There will be a public hearing on this project before
the Planning Commission on April 13, 2004. The hearing will be held at 7:00 .m. in the
City Council Chambers at 100 Civic Center Plaza, Dublin, California.
If you have any questions, please contact me at (408) 29%8763.
Sincerely,
Deborah Ungo-McCormick
Contract Planner
Jeri Ram, Planning Manager
Planning Commission
Area Code (925) · City Manager 833-6650 · City Council 833-6650 , Personnel 833-6605 · Economic Development 833-6650
Finance 833-6640 · Public Works/Engineering 833-6630 · Parks & Community Services 833-6645 · Police 833-6670
Planning/Code Enforcement 833-6610 · Building Inspection 833-6620 * Fire Prevention Bureau 833-66~6-~tl I ! i'~ l"f"
Printed on Recycled Paper
Response to Letter 1: Jim Horren - Zone 7 Alameda County. Flood Control and
Water Conservation District:
1.1
Comment: In reference to page 5 of the Initial Study, Item 10: "Other public
agencies whose approval is required", the State Water Resources Control Board
(SWRCB) should be listed as an agency whose approval is required for this
project. The SRWCB requires that a General Construction Activities Stormwater
NPDES Permit be obtained for construction activity that results in the disturbance
of an acre or more of land, and a stormwater pollution prevention plan (SWPPP)
must be developed and implemented for the sited covered by the General Permit.
Response to Comment 1.1. Comment noted. Standard Public Work Conditions
of Approval and Mitigation Measure 8.1 (See Initial Study Page 25)for the
project require that a Storm Water Pollution Prevention Plan shall be prepared in
compliance with the NPDES permit included in the erosion control measures
appropriate for the project. Design of these measures shall be updated each year
prior to September 30 and approved by the City Engineer.
1.2
Comment: In reference to page 25 of the Initial Study, Paragraph 9, Land Use
Planning, the discussion mentioned utiliZing a Zone 7 flood control facility and
Bellina Street to separate the existing low density residential uses: from the
project's proposed high density-residential uses. We reiterate our request from
the January 23 letter for an access easement along the north side of.the channel, or
a 20-foot wide access easement through a private street near the southeast comer
of the parcel, As also mentioned in the January 23 letter, the proposed plan does
not provide any vehicle access from the north or south banks of the channel to
allow routine inspection or maintenance, An existing access gate in the southeast
comer of the development is presently used to access the channel for maintenance
purposes. Continued access to this gate is necessary for Zone 7 to maintain its
facility.
Response to Comment 1.2: Conditions of approval of the Vesting Tentative
Map require.that the Developer shall provide a 3-foot wide gate with pedestrian
access at the east end of the proposed wrought iron fence along the Alameda
County drainage channel. Either through an easement or agreement with Zone 7
the Developer shall be required to provide pedestrian access to 'the gate to allow
continued access by Zone 7 maintenance of the channel. The new wrought iron
fence shall be installed by the applicant and its maintenance shall be the
responsibility of the Homeowners Association.
ALAMEDA OOUNTY
FLOOD
CONTROL AND WATER
OONSERVATION DISTRICT
5997 PARKSlDE DRIVE· .. ~
PLEASANTON, CALIFORNIA 94588-5127 ~
Match 26, 2004
(925) 484-2600 ~AX(925) 462-3914
Ms, Jeri Ram, Planning Manager
· Community Development Department
City of Dublin
1 O0 Civic Plaza
Dublin, CA 94568
Re: Mitigated Negative Declaration/Initial Study for San Ramon Village Plaza,
Dear Ms.: Ram:
Zone 7 has reviewed the referenced CEQA documents in the context of our mission to provide
drinking water, non-potable water for agriculture and irrigated tutti flood protection, and groundwater
and stream management in the Livermore~Amador Valley. Enclosed for your reference is Zone 7's
letter dated january 23, 2004, to Ms. Deborah Ungo-McCormick regarding a previous Zone 7 review
of this development. Our comments include the following:
in reference to page 5 of the Initial Study, Item 10, "Other public agencies whose approval is
required," the State Water Resources Control Board (SWRCB) shouldbe limed as an agency
whose approval is required for this project. The SWRCB requires that a General Construction
Activities Stormwater N'PDES Permit be obtained for construction activity that results in the
disturbance of an acre or more of land, and a stormwater pollution prevention plan (SWPPP)
must be developed and implemented for the site covered by the General Permit.
~ reference to page 25 of thc Initial Study, Paragraph 9, Land Use Planning, the discussion.
mentioned util~ing a Zone 7 flood control facihty and Bellina Street to separate the existing
low density residential uses from the project's proposed h/gh-density residential uses. We
reiterate our request from the January 23 letter for an access easement along the north side of
the channel, or a 20-foot wide access easement through a private street near the southeast
comer of the parcel. As also mentioned in the January 23 letter, the proposed plan does not
provide any vehicle access from the north or south banks of the channel to allow routine
inspection or maintenance. An existing access gate in the southeast comer of the development
is presently used to access the channel for maintenance purposes. Continued a~cess to this
gate is necessary for Zone 7 to maLntain its facility.
2 9 2004
~UBUN PLANNING
Ms. Jeh Ram
March 26, 2OO4
page 2
We appreciate the opportunity to comment on this document. Please feel free to contact me at (925)
48&2600, ext. 400, jhoren@zoneTwaer.com, or Jack FOng at ext. 245, j fong~zoneTwater.com, if
you have any questions or comments.
Sincerely,
Principal Engineer
Advance Ptanni~g
JPH:JF:arr/jr
Deborah Ungo-McCormick, Contract Planner (w/eric.)
Ed Cummings, Zone 7 (w/o enc.)
John Mahoney, Zone 7 (w/o enc.)
Joe Set. o, Zone 7 (w/o enc.)
John Koltz, Zone 7 (w/o enc.)
Mom Olmsted, Zone 7 (w/O enc.)
Jack Fong, Zone 7 (w/o enc.)
P:AcNplWC, EOAReferrals.SsnRamonVillagePlazaCenter
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT
5997 PARKSIDE DRIVE
PLEASANTON, CALIFORNIA 94588-5127
January 23, 2004
(925) 484.-2600 ~-~.x @25) 462-391,~.
Ms. Deborah Ungo-McCormick, Contract Planner
Plarming Department
City of Dublin
t 00 Civic Plaza
Dublin, CA 94568
SUBJECT:
San Ramon Village Plaza - Tract 743 7, (1M#02-063),
Alcosta Blvd. and San Ramon Road, Dublin
Zone 7 Referral No. 04-001
Dear Ms. Ungo-McCom~/ck:
This letter is in response to your referral dated January 9, 2004, regarding the aforementioned
project. We offer comments in the following specific areas of interest:
Water Supply:
There are no existing or proposed future Zone 7 water supply facilities at the project site. Please
contact Jaime R_/os at extension 407 if you. have any questim~s regarding water supply issues.
Groundwater Management:
Om' records indicate there are no water wells or monitor/ng wells located withh:t the project
boundaries. If may wells are found ~dtlxin the project lm~its, they should be reported to Zone 7.
All unused or "abandoned" wells must be properly destroyed, or a signed "Statement of Fuutre
Welt Use" must be filed at Zone 7 if there are plans to use rite well in the future. Any plarmed
new well, soil boring or well destruction must be pern~tted by Zone 7 before starting rite work.
There are no fees for the Zone 7 drilling permits. Well permit applications can be obtained by
contacting Wyman Hong at extension 235 or can be downloaded from our web site at
www.zone7water, com.
Flood Control:
Zone 7 has a Flood Control facility, Line jr- 1, which runs along the southeast section of the parcel
from Bellina Street to Interstate 680. The hnprovement plans should show the channel location,
as well as a cross-sect/on of the channel butted up aga/nst the properb,. Under the current
propose~ plan, there is no vehicle access from the north or south bartks of the chm~nel, ha the
past, the existing parking lot was utilized to access the north bank of the channel for normal and
emergency mai~ttenance work. Access was through an existing three-foot wide pedestrian gate
located in the southeast corner o~'the parcel. Zone 7 requests that an access easement be
provided at one of two locations: 1) a 20-foot wide access casement along the north side of the
e } bZS
Ms. Deborah Ungo-McCormick, Contract P]mmcr
Community Development Department
· City of Dublin
3anuary 23, 2004
Page 2
channel be provided (southeast border), or 2) a 20-foot wide access easement through the private
street toward the southeast comer Of the parcel. The access easement would typically be utilized
for routine maintenance and irmpections. Maintenance of the channel is performed by manual
labor, as heavy equipment carmot be utilized. Failure to provide an access easement Mil prohibit
Zone 7 from adequately maintain/rig the facility.
Please note on Sheet L-l, that an existing Zone 7 chain-link fence should be shov~. The
property lines and distances should be depicted in a cross-sectio~ view. The grading should be at
least a three percent (3%) slope away from the channel. Please also note that the proposed -
wrought iron fence does not. meet Zone 7 standards. If the fencing varies from Zone 7's stmudard
fence of 6-feet h/glx, black, vinyl coated fencing, then Zone 7 w/Ii not be responsible for the
maintenance of the fence.
Mitigation for flue creation o£new impervious areas withkx the Livemuore-Amador Valley is
addressed through the collection of Special Drainage Area 7-1 (SDA) drainage fees. Drainage
fees are collected by the governing agency for new roads (upon appl/cation for approval of
Vestir~g tentative or final map) and buildings, dr/veways, etc. (upon app]_icafion for building
permit). Fees may be due, dependent on pre-project conditions, and whether or not the new
project proposes to add more impervious area than what was already there.
Please contact Craig May-field at extension 240 if you have any questions regardhag Flood
ConU'ol comments.
For future submittals at this locat/on, please refer to Zone 7 Referral No. 04-00i.
If you have any questions, please do not hesitate to ConltaCt tile person identified per section
comments or me at extension 249.
V ~trui,y yours,
S~r En~,ineer
Advance Plann/ng
JKX:jr
cc: Clayton Botchers, Zone 7, Flood Control
Craig Mayfield, Zone 7, Flood Control
P: ~FloodiReferralslO4-OO J San Ramon Village Plaza, Bancor Alcosta S~te. doc
· SAN RAMON VILI~GE PLAZA
MITIGATION MONITORING PROGRAM CHECKLIST
Prepared for
City of DubLin
Prepared by
PLACE, MAKERS
1500 Park Avenue - Loft #310
EmerswiUe, California 94608
March 1, 2004
EXHIBtT,(
' 1.0 INTRODUCTION
1,1 Background
Public Resources Code section 21081.6(a) requires all public agencies to adopt monitoring or reporting
programs when they approve projects subject to Environmental Impact Reports (ElKs), Mitigated
Negative Declarations or Negafve Declarations that identify significant impacts. The reporting or
monitoring program must be adopted when a Public agency makes its findings for_EItLs, Mitigated
Negative Declarations or Negadve Declarations so that the program can be made a condition of project
approval in order to mitigate significant effects on the environment. The program must be designed to
ensure compliance during project implementation to mitigate or avoid significant environmental effects.
1.2 Purpose
This Mitigation Monitoring Program Checklist is designed to serve as a tool for the evaluation of project
compliance with mitigation measures identified in the Mitigated Negative Declaration for the San Ramon
Village Plaza project. This document will be used by the City of Dublin (City) to verify inclusion of
required project design features and implementation of mitigation measures. The Checklist serves as a
summary so the City, other public agencies and the community can easily determine which measures have
been complied with.
2.0 MITIGATION MONITORING PROGRAM CHECKLIST
The Mitigation Monitoring Program Checklist is proposed for monitoring the implementation of the
mitigation measures contained in the Mitigated Negative Declaration and listed in the attached checklist.
The City should implement the monitoring program as follows:
The Planning Manager, Department of Community Development, is responsible for coordination
of the monitoring program including the monitoring checklist.
Each responsible individual or agency will be responsible for determining whether the applicable .
mitigation measures contained witt-dn the checklist have been complied with. Once all mitigation
measures have been complied with, the responsible indiv/dual or agency should submit a
completed checklist to the Planning Manager.
San Raraon Village Pla~a Mitigation Monitoring Program Chvckh'st Page"~
a ~
ORDINANCE NO. xx-04
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND
APPROVING A RELATED STAGE 1 AND 2 PLANNED DEVELOPMENT FOR THE SAN
RAMON VILLAGE PLAZA PROJECT LOCATED AT 8909 SAN RAMON ROAD
PA 02-063
THE DUBLIN CITY COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The San Ramon Village Plaza PD-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,
and uses creative design and a mix of complementary uses to establish the project as a focal point
for the area.
2. Development of the San Ramon Village under the PD-Planned Development zoning will be
harmonious and compatible with existing and future development in the surrounding area in that
the retail/office and medium density use of the site would utilize the close proximity of 1-680
freeway and adjacent to public roadways. The land uses and site plan provide effective transitions
to the surrounding development of retail/office and residential.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
1. The proposed PD-Planned Development zoning for the San Ramon Village Plaza will be
harmonious and compatible with existing and potential development in the surrounding area in
that the mixed-use would provide effective transitions to the surrounding development including
retail uses and single-family residential.
2. The Site is a relatively flat, with existing infrastructure (including roads, sewer, storm drain,
potable water, natural gas, and electricity) located immediately adjacent to the site with no major
or unusual physical or topographic constraints and thus is physically suitable for the type and
intensity of the proposed PD-Planned Development district.
3. The proposed PD-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.
4. The PD-Planned Development zoning is consistent with the Dublin General Plan in that the
project includes companion amendments to both plans which amendments were approved by the
ATTACHMENT 2
City Council in Resolution XX-04 on ., 2004, and which amendments proposed the land
uses and development plans are reflected in the proposed PD-Planned Development district.
C. Pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated Negative
Declaration for the Project and a mitigation monitoring plan in Resolution XX-04 on __, 2004, as
required to support approval of the project, including approval of the PD-Planning Development zoning.
SECTION 2:
Pursuant to Chapter 8.32, Title 8 of the Dublin Municipal Code, the City Council finds as follows:
Approximately 4.62 acres on the east side of San Ramon Boulevard, between Bellina Street
and Alcosta Boulevard known as the San Ramon Village Plaza and more specifically
described as APN#941-0164-001-04 & 941-0164-003-03 (A) (B)
("the Property"). A map of the rezoning area is shown below:
SECTION 3.
The regulations for the use, development, improvement, and maintenance of the Property 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 San Ramon Village Plaza
This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets all the requirements for a Stage 1 and 2 Development Plan and is adopted
as part of the PD-Planned Development rezoning for the San Ramon Village Plaza, PA 02-063. The
Stage 1 and 2 Development Plan consists of the items and plans identified below, many of which are
contained in the document entitled "Exhibit A-1 (project plans)", dated March, 2004 which is
incorporated herein by reference. The PD-Planned Development District and this Stage 1 and 2
Development Plan provide 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 proposed uses. The Development Plan for the San Ramon Village Plan
provides for the development of a 4.62 acre site as a mixed use development in two
development zones: Medium - High Density Residential and Commercial/Mixed Use (See
Sheet 4 of Exhibit A- 1 (project plans)).
2.
3.
4.
5.
6.
7.
8.
9.
Permitted Uses (Medium - Hieh Density Residential):
Single-family dwellings
Multi-family dwellings
Animal Keeping - residential
Caretaker Residence
Community Care Facility/Small
Duplex
Group Single-Family
Garage sales
Home Occupations
Off-street Parking Lots
Parking Lot - Residential
Second Unit
Small Family Day Care Home (1-8 children)
Vending Machines
Conditional Uses:
1. Boarding and Rooming Houses
2. Community Clubhouse
3. Community Facility
4. Bed and Breakfast Inn
3
5. Community Care Facility (Large)
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
b. Permitted Uses (Commercial/Mixed Use):
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
Bakeries
Banks and Financial Services
Bicycle Sales, Service and rentals
Bookstores, except adult books tores
Catering establishments
Community Care Facility/Small
Eating and drinking establishment
Instructional Facilities
Home Occupations
Off-street Parking Lots
Parking Lot/Garage - Commercial
Office - Contractors (no exterior storage)
Professional/Administrative/Business/Financial
Repair Shop (non-automotive)
Retail (General, neighborhood, service)
School - commercial
Shopping Center
Specialty schools
Studio s/Photographers/Artists
Vending Machines
Temporary Mobile Home/Manufactured Home
Conditional Uses (by Planning Commission): 1. Animal Sales and Services
2. Arcade
3. Automobile/Vehicle Brokerage, Rental, Sales, Repairs and Service
4. Automobile/Vehicle Rental
5. Bed and Breakfast Inn
6. Community Care Facility (Large)Boarding and Rooming Houses
7. Health Services and Clinics
8. Community Care Facilities/Large
9. Dance Floors
10. Day Care Centers
11. Drive-In/Drive-through Business
12. Nursing Homes
13. Community Clubhouse
14. Community Facility
15. Hospital/Medical Center
16. Hotel/Motel
17. Laboratory
18. Massage Establishment
19. Plant Nursery
20. Recreational Facility/Indoor
21. Service Station
Conditional Uses (by Zoning Administrator): 1. Outdoor Mobile Vendor
2. Outdoor Seating
3. Temporary outdoor sales not related to on-site established business (Sidewalk Sale)
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
Temporary Uses: The following temporary uses are allowed provided they meet the regulations
and procedures of the Zoning Ordinance for Temporary Uses:
1. Tract and Sales Office/Model Home Complex
2. Arts and Crafts Fair
3. Fireworks Sale
4. Outdoor sale by established business establishment
5. Subdivision signs, office, sales and equipment yard
6. Temporary Construction trailer
7. Pumpkin, Christmas Sales Lots
Note: Uses not specifically approved through the Site Development Review for the project shall require a Site
Development Review Waiver approval by Community Development Director.
Under the proposed tenant mix, restaurant uses would account for 5,500 square feet of floor area. Prior to
approving a tenant improvement / City business license for additional restaurant floor area San Ramon Village
Plaza, the applicant shall provide evidence to the satisfaction of the Community Development Director that parking
available at the center is adequate to support additional restaurant uses.
Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
provisions of this PD District Rezone/Development Plan, all applicable general requirements and
procedures of the Dublin Zoning Ordinance shall bc applied to thc land uses designated in this PD District
Rezone.
2. Stage 1 and 2 Site Plan. See Sheet 4 of Exhibit A-1 (project plans).
3. Site Area, Proposed Densities, Phasing and Development Regulations.
PHASE NO. LOT/ M~IMUM'"'""iN02 ACRES DU'S PO
PARCEL DWELLINGS /AC STAGE
NO.
1 1 43 & COMMON 2.23 19.28 1 and2
OPEN SPACE
2 3 13 .71 18.3 1 and 2
SUBTOTAL: 56 2.94 1 and 2
Comm~'~'cial 1 0 1.~'~ ........ 0 1
retail/office
TOTAL 17. 2.? 3 56 4.62 12.12
5
Residential Medium - High Density Homes (Townhome-style Condomimiums)
Minimum Lot Size per d.u.:
Maximum density:
Minimum Site Area:
2,000 sq. fi.
56 units
2.24 acres
Minimum Building Setbacks:
1 O' minimum
A. Public Street Frontage:
Front Yard Setback:
Side Yard Setback:
Rear Yard Setback:
Stair landings:
Porches:
Elevated Decks:
Architectural Projections/:
details and bump outs
10' minimum;
5' minimum
10' minimum
0' minimum:
5' minimum
5' minimum
5' minimum
B. Private Street Frontage (from face of curb):
Front Yard Setback:
Side Yard Setback:
Rear Yard Setback:
Stair landings:
Porches:
Elevated Decks:
Architectural Projections/:
details and bump outs
10' mtnimum;
5' minimum
0' minimum
4' minimum:
3' minimum
0' minimum
0' minimum
C. Non-Street Frontage:
Front Yard Setback:
Side Yard Setback:
Rear Yard Setback:
Stair landings:
Porches:
Elevated Decks:
10' minimum;
10' minimum
10' minimum
4 'minimum:
5' minimum
10' minimum
Architectural Projections/: 5' minimum (from assumed property line)
details and bump outs
Minimum Site Width: 0
Maximum Site Coverage:
Minimum Building Separation:
100%
1 O' minimum
Maximum Height:
Parking/Garages:
Four or more dwellings:
Accessory Structures:
Studio/lbed:
Three stories or forty five feet
Height limits shall be as stated in the
Dublin Zoning Ordinance.
One covered and one guest space for each
two units
6
Commercial Retail/Office:
Two or more Bed: two covered per dwelling units; one guest
for each two units
Two-car tandem garages: Permitted
Compact spaces: 35% of total required spaces, maximum
Lot Area:
A. Interior Lot:
B. Comer Lot:
Lot Width and Frontage:
A. Interior Lot:
B. Comer Lot:
Lot Depth:
5,000 sq. fi. minimum
6,000 sq. fi. minimum
50 fi. minimum
60 ft. minimum
1 O0 ft. minimum
Setbacks: A. Front:
B. Side:
C. Street Side:
D. Rear:
20 ft. minimum
0 ft. minimum, except shall be 10 ft. where abutting
residential
10 ft. minimum
0 ft. minimum
Height: 36 ft. maximum
Coverage: N/A
Parking/Garages:
Compact Spaces:
As required by City of Dublin Off-street parking standards
35% of total required parking, maximum
Architectural Standards. See attached Floor Plans and Elevations by The Dahlin Group,
Sheets A. 1 through A-18, contained in Exhibit A-1 (project plans)i Any modifications to the
project design shall be substantially consistent with these plans and of equal or superior
materials and design quality.
Phasing Plan. The site will be developed in up to two phases. Refer to Sheet 4 of Exhibit
A-1 (project plans)
Master Neighborhood Landscaping Plan/Preliminary Landscape Plan. Refer to Exhibit
A-1 (project plans), Sheets L-1 through L-7, Preliminary Landscaping Plan by The Guzzardo
Partnership. All Project monumentation and entry signs shall conform to Sheets L-6 and L-
7, Preliminary Landscaping images and Details of the Project Plans. A Final Landscaping
Plan will be required to be submitted and approved prior to building permit issuance..
General Plan Consistency. San Ramon Village Plaza project includes a General Plan
amendment which modifies General Plan maps and text for the project. The project PD-
zoning and this Stage 1 and 2 Development Plan shall not be effective until the above
general plan amendments are approved and effective.
lnclusionary Zoning Regulations. To satisfy the City's Inclusionary Zoning Ordinance
(Dublin Municipal Code Chapter 8.68) and any amendments thereto, 12.5%, or 7 dwelling
7
units in the project must be Inclusionary units in accordance with the regulations of the
Ordinance. The Applicant/Developer shall construct all 7 units in Phases 1 and 2, and
designate those units as for-sale ("ownership") Inclusionary units affordable to very low-,
low-, and moderate-income households, and shall enter into an agreement with the City to
impose appropriate resale controls and rental restrictions on the units, prior to recordation of
final map
9. Aerial Photo. See Sheet 2 of Exhibit A-1 (project plans).
10. 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 Dublin Zoning
Ordinance pursuant to section 8.32.060.C.
11. Statement of eompatibility with Stage 1 Development Plan. The Stage 2 portion of this
Development Plan is consistent with the Stage 1 portion of this Development Plan.
SECTION 4.
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 5.
This ordinance shall take effect and be enforced thirty (30) days from and. after its passage and
after the effective date the San Ramon Village Plaza Project General Plan amendment.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this __
by the following votes:
of__2004,
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
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RESOLUTION NO. - 04
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*******************************************
APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW
FOR SAN RAMON VILLAGE PLAZA DEVELOPMENT PROJECT
LOCATED AT 8909 SAN RAMON ROAD
PA 02-063 (Tract No. 7437)
WHEREAS, Mike Banducci of Bancor Properties., on behalf of Oliver Properties
(Applicant/Developer), has requested approval of a Planned Development Rezoning Stage 1
Development Plan and Stage 2 Development Plan for the San Ramon Village Plaza mixed-use project,
a Vesting Tentative Map for subdivision of a 4.62 acre site located on the east side of San Ramon Road
into 3 lots and Site Development Review to allow for the construction of 56 medium-high density
units, with common open space, within the Dublin General Plan Primary Planning Area (APN#941-
0164-001-04 & 941-0164-003-03 (A) (B)); and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, the Applicant/Developer has submitted an application for a General Plan
Amendment from Retail/Office to Mixed Use and a Stage 1 and Stage 2 Development Plan for the
project site (PA 02-063) as required by Section 8.32 of the Dublin Ordinance to allow redevelopment
of the entire site to include remodeling of 14,377 square feet of retail/office building, demolition of
34,000 st. ft. of retail space and the construction of 56 units, in two phases; and,
WHEREAS, the Applicant/Developer has submitted Vesting Tentative Map and Site
Development Review project plans for the entire site (Exhibit A to Attachment 2), PUD Sheets 4
through 6, Sheets L-1 through L-7 by The Guzzardo Partnership, Architectural Sheets by The Dahlin
Group A-1 through A-18 and Vesting Tentative Map sheets C-1 through C-3 by Carlson, Barbee &
Gibson dated received March 15, 2004, except as modified by any condition of approval; and
WHEREAS, an Initial Study has been prepared for the potential impacts of the project pursuant to
CEQA Guidelines Section 15063. Based on the Initial Study, a Mitigated Negative Declaration and
Mitigated Monitoring Program has been prepared for the project with the finding that with the
implementation of Mitigation Measures contained in the Initial Study, the potential impacts of the project
would be reduced to a level of insignificance; and
WHEREAS, the Planning Commission did hold public hearings on said application on April
13, 2004 and May 11, 2004; and
WHEREAS, proper notice of said public hearings was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
recommend approval of the Vesting Tentative Map and Site Development Review for the San Ramon
Village Plaza project to City Council, subject to conditions; and
ATTACHMENT
WHEREAS, the Planning Commission determined that because the project was considered by
the City Council as "high priority" in its 2003-2004 Goals and Objectives and as provided for in
Chapter 8.96, Section 8.96.20.A.3 of the Dublin Zoning Ordinance it did transfer original hearing
jurisdiction to the City Council.
WHEREAS, the City Council did hold a public hearing on said application on May 18, 2004;
and
WHEREAS, proper notice of said public heating was given in all respects as required by law;
and
WHEREAS, a Staff Report was submitted to and considered by the City Council with
recommendation by the Planning Commission to approve the Vesting Tentative Map and Site
Development Review for the San Ramon Village Plaza, subject to conditions; and
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council makes the following
findings and determinations regarding General Plan consistency:
A General Plan Amendment from Retail Commercial to Mixed Use and a Stage 1 and a
Stage 2 Development Plan have been proposed along with the Tentative Map and Site
Development Review applications, and are recommended for approval based upon the
reasons stated in the Staff Report. Upon City Council approval of the General Plan
Amendment and Stage 1 Development Plan, the land use diagram would be changed for
approximately 4.62 acres to reflect the mixed use consisting of retail office and medium-
high density for 56 residential units.
With the change to the land use diagram, the proposed project is consistent with the adopted
Dublin General Plan. The proposed project is also consistent with the goals, policies, and
implementation measures of the Dublin General Plan, and with the Dublin Zoning
Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin City Council does
hereby make the following findings and determinations regarding said proposed Vesting Tentative Map:
1. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations
and related ordinances.
The design and improvements of the Vesting Tentative Map are consistent with and conforms
to the City's General Plan policies as they apply to the subject property in that it is a
subdivision for implementation of a mixed-use retail office and residential project in an area
designated for Mixed Use
3. The Vesting Tentative Map is consistent with the Planned Development Rezone proposed for
this project and is, therefore, consistent with the City of Dublin Zoning Ordinance.
4. The project site is located adjacent to major roads on relatively flat topography and is,
therefore, physically suitable for the type and density of development.
With the incorporation of mitigation measures contained in the Initial Study, Mitigated
Negative Declaration and Conditions of Approval, the design of the subdivision will not cause
2
environmental damage or substantially injure fish or wildlife or their habitat or cause public
health concerns.
The design of the subdivision will not conflict with easements acquired by the public at large
or access through or use of property within the proposed subdivision. The City Engineer has
reviewed the map and title report and has not found any conflicting easements of this nature.
o
Required fire and water service will be provided to the subdivision pursuant to the
requirements of water and sewer providers, if standards and conditions are met and fees paid.
Sewer service for this subdivision shall be provided pursuant to an agreement between the
applicant/developer and DSRSD. School capacity for the residents of this project will be
provided pursuant to a school facilities mitigation agreement between the developer and the
Dublin Unified School District prior to issuance of building permit, as required city code.
The City of Dublin has considered the effect of this project on the housing needs of the region
in which it is situated and finds that the public services are available for the project and that
impacts to environmental resources will be mitigated to a level of less than significant
pursuant to the Mitigated Negative Declaration for the project (PA02-063).
The City of Dublin finds that this project does not discharge waste into an existing community
sewer system in violation of existing requirements prescribed by a California regional water
quality control board pursuant to Division 7 of the Water Code because the Dublin San Ramon
Services District has provided conditions of approval, which assure that its standards will be
met.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE City Council does hereby
make the following findings and determinations regarding said proposed Site Development Review:
The approval of this application (PA 02-063), as conditioned, is consistent with the
intent/purpose of Chapter 8.104 (Site Development Review) of the Zoning Ordinance in that it
will promote orderly, attractive and harmonious site and structural development, resolves
major project-related issues, and ensures compliance with development regulations and the PD
Zoning District.
The approval of this application, as conditioned, complies with the policies of the General
Plan, and the Planned Development Rezone Development Plan for the project that allows for
mixed use consisting of retail, office and residential development at this location.
The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans because road improvements and infrastructure
improvements will be made pursuant to a Stage 2 Development Plan and Tentative Map
conditions.
The approval of this application, as conditioned, is in the best interests of the public health,
safety, and general welfare as the development is consistent with all laws and ordinances and
implements the Dublin General Plan.
The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been
designed to provide a harmonious environment for the development.
3
6. The subject site is physically suitable to the type and intensity of the approved development
because it is relatively flat and has suitable soils.
The visual impacts of the project were reviewed in the Mitigated Negative Declaration and the
project is consistent with applicable scenic corridor policies for San Ramon Boulevard and 1-
680.
The project has been designed with architectural considerations (including the character, scale,
design quality, and the relationship among buildings), along with Conditions of Approval, in
order to ensure compatibility among the design of this project, the character of adjacent uses,
and the requirements of public service agencies.
Landscape elements (including the location, type, size, color, texture, and coverage of plant
materials, provisions, and similar elements) combined with Conditions of Approval have been
established to ensure visual relief and an attractive public environment.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approve the
Vesting Tentative Map and Site Development Review for PA 02-063 subject to the following Conditions
of Approval and subject to the adopted Mitigated Negative Declaration and Mitigation Monitoring
Program for PA 02-063 and the City Council approval of the proposed General Plan Amendment to
Mixed Use and PD Rezoning with related Stage 1 and Stage 2 Development Plan:
CONDiTiONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance
of building permits or establishment of use, and shall be subject to Department of Community
Development review and approval. The following codes represent those departments/agencies
responsible for monitoring compliance of the conditions of approval: [ADM]
Administration/City Attorney, [B] Building division of the Community Development
Department, [DSR] Dublin San Ramon Services District, [Fl Alameda County Fire
Department/City of Dublin Fire Prevention, [FIN} Finance Department, [PL] Planning division
of the Community Development Department, [PO] Police, [PW] Public Works Department.
VESTING TENTATIVE MAP
1. Approval PA 02-063, B~cor Prope~ies. - San ~mon Village Plaza, Vesting PL, PW Approval of~y
pl~ or filing of
Tentative Map 7437 is approved to subdivide ~ existing 4.62 acre parcel into final map
three individual lots for a commercial shopping center and 56 townhome-s~le
condominiums and common open space. This approval shall confo~ generally
to the plans, text, and illustrations contained in the Pla~ed Unit Development
Plans dated received March 15, 2004, including Sheets 1 through 6, prepared by
Carlson, B~bee & Gibson, Inc. (March 10 2004) the Landscape Plans Sheets L1
throu~ L6 prepped by The Gu~ardo Pa~ership, Inc. (M~ch 10, 2004), the
Architec~ral Plus Sheets A-1 throu~ A-18 prepared by ~e D~lin Group
March 2004), ~d ~e Vesting Tentative Map prepared by Carlson, Barbee &
Gibson, Inc., Shee?.~-! through C-3 (March 10, 20044), and other plans,
4
programs, texts and diagrams submitted as part of the subdivision proposal on
file in the Community Development Department unless modified by the
Conditions of Approval contained herein. The Vesting Tentative Map is only
effective upon approval by the City Council of the General Plan Amendment, the
PD rezonin$ with Sta~e 1 and Sta~e 2 Development Plan.
Standard Public Works Conditions of Approval. Developer shall comply with
all applicable City of Dublin Standard Public Works Conditions of Approval
dated February 10, 2004 unless specifically modified by these Conditions of
PW
Approval of
Improvement
Plans through
completion
Action Programs/Mitigation Measures. Applicant/Developer shall comply with
all applicable action programs and mitigation measures of the Mitigated Negative
Declaration (MND) and Mitigation Monitoring Plan for PA 02-063.
Ordinances/General Plan/Policies. The Developer shall comply with, meet,
and/or perform all requirements of the Subdivision Map Act, City of Dublin
Subdivision Ordinance, City of Dublin Zoning Ordinance, the City of Dublin
General Plan, City of Dublin Standard Conditions of Approval, Public Works
Policies and City grading ordinance unless certain Public Works requirements are
modified by the City Engineer and Planned Development Standards for Tract
7437.
PL
PW, PL
Approval of
Improvement
Plans through
completion
Approval of
Final Map and
Issuance of
Building Permits
Clarification and Changes to Conditions. In the event that there needs to be
clarifications to these conditions of approval, the City Engineer has the authority
to clarify the intent of these conditions of approval to the Applicant/Developer
without going to a public hearing. The City Engineer also has the authority to
make minor modifications to these conditions without going to a public hearing in
order for the Applicant/Developer to fulfill needed improvements or mitigations
of this ect.
PW
Approval of
Final Map and
Improvement
Plans
Sound wall: A sound barrier/wall shall be installed along the residential area
boundary with 1-680. An acoustical consultant shall review the design of the
at applicant's expense to confirm that noise levels will achieve the City's goal of
CNEL to less than 70 dB ("conditionally acceptable") or better for outdoor
common areas, as evaluated in the Noise Study prepared by Rosen, Goldberg &
Der dated January 20, 2004. Design of the noise barrier shall include mitigations
prescribed in the Noise Study, and/or other design alternatives determined
~ the acoustical consultant to achieve this
PL
Prior to
acceptance of
improvement
plans for final
map and
construction
prior to
occupancy of
units.
PG&E Easement: The Developer coordinate with PG& E for improvements
installed in the PG&E Easement, and shall show documentation to the City Public
Works Department that PG & E will allow the storm drain improvements,
fence/wall and trees shown on the Tentative Map to be installed in their easement
2619 IM248'
Underground Utility Lines: The Developer shall underground the existing
overhead utility lines along the east side of San Ramon Road between Bellina
Street and Alcosta Boulevard.
Entrances: The entrances from Bellina Street and Alcosta Boulevard to remain
standard commercial driveway approaches. The new San Ramon Road entrance
shall be a modified driveway type entrances.
~ Width: width from Alcosta Boulevard and in front of
PW Approval of
Final Map
PW Acceptance of
Improvements
PW
PW
Approval of
Final Map
Improvement
Plans
Approval of
I the retail shops shall be a minimum 24 feet wide from curb to curb. The driveway Final Map
I
width may be reduced to 20 feet, where there is no perpendicular parking, subject Improvement
Plans
to the approval of the City Engineer.
Cnrb Retnrns: All curb returns at the intersection of the main driveway aisles PW Approval of
I and private streets shall be a minimum 15-foot radius. This includes all Final Map
Improvement
[ intersections along Bellina Commons. Plans
'l' Tratlic' Signs: Stop Signs shall be place at all exits to pUblic streets. Additional ew Acceptance of
'l traffic signs and curb ,markings shall be install as required by the City Engineer. Improvements
I Private street N'~'~e'(' 'Only ~ne name shall b~'" given to the private streets shown PW Prior Final Map
I on the Tentative Map as "Gullo Lane" and "Oliver lane". This street shall be
[.named a "Place" not a "Lane".
I No Parking. "No Parking" areas on Bellina Street: Parking shall be prohibited PW Acceptance of
I on Bellina Street for 50 feet east of the curb return at San Ramon Road and for 70 Improvements
I feet west of the project driveway.
I Side~'ik: A sidewalk shall be provided along the west side of Bellina Commons ~,w Approval of
Final Map
least of Building 11. Improvement
Plans
I Pedestrian Pathway: A pedeStrian pathWay shall be clearly defined through or PW Approval of
Final Map
I around the patio area at the south end of the retail building. Improvemant
Plans
I Traffie"Calming: Traffic signing, pavement design and other traffic calming PW Approval of
I devices, approved by the City Engineer, shall be used on Bellina Commons to Final Map
improvement
I discourage traffic from cutting from Bellina Street through the site to Alcosta Plans or Building
I Boulevard. A speed table shall be used for the pedestrian crossing of the pathway Permit
I to San Ramon Boulevard.
I Garage Access: The distance from face of garage door to the face of curb or PW Approval of
Final Map
I building opposite the garage shall be a minimum 24 feet. Improvement
Plans/Building
Permit
' ' [ Bus Stop: Developer shall install bus stop facilities on San Ramon Road as PW APProval 0f
[ required by LAVTA and approved by the City Engineer. The bus stop shall be Final Map
Improvement
[ located just north of the Bellina Street intersection, not at the location shown on Plans and prior to
the Ye,n, !.,a, tive Map. first°Ccupancy Ofunit.
" t Alameda County Zone 7 Access: The Developer shall provide a 3-foot wide Zone, 7 Approval of
I gate with pedestrian access at the east end of the proposed wrought iron fence Pw lmprovementplans
I along the Alameda County drainage channel. Either through an easement or
I agreement with Zone 7 the Developer shall provide pedestrian access to the gate
I for Zone 7 maintenance. Subject to Alameda County Zone 7 approval, the
I Developer shall remove the existing chain link fence. The new fence shall be the
I maintenance responsibili~ of the Homeowners Association.
21. Landscaping. Landscape / Parking Curbs: All landscape areas along the side PI, PW Approval of
of a parking space shall have a 12-inch wide curb (Zoning Ord. 8.76.070 A 19). Improvement
, Plans;
22. Special Paving: Special paving shall be Used at entrances t° the Commercial PL PW Approval of
Improvement
center and at key intersections. Plans;
23. Maintenance of Landscaping: All landscaping materials within the public right- PL. PW Prior to approval
of Final Map /
of-way shall be maintained for 90 days and on-site landscaping shall be applicant shall
maintained in accordance with the "City of Dublin Standards Plant Material, provide CC&Rs
Irrigation System and Maintenance Agreement" by the Developer after City- for project which
shall include
approved installation. This maintenance shall include weeding, the application of maintenance
pre-emergent chemical applications, and the replacement of materials that die. program.
'~ :~ ~ ~ ::::" ' ~ ::: !::ii::
Any proposed or modified landscaping to the site, including the removal or
I replacement of trees, shall require prior review and written approval from the
I Community Develo >m,e~t Director.
24. Fire Flow. Provide a letter from DSRSD to ACFD stating what is the available Approval of
Improvement
fire flow. Plans
.... 251' Fire flow and hydrant location. The Fire Prevention Bureau shall approve F Improve~'ent
minimum fire flow and fire hydrant location. The locations as shown on the ~lans
Tentative Map are not approved. Final location shall be approved by the Fire
Prevention Bureau prior to approval of improvement plans for Final Map
26. ~'~D '~ules, Regulations and Standards. Applicant/Developer shall comply F Issuance of
with all Alameda County Fire Services (ACFD) rules, regulations and standards, Building Permits
including minimum standards for emergency access roads and payment of
applicable fees, including a City of Dublin Fire Capital Impact Fee.
27. After Hours Security. The perimeter of the site shall be fenced during PL. B Prior to
construction, and security lighting and patrols shall be employed as necessary, commencement
of site work and
I The Developer shall provide aRer hours call-out information to Police Services on on-going during
I an "Emergency Response Form." All information shall be kept current and up to Construction
',~ ~ ~ :,:: ,:::
I date.
8. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners PW Approval of
Association shall be formed by recordation of a declaration of Covenants, Final Map
Conditions, and Restrictions to govern use and maintenance of common areas and
facilities. Said declaration shall set forth the Association name, bylaws, rules and
. regulations. The CC&Rs shall ensure that there is adequate provision for the
maintenance, in good repair and on a regular basis, of the landscaping, irrigation,
fences, walls, drainage, lighting, signs and other improvements in private
common areas and within the adjacent street frontage right of way along Bellina
Street, San Ramon Road and Alcosta Boulevard. The Developer shall submit a
copy of the CC&R document to the City for review and approval relative to this
........... condition.
SITE DEVELOPMENT PERMIT (PA#02-063)
Approval. PA 02-063, Bancor Properties - San Ramon Village Plaza Site
Development Permit is approved to remodel a portion of an existing commercial
shopping Center and construct 56 townhome style condominium residences and
common open space. This approval shall conform generally to the plans, text, and
illustrations contained in the Planned Unit Development Plans dated received
March 15, 2004, including Sheets 1 through 6, prepared by Carlson, Barbee &
Gibson, Inc. (March 10, 2004), Sheets L1 through L7 prepared by The Guzzardo
Partnership, Inc. (March 10, 2004), the Architectural Plans Sheets A-1 through A-
l 8 prepared by the Dahlin Group (March 10, 2004), and the Vesting Tentative
Map prepared by Carlson, Barbee & Gibson, Inc., Sheets C-1 through C-3
(March 10, 2004), and all plans, programs, texts and diagrams submitted as part
of the Stage 1, Stage 2 Development Plan, Tentative Map and Site Development
Review proposal on file in the Community Development Department unless
modified bythe Conditions of Approval contained herein. The Vesting Tentative
Man and Site Development Review are only effective upon approval by the City
Council &the General Plan Amendment, PD rezoning with Stage 1 Development
Plan and the Stage 2 Development Plan.
Standard Conditions (Site Development Review). The project shall comply
with the ~ of Dublin Site Development Review Standard Conditions.
PL
PL, B
Issuance of
building permits
On-going
Standard Public Works Conditions of Approval. Developer shall comply with
all applicable City of Dublin Standard Public Works Conditions of Approval
dated February 10, 2004 unless specifically modified by these Conditions of
PW
Approval of
Improvement
Plans through
completion
Term. Approval of the Site Development Review shall be valid for one year
from effective date of permit approval. If construction has not commenced by
that time, this approval shall be null and void. The approval period for Site
Development Review may be extended six (6) additional months by the Director
of Community Development upon determination that the Conditions of Approval
remain adequate to assure that the above stated findings of approval will continue
to be met. (Applicant/Developer must submit a written request for the extension
firation date of the Site .)
PL
On-going
Building Codes and Ordinances. All project construction shall conform to all
codes and ordinances in effect at the time &the building permit.
Construction drawings: Construction plans shall be fully dimensioned
(including building elevations) accurately drawn (depicting all existing and
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.
PL, B, PW
Through
completion
Issuance of
Building Permits
Building Permits. To apply for building permits, Applicant/Developer shall
submit eight (8) sets of construction plans to the Building Division 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
Issuance of
Building Permits
be responsible for obtaining the approvals of all participation non-City agencies
prior to the i..s..suance of building permits. ....
Engineer Observation. The Engineer of record shall be retained to provide ~ Ihrough
construction and
observation services for all components of the lateral and vertical design of the prior to final
building, including nailing, holddowns, straps, shear, roof diaphragm and frame inspection
structural frame of building. A written report shall be submitted to the City
!?pector rgr~ to scheduling the final frame inspection.
Phased Occupancy Plan. If occupancy is requested to occur in phases, then all B, PL Prior to
occupancy of
physical improvements within each phase shall be required to be completed prior each affectea
to occupancy of any buildings within that phase except for items specifically unit
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 Director of Community Development
and Public Works for review and approval a minimum of 45 days prior to the
request for occupancy of any building covered by said Phased Occupancy Plan.
Any phasing shall provide for adequate vehicular access to all parcels in each
phase, and shall substantially conform to the intent and purpose of the subdivision
approval. No individual building shall be occupied until the adjoining area is
finished, safe, accessible, and provided with all reasonable expected services and
amenities, and separated form 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
fro the value of the deferred landscaping and associated improvements.
Permits for Accessory items. City of Dublin Building Permits shall be obtained B, PL Prior to ..................
installation of
prior to installation of all accessory buildings, signage, and play structures, Mail improvements
Kiosks, etcetera. Access to the Play Structure shall meet the disabled accessible
requirements. All electrical, and plumbing to exterior lights and fountains shall:
,ha~e..B.u.!.ld. ipg Division permits. .
Air Conditioning Units - Air conditioning units and ventilation ducts shall be ~,' PL...... Occupancy of
screened from public view with materials compatible to the main building and Unit
shall not be roof mounted. Units shall be permanently installed on concrete pads
or other non-movable materials. The Building Official and Director of
Community Development shall approve location and screening materials prior to
installation.
Temporar~'"~encing. Temporary Construction fencing shall be installed along ~, P, PW Through
p?imeter of all work under construction. Completion
1 34 I Automatic Garage Door Openers _ Automatic garage door openers shall be B, PL Occupancy of
provided for all dwelling u,nits and shall be ora roll-up type. Garage doors shall Unit
not intrude into the private access easements.
Addressing. PL Issuance of
a) Provide a site plan with the City of Dublin's address grid overlaid on the andBUildingthroughPermits
plans (1 to 30 scale). Highlight all exterior door openings on plans (front, completion
rear, garage, etc.). (Prior to release of addresses)
b) Provide plan for display of addresses. The Building Official and Director
of Community Development shall approve plan prior to 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 the garage door opening if the opening is not on the
same side of the dwelling as the front door. (Prior to permitting)
d) Town homes / Condos are required to have address ranges posted on
street side of the buildings. (Occupancy of any Unit).
...... e) Address signage shall be provided as per the Dublin Residential Security
Code. (Occupancy of any Unit).
f) Provide a site plan with the approved addresses in 1 to 400 scale prior to
approval or release of the project addresses. (Prior to permitting).
Exterior address numbers shall be backlight and be posted in such a way
that they may be seen from the street. (Prior to permit issuance, and
.... _t...h~0ugh completion)
15. Retaining walls. All retaining walls over 30 inches in height and in a walkway B, PW '-]'ssuance of
Building Permits
shall be provided with guardrails. All retaining walls over 24 inches with a
surcharge or 36 inches without a surcharge shall obtain permits and inspections
from Building Division.
16. Green Building Guidelines. To the extent practical, the applicant shall B Issuance of
incorporate Green Building Measures. Green Building plan shall be submitted to Building Permits
..... ~he Building Official for review. ....
17. Storage Area and Meter Closets. Storage area and meter closets shall be ~ ' Iss.ance of
provide with 1-hour fire resistive construction designed to the Building Code. building permits
These areas shall be provided with Type "X" 5/8 Gypsum Board.
18. Automatic Fire Sprinklers. The applicant/developer shall provide automatic F Prior to issuance
of Building
sprinklers in the residential and commercial buildings. Installation permits are Permits and
required from the Fire Department prior to the start of work on the systems, installation prior
Buildings with over 100 sprinklers shall have the sprinkler system monitored by a to occupancy
UL listed central station.
19. Fire Alarm systems. The appl{cant/developer shall Provide fire alarm systems in F Prior to issuance
of Building
the buildings as required by the California Building Code. Permits and
installation prior
to occupancy
20. Fire apparatus roadways: Fire apparatus roadways must be installed, and fire F Improvement
plans and prior to
hydrants in service, prior to the commencement of vertical framing or commencement
combustible storage placed on site. of vertical
framing.
21. Knox boxes: Knox b°xe~ ar~requh'¢d at the eh~rance t0 the building and at any F Occupancy of
gates in the Fire Department access roads, units
I:: :::~:::::] ;':' ~: : '::::':::: ' ::: ~ ~: :: :: ::~' ; '~i~I: ~
22. Residential Security. The project shall comply with the City of Dublin PO, B Occupancy of
Residential Security Requirements and the Conditions of Approval for the Units
Vesting Tentative Map 7414.
23. ProjeCted ~i'meline. Developer shall submit a projected timeline for project ........ PO Iss,dnce of
Building Permits
completion to the Dublin Police Services Department, to allow estimation of for each Phase
staffing requ. i. rements and assignments.
24. Addressing: Addressing and building numbers shall be visible from approache~ ...... PO, B Prior to issuance
to the buildings. Addressing an building in the commercial portion of the project of building
permits and
shall be visible from the approaches to the building: through
· If there are exterior doors on the rear, the business name and address is to be completion of
Improvements
painted on the door in a contrasting color. The lettering shall comply with the
Building Department Standards.
· Employee exit doors shall be equipped with 180 degree viewers if there is not
a burgl~resistant window panel in the door from which to scan the exterior.
25. 'i3encing during construction: The perimeter of the site shall be fenced during Po, PL Issuance of
Grading/Sitework
construction, and security lighting and patrols shall be employed as necessary. Permit
10
Entrances: All entrances to the commercial area parking shall be posed with
appropriate signs per Sec 22658(a) of the California Vehicle Code, to assist in
removing vehicles at the property owner's/manager's request.
Posting: CC&R's for the residential portion of the project will include posting of
private street areas in accordance with California Vehicle Code Section 22568,
sections 1 and 2. Fire lanes will also be posted in accordance with California
Vehicle Code Section 22500.1. "No Trespassing" signs shall be placed along
pedestrian pathways, open space areas and the "tot lot" to indicated private use
areas.
PO
Completion of
improvements
Prior to
occupancy of
units
Lighting: The applicant shall submit a final lighting plan for approval by the
Dublin Police Department. Li fixtures shall be ora vandal
Graffiti: The applicant shall keep the site clear of graffiti vandalism on a regular
and continuous basis at all times. Graffiti resistant materials should be used
Issuance of
building permits
On-going
Prior to
occupancy/on-
Security Program: The applicant shall work with the Dublin Police on an
ongoing basis to establish and effective theft prevention and security program.
Self-policing: Primary living areas and windows of individual units should be
focused for observation of common use areas; adjacent units, recreation areas, and
areas to for and a sense
Issuance of
Building permits
Parking. Applicant/Developer shall provide parking in compliance with the PD
2 Development Plan (PUD Sheet 5)
Recreational Vehicle Parking. Recreation vehicle (as defined in the Dublin
Zoning Ordinance) parking shall be prohibited on public streets and along the
street of the shall be to that effect.
PL, PW
PL, PW
Completion of
Improvements
Acceptance of
Improvements by
City Council
Final Landscape and Irrigation Plans: A Final Landscape and Irrigation Plan
prepared and stamped by a State licensed landscape architect or registered
engineer, generally consistent with the preliminary landscape plan prepared by
The Guzzardo Partnership, dated March 10, 2004, except as modified by
Conditions of Approval below, along with a cost estimate of the work and
materials proposed, shall be submitted for review and approval by the Community
Development Director. Landscape & irrigation plans shall be at a scale not less
than 1"=20'. Key areas such as major intersections and plazas shall be at a scale
not less than 1" =10'.
PL, PW
Approval of
Improvement
Plans;
Landscaping to
be Constructed
Prior to
Acceptance of
Improvements or
Occupancy of
First Unit in
affected Phase
Final Landscape Plan Review: The final plant palette varieties shall be subject
to review and approval of. the Director of Community Development and reviewed
by the City's Landscape Architect to determine compatibility with reclaimed
water use, where appropriate. An irrigation plan shall be submitted with Final
Landscape Plans indicating that the system is designed for reclaimed water, where
~ DSRSD.
PL
Issuance of
Building Permits
Landscaping (project frontage): Applicant/Developer shall construct all
landscaping within the site and along the project frontage from the face of curb to
the site right-of-way to the design and specifications of the City of Dublin, and to
the satisfaction of the City Engineer, Director of Community Development and
City's Consulting Landscape Architect. Street trees that are required to be
removed for undergrounding of utilities shall be replaced by the applicant with
minimum 24 - inch trees as approved by the City Landscape Architect.
PL, PW
Approval of
Improvement
Plans
11
37. Landscaping (yards/common areas): All front yards and common areas shall be PL Prior to
Occupancy of
landscaped by the Applicant/Developer prior to occupancy of the adjacent homes, first Unit in
affected Phase
3 8. Entry Pilast~'ri" Entry Pilasters shrill. 'b~'de~igned td'i~lect the building PL, PW Approval of
Landscape
architecture and to be in scale with the pedestrian environment. Plans/Constructi
on prior to
occupancy of
first unit
39. Landscaping at Street/Drive Aisie Intersections: Landscaping shall not PI~, PW Approval of
obstruct the sight distance of motorists, pedestrians or bicyclists. Except for trees, Landscape Plans
landscaping at drive aisle intersections shall not be taller than 30 inches above the
curb. Landscaping shall be kept at a minimum height and fullness giving patrol
officers and the ~eneral public surveillance capabilities of the area.
40. Parking Area Tree Wells: Tree wells shall be centered on parking stripes PL, PW Approval of
Landacape Plans
wherever possible. Tree wells placed in front of parking spaces shall provide a
minimum 3' clearance to the tree trunk. Tree wells shall be fitted with
ornamental cast iron tree grates. Tree grates must have narrow openings to met
handicap standards and meet the approval of the City Engineer.
4~ Landscape Screening of Parking: Landscaping shall screen parking with PL,PW APproval of
berming or combination of bcrming and landscaping to achieve an immediate 2-3 Landscape Plan;
foot tall screen from the finish grade of the parking stalls as viewed from the
adjacent major road.
42 Corner Public Art Plaza/Landscaping. The corner public art plaza PL, PW Approval or
feature/landscaping at the intersection of San Ramon Road and Alcosta Landscape Plan
Boulevard shall be landscaped, paved and include the features (i.e., public art,
seatwall, bench, etc.) as generally shown on Sheet L-6 of the project plans dated
March 2004. The location/siting of the public art plaza shall be subject to
approval by the City Engineer to ensure that it meets site distance requirements
and that it does not conflict with utilities. The public art and landscaping features
shall be subject to the review and approval by the Community Development
Director and shall be included as part of the Final Landscape and Irrigation Plan
submittal. Responsibility for maintenance of the improvements associated with
the public art plaza and landscaping shall be that of the Applicant/Developer.
Since the Applicant will maintain these features which are partly within the public
right-of-way, the Applicant shall enter into an "Agreement for Long Term
Encroachments" with the City that regulates this type of encroachment.
43. Landscaping of Walls and Trash Enclosures: The Applicant/Developer shall Approvalof
screen all walls and the sides of walls surrounding trash enclosures. The use of Landscape Plans;
vines is encouraged
44. Air Conditioning Units: All Air Conditioning units shall be screened from view PL, PW Prior to Approval
of Landscape
with either walls or plant material to the satisfaction of the Community Plans;
Development Director and City's Consulting Landscape Architect.
45 Utility Screening: Ail above grade utilities shall be screened from view with PL, PW Approval of
either walls or plant material to the satisfaction of the Community Development Landscape Plans;
Director and City's Consultin$ Landscape Architect.
'4~ Wrought Iron Fencing, 6' High: Construct the wrought iron fencing from PL, pW Approval of
Improvement
building 9 to building l 0 along San Ramon Valley Blvd. Construct fencing from Plans;
buildings 7 to 8. Construct fencing from building 6 to the sound wall providing a Landscaping to
be Constructed
3' wide maintenance gate for Alameda County Zone 7 access. Prior to
Acceptance of
Improvements or
Occupancy of
First Unit in
12
affected Phase
Wrought Iron Fencing, 4' High: Construct fencing from the 6' high fencing at
building 8 to the 6' high fencing at building 9. Construct fencing from the 6' high
fencing at building 10 to the front of building 10.
PL, PW
Approval of
Improvement
Plans;
Landscaping to
be Constructed
Prior to
Acceptance of
Improvements or
Occupancy of 1~
Unit in affected
Phase
Water Efficient Landscaping Ordinance: The Applicant/Developer shall
submit written documentation to the Public Works Department (in the form of a
Landscape Documentation Package and other required documents) that the
to the ,'s Water Efficient Landscaping Ordinance.
Fire-resistant or drought tolerant plant varieties. Fire-resistant or drought
tolerant plant varieties shall be provided in the plant palette to the maximum
extent possible.
PL, PW
Approval of
Landscape plans
PL, F
Approval of
Landscape Plan/
Installation prior
to issuance of
Lighting: The Applicant/Developer shall prepare a lighting iso chart to the
satisfaction of the Director of Public Works, Director of Community
Development, the City's Consulting Landscape Architect and Dublin Police
Services. Exterior lighting shall be provided within the parking lot and on the
building, and shall be of a design and placement so as not to cause glare onto
adjoining properties, businesses or to vehicular traffic. Lighting used after
daylight hours shall be adequate to provide for security needs (1.5 foot candles).
PL, PO, PW
Approval to
occupancy of
first unit;
Health, Design and Safety Standards. Prior to final approval allowing
occupancy of any new home, the physical condition of the subdivision and the lot
where the home is located shall meet minimum health, design, and safety
standards including, but not limited to the following:
The streets providing access to the home shall be complete to allow for
safe traffic movements to and from the home.
All traffic striping and control signing on streets providing access to the
home shall be in place.
All street name signs on streets providing access to the homes shall be in
>lace.
All streetlights on streets providing access to the homes shall be energized
and functioning.
All repairs to the street, curb, gutter, and sidewalk that may create a hazard
shall be required or any non-hazardous repairs shall be complete and
bonded for.
Town homes shall have the dwelling address posted and backlit at or near
the front door and the garage vehicle door.
The lot shall be finish graded, and final grading inspection shall have been
~ the Building Department.
All sewer clean-outs, water meter boxes, and other utility boxes shall be
to the approval of the Director of Public Works.
The homes shall have received all necessary inspections and have final
the Building Department to
All fire hydrants in streets providing access to the homes shall be operable
and ACFD standards.
PW, PL Occupancy of
Unit
PL Occupancy of
Unit
PW Occupancy of
Unit
PL Occupancy of
Unit
PW Occupancy of
Unit
PW Occupancy of
Unit
B, F, PL Occupancy of
Unit
B Occupancy of
Unit
PW Occupancy of
Unit
B Occupancy of
Unit
F Occupancy of
Unit
13
k. All streets providing access to the homes shall be improved to an adequate / Pw, F Occupancy of
width and manner to allow for fire engine circulation to the approval of thel Unit
Dire.c.~or of Public Works and ACFD.
1. All mailbox units shall be at the back of the curb/sidewalk as appropriate. Pr Occupancy of
The developer shall submit a mailbox design and location plan to indicate Unit
where mailboxes and associated lighting will be accommodated. The
Postmaster shall be consulted for design criteria. Architectural
enhancements should be provided to community mailboxes where visible
· from the projec_t..s, tr.e.e, ts.
m. Exterior lighting shall be provided for dwelling entrances and shall be of a ?~., PO Occupancy of
design and placement so as not to cause glare onto adjoining properties. Unit
52. Architectural drawings: Residential Units and the commercial building shall v~. issuance of
comply with the architectural draWings submitted by The Dahlin Group (March Building Permits
2004). Final colors shall be reviewed by the City's Architect and approved by the
Community Development Director, and shall generally conform to the colors and
materials approved for the Ramon Village Plaza project PA 02-063, on file in the
City of Dublin Department of Community Development.
53. Porches/decks: P~/'ches or decks eXposed to a CNEL of 65 or greater dBA as eL Issuance of
identified in the Noise Study by Rosen, Goldberg and Der dated January 20, 2004 Building Permits
shall be designed to be partially or fully enclosed to help mitigate this potential
impact. Final designs of the residential are subject to review and approval by the
Community Development Director. Final approval shall require a written
statement by a licensed, acoustical consultant confirming that the units as designed
have achieved the City s interior living and exterior recreation noise goals. The
I elimination of porches or decks shall be considered a minor amendment of this
I permit and shall require approval by the Community Development Director.
54. [ Glare/Reflective Finishes - The use of reflective finishes on building exteriors is I }'L I Issuance of
I prohibited. In order to control the effects of glare within this subdivision, I I Building Permits
Ireflective glass shall not be used on all east-facing windows. I
55. I Affordable Housing Agreement. An Affordable Housing Agreement shall be I PL ] Final Map and
..... prior to
[ entered ~nto by the Developer and the City of Dublin as required by Section 8.68 [ I occupancy of
I of the Dublin Municipal Code. [ I units in affected
I / ! ~hase. ..
~i:: :: :::: : ::: :: : ::: : :'1::::: *~ ~!~i~~ ~i~ :~: '~: I
PL Approval of
56. Action Programs/Mitigation Measures. Applicant/Developer shall comply with
Improvement
all applicable action programs and mitigation measures of the Mitigated Negative [ I Plans through
Declaration (MND) and Mitigation Monitoring Plan for PA 02-063. I I completion
PL Prior to
57 The applicant/developer shall submit a master sign program for the commercial
.... installation of
and res~dentlal components of the project. The s~gn program shall conform to the [ I building
City of Dublin Sign Ordinance in effect at the time of the application. The master I I permit/installatio
· n of signs
sign program be shall be subject to review and approval of the Director of I I '
Community Development and reviewed by the City's Contract Architect to
determine compatibility of des[ ~n with the buildings.
58. Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid I nr>M [ On-goin~
......... waste manat~emep~' and recycling requirements.
I
14
59. Refuse Collection. The refuse collection service provider shall provide a letter Occupancy of
first building.
confirming that adequate space is provided to accommodated collection and Provisions for
sorting of petnlcible solid waste as well as source-separated recyclable materials collection to be
generated by the residents within the project, shown on plans.
60. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of Pw, PL Various times,
but no later than
building permit issuance, including, but not limited to, Planning fees, Building Issuance of
fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Building Permits
Unified School District School Impact fees, Public Works Traffic Impact fees,
Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing
In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7)
Drainage and Water Connection fees; and any other fees as noted in the
Development Agreement. Un-issued building permits subsequent to new or
revised TIF's shall be subject to recalculation and assessment of the fair share of
the new or revised fees.
61. Parkland Dedication - The developer shall be required to pay a Public Facilities PL Issuance of
Fee in the amounts and at the times set forth in the City of Dublin Resolution No. Building permit
60-99, adopted by the City Council on April 6, 1999, or in the amounts and at the
times set forth in any resolution revising the amount of the Public Facilities Fee,
as implemented by the Administrative Guidelines adopted by Resolution 195-99.
No credit against the dedication requirement shall be given for open space within
this project.
62. School Mitigation Agreement. The Developer shall enter into a School PL Building Permits
for each affected
Mitigation Agreement with the Dublin Unified School District. Phase
63 Compliance With Requirements. Applicant/Developer shall Comply with all v, PW, PO, Approval of
Zone 7, Improvement
applicable requirements of the Alameda County Fire Department, Public Works DSR. PL i'~ans
Departs. ent, Dublin Police Service, Alameda County Flood Control District Zone
7,.~d .Dublin San Ramon Services District.
64 All BMR residential units within the project shall be wired for cable and internet eL, PW, B Issuance of
access in the same manner as the market rate units. All units shall be provided Building Permit
with a dedicated homerun Category 5 minimum wiring from the data room to
unit, for future use. Telco Room shall be stubbed out, with a 4-inch conduit, to a
distance of 2 feet outside the foundations.
PASSED, APPROVED AND ADOPTED this 18th day of May 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Mayor
City Clerk
15
g:\pa02-063\CC~BancorCC.VTMSDR.Reso
16
ATTACHMENT "A"
TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL
The following Conditions of Approval (as referenced in the preceding resolution) are standard Conditions
of Approval applicable as required by the Public Works Department for all development projects within
the City of Dublin. Unless modified by referenced conditions in the preceding resolution, these
conditions are assumed to be complied with prior to issuance of Grading Permit or approval of
Improvement Plans.
ARCHAEOLOGY:
If, during construction, archaeological materials are encountered, construction within 100 feet of
these 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, if
they are deemed necessary.
BONDS:
The developer shall provide either (a.) a Performance (100%), labor and material (50%) securities
and a cash monumentation bond or (b.) a Letter of Credit to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to
approval by the Director of Public Works/City Engineer prior to approval of the Final or Parcel
Map.
3. Prior to acceptance of the project as complete and the release of securities by the City:
a) All improvements shall be installed as per the approved Improvement Plans and Specifications.
b) All required landscaping shall be installed.
c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by
the Project Landscape Architect that all work was done under his supervision and in accordance
with the recommendations contained in the landscape and soil erosion and sedimentation control
plans shall be submitted to the Director of Public Works/City Engineer.
d) Photo mylar and, if available, AutoCAD electronic copies, of the Improvement, Grading and
Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to
the City's existing mapping coordinates including all as-built plans prepared by a registered Civil
Engineer.
e) A complete record, including location and elevation of all field density tests, and a summary of
all field and laboratory tests.
f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in
accordance with the recommendations contained in the soil and geologic investigation reports and
the approved plans and specifications.
EXHIBIT
Upon acceptance of the improvements and receipt of required submittals, the performance security
may be replaced with a maintenance bond that is 25% of the value of the performance security.
The maintenance bond is released one year after acceptance of the project and after the repair of
deficiencies, if any, are completed.
The labor and materials security is released upon acceptance of the improvements, provided no
liens are filed against the developer on this project.
CREEK:
Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of
bank is either the existing break in topography, or a point at the existing ground line which is the
intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the
Creek, whichever is more restrictive.
DRAINAGE:
Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being
deposited to an approved drainage system.
Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or
other planted areas to street or approved drainage facility. Concentrated flows' will not be allowed
to drain across sidewalk areas.
An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain
main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main
drain line.
10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches.
11.
Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence
including 1 foot of freeboard.
12.
In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets
must be designed so that the overflow release shall directed to the subdivision streets and shall be
contained in the road right-of-way.
13. Storm drainage facilities shall be designed to meet the following capacity:
Drainage area
Design Storm
less that 1 sq. mile
1 to 5 sq. miles
over 5 sq. miles
15 year
25 year
100 year
All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder
area. In addition arterial streets shall have one lane of traffic in both directions of travel above the
100-year storm level.
14. No buildings or other structures shall be constructed within a storm drain easement.
15.
Developer shall provide "trash racks" where storm drainage improvements intercept natural
drainage channels. An all-weather maintenance road shall be constructed to the trash racks.
16.
Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord.
56-86. These V-ditches shall have a 5% minimum slope.
17.
All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These
ditches shall discharge into natural drainage channels or an adequate storm drain system.
18.
Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved
drainage channel. The slope on these ditches shall not be less than 5%.
19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled.
20.
All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the
subdrain. There shall be a clean-out at the upper end of all subdrains.
21.
Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public
Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow corridor
to an approved drainage facilities. This corridor shall be design to prevent flooding of building
pads in case the street inlet is obstructed.
22.
Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets
within 50 feet of the low area.
23. No drainage shall be directed over slopes.
24.
The storm drainage system shall be designed and constructed to the standards and policies of the
City of Dublin.
25.
All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley
gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes.
26.
All public streets shall drain into storm drain systems before being discharged into established
drainage channels..
27.
The developer shall comply with Alameda County Flood Control District requirements. If there is
a conflict between City and County Flood Control requirements the Director of Public Works/City
Engineer shall determine which requirements shall apply.
DUST:
28.
Areas undergoing grading, and all other construction activities, shall be watered, or other dust-
palliative measures may be used, to control dust, as cOnditions warrant or as directed by the
Director of Public Works/City Engineer/City Engineer.
NPDES:
General Construction:
29.
For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution
Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading
permits. The SWPPP shall be implemented by the general contractor and all subcontractors and
suppliers of material and equipment. Construction site cleanup and control of construction debris
shall also be addressed in the SWPPP . The developer is responsible for complying with the
SWPPP. Failure to do so will result in the 'issuance of correction notices, citations or a project stop
work order. For projects disturbing less than five (5) acres an erosion control plan shall be
submitted with the grading plan.
30.
Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance
greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been
sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at
the construction site at all times.
31.
Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be,
at a minimum, protected by hydroseed mulch and silt fencing. SlOpes not draining to a desilting
basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion
control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The
developer shall be responsible for providing any addition slope protection which may be needed to
prevent silting of natural water courses and storm drainage facilities.
32.
Construction access routes shall be limited to those approved by the Director of Public Works/City
Engineer/City Engineer and shall be shown on the approved grading plan.
33.
Gather all construction debris on daily and place them in a covered dumPster or other container
which is emptied or removed on a weekly basis. A secondary containment berm shall be
constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen
debris or splatters that could contribute to storm water pollution.
34.
Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project
site daily or as required by the City inspector. During wet weather, avoid driving vehicles off
paved areas.
35.
Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis.
Caked on mud or dirt shall be scraped from these areas before sweeping.
36.
Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and
existing inlets in the vicinity of the project site prior to:
1) start of the rainy season (October 15)
2) site dewatering activities,
3) street washing activities,
4) saw cutting asphalt or concrete
Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent
street flooding. Dispose of filter particles in an appropriate manner.
37.
Create a contained and covered area on the site for the storage of bags of cement, paints,
flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the
potential for being discharged to the storm drain system. Never clean machinery, tools, brushes,
etc. or rinse containers into a street, gutter, storm drain or stream. See "Building
Maintenance/Remodeling" flyer for more information.
38.
Concrete/gunite supply tracks or concrete/plasters or similar finishing operations shall not
discharge wash water into street gutters or drains.
39.
Minimize the removal of natural vegetation or ground cover from the site in order to reduce the
potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon
as possible after completion of grading. No site grading shall occur between October 15 and April
15 unless detailed erosion control plan reviewed by the Director of Public Works/City
Engineer/City Engineer and implemented by the contractor.
40.
Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and
maintenance area has been approved as part of the SWPPP.
Commercial/Industrial Develooments:
41.
The project plans shall include storm water pollution prevention measures for the operation and
maintenance of the project for the review and approval of the Director of Public Works/City
Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs)
appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm
water runoff.
42.
The project plan BMPs shall also include erosion control measures described in the latest version of
the ABAG Erosion and Sediment Control Handbook or State Construction Best Management
Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system.
43.
The developer is responsible for ensuring that all contractors are aware of, and implement, all storm
water pollution prevention measures. Failure to comply with the approved construction BMPs will
result in the issuance of correction notices, citations and/or a project stop order.
44.
All washing and/or steam cleaning must be done at an appropriately equipped facility which drains
to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way
that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters
should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval,
and conditions of the Dublin-San Ramon Services District (DSRSD).
45.
All loading dock areas must be designed to minimize "mn-on'' to or runoff from the area.
Accumulated waste water that may contribute to the pollution of storm water must be drained to the
sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be
implemented to prevent potential storm water pollution. Implement appropriate BMPs such as, but
not limited to, a regular program of sweeping, litter control and spill clean-up.
46.
All metal roofs and roof mounted equipment (including galvanized), shall be coated with a mst-
inhibitive paint.
47.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or process area shall not discharge to the storm drain system.
Drains should connect to the sanitary sewer. Sanitary connections are subject to the review,
approval, and conditions of the DSRSD.
48.
49.
50.
51.
52.
53.
54.
55.
56.
All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry
pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and
contained as required by the Director of Public Works/City Engineer/City Engineer.
All landscaping shall be properly maintained and shall be designed with efficient irrigation
practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and
pesticides which contribute to runoff pollution.
Sidewalks and parking lots must be swept weekly,, at a minimum, to prevent the accumulation of
litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the
storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent
or degreaser is used, wash Water shall not discharge to the storm drains; wash waters should be
collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the
review, approval and conditions of the DSRSD.
A structural control, such as an oil/water separator, sand filter, or approved equal, may be required
to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain
system. The design, location, and a maintenance schedule must be submitted to the Director of
Public Works/City Engineer/City Engineer for review and approval prior to the issuance of a
building permit.
Restaurants must be designed with contained areas for cleaning mats, equipment and containers.
This wash 'area must be covered or designed to prevent "run-on" to, or runoff from, the area. The
area shall not discharge lo the storm drains; wash waters should drain to the sanitary sewer, or
collected for ultimate disposal to the .sanitary sewer. Employees must be instructed and signs
posted indicating that all washing activities be conducted in this area. Sanitary. connections are
subject to the review, approval, and conditions of the DSRSD.
Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should
discharge to the sanitary sewer. Sanitary connections are subject to the 'review, approval, and
conditions of the DSRSD.
Vehicle/Eouipment Washers: No vehicle or equipment washing activity associated with this
facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain
to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the
sanitary sewer. This wash area must be covered and designed to prevent "mn-on" to, and runoff
from, the area. A sign must be posted indicating the designated wash area. Sanitary connections
are subject to the review, approval and conditions of the DSRSD.
Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of
the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing
areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel
dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent
drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The.
fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected
routinely for proper functioning and leak prevention.
All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved
methods.
57.
All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy
season (October 15) and once in January. Additional cleaning may be required by the Director of
Public Works/City Engineer/City Engineer.
Residential:
58.
The project plans shall include storm water pollution prevention measures (SWPPP) for the
operation and maintenance of the project subject to the review of the Director of Public Works/City
Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs)
appropriate to residential construction activities conducted on-site to effectively prohibit the entry
of pollutants into storm water runoff.
59.
The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering
the storm drain system, in accordance with the regulations outlined in the most current version of
the ABAG Erosion and Sediment Control Handbook or State Construction Best Management
Practices Handbook.
60.
The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are
aware of, and implement, all storm water quality measures and implement such measures. Failure
to comply with the approved construction BMPs will result in the issuance of correction notices,
citations and/or a project stop order.
61.
All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an approved
methods.
62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a rust-
inhibitive paint.
63.
Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain
onto this area. Drains in any wash or recycling area shall not discharge to the storm drain system.
Drains should connect to the sanitary sewer. Sanitary connections are subject to the review,
approval and conditions of the DSRSD.
64.
When a common area car wash is provided, no wash water shall discharge to the storm drain
system. The car wash area should drain to the sanitary sewer. The area must be covered and
designed to prevent excess rainwater from entering the sanitary sewer. Contact the local permitting
authority and POTW for specific connection and discharge requirements. If no common car wash
area exists, means should be taken to discourage car washing, e.g., removing hose bibs and
installing signs.
65.
The applicant shall record CC&R's at the time of filing the final map which shall create a property
owners association for the development. The CC&R's shall be subject to the review and approval
of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's
association shall be responsible for implementing all storm water measures and the maintenance of
all private streets, private utilities, and other common areas and facilities on the site, including all
landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote
surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban
nmoff pollution.
GENERAL DESIGN
66. The developer is responsible for the construction site and construction safety.
67.
The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise
approved by Director of Public Works.
68. A cul-de-sac or turnaround at or near the end of all dead-end private roads.
69.
All public sidewalks must be within City right-of-way or in a pedestrian easement except as
specifically approved by the Director of Public Works/City Engineer/City Engineer.
70.
Special paving or concrete paving a minimum of ten feet wide shall be installed across private
streets where they intersect public streets. No special paving or concrete paving will be allowed in
public streets.
71.
All of the plans, including Improvement and Grading Plans, and subdivision maps, must be
designed to the City of Dublin's standards plans and specifications, policies and requirements using
standard City title block and format. The grading plan design must based on the approved soil
reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils
engineer or his technical representative must be present at all times during grading. All
engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to
the review and approval of the Director of Public Works, and after his approval, original mylars or
photo mylars with three sets of blue prints must be submitted to the City.
The minimum uniform street gradient shall be 1%. The structure design of the rOad shall be subject
to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1%
and a maximum gradient of 5%.
73.
No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and
approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so
that there is both horizontal and vertical slope variation where visible from public areas and the top
and bottom of slopes shall be rounded in order to create or maintain a natural appearance.
74. All residential building pad elevations must be above the 100-year flood level.
75.
In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a
minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either
provide flood-proofing, or have their finished floor elevation above the 100-year flood level.
76.
A registered civil or structural engineer shall design all retaining walls over three feet in height(or
over two feet in height with a surcharge) and a building permit shall be required for their
construction; A maintenance.and inspection program shall be implemented by the developer or
homeowners' association for the periodic inspection and maintenance of all retaining walls that
could possibly affect the public right-of-way.
77.
Minimum sight distance for public streets, including intersection sight distance, shall meet the
CALTRANS Highway Design Manual.
78.
Prior to filing for building permits, precise plans for street improvements, grading, drainage
(including size, type and location of drainage facilities both on and off-site) and erosion and
sedimentation control shall be submitted and subject to the review and approval of the DireCtor of
Public Works/City Engineer/City Engineer.
79.
The soils report for the project shall include recommendations 1) for foundations, decks, and other
miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from
top and toes of slopes. Additionally, the soils report shall include a professional opinion as to
safety of the site from the hazards of land slippage, erosion, settlement and seismic activity.
80.
The Contractor shall be responsible for acquiring permits required by other agencies. (Fish &
Game, Army Corps of Engineers, Zone 7, Etc.)
81.
The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.)
must meet and follow all of the City's requirements and policies, including the Urban Runoff
Program and Water Efficient Landscape Ordinance.
EASEMENTS:
82.
The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for improvements required outside of the subdivision. The easements and/or rights-of-entry
shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City
Engineer.
EROSION:
Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed constructiOn
grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and
sedimentation control plan, for the post-construction period, both prepared by the Project Civil
Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City
Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance
criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum
extent practicable, that no increase in sediment or pollutants from the site will occur. The post-
construction plan shall provide for long-term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. The construction grading/erosion control plan shall be
implemented in place by October 15th and shall be maintained in place until April 15th unless
otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of the
subdivision improvements by the City Council.
FINAL MAP / PARCEL MAP:
84.
Prior to filing the Final Map or Parcel Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage facilities both on-
and off-site), and erosion and sedimentation control, shall be approved by the Director of Public
Works/City Engineer/City Engineer.
85.
Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of
improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public
Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-
86.
87.
88.
89.
90.
91.
92.
FIRE:
93.
94.
95.
96.
built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and
Soils Engineer that all work was done under his supervision and in accordance with
recommendations contained in the soils report shall be submitted to the Public Works Department.
For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm
Drain Easement" shall be dedicated on the final map.
Provide an access road and turn around and maintenance easement to storm drainage detention
facilities and trash racks.
A current title report and copies of the recorded deed of all parties having any recorded title interest
in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties
and easements shall be submitted at the time of the submittal of the final subdivision maps.
Existing and proposed access and public utility easements shall be submitted for review and
approval by the Director of Public Works/City Engineer/City Engineer prior to approval of the
Final/Parcel Map. These easements shall allow for vehicular and utility service access.
A 1 O-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel
Map along all street frontages, in addition to all other easements required by the utility companies
or govermnental agencies.
All street dedications shall include working easements for slope maintenance.
The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of
the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be
established. Plats and elevation data shall be provided to the City in a form acceptable to the
Director of Public Works/City Engineer/City Engineer.
Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in
accordance with the standards in effect at the time of development. A raised blue reflectorized
traffic marker shall be epoxied to the center of the paved street opposite each hydrant.
All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto,
necessary to provide water supply for fire protection, must be installed by the developer and
conform to all requirements of the applicable provisions of the Standard Specifications of Dublin
San Ramon Services District and Dougherty Regional Fire Authority. Ail such work' will be
subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer
and Dublin San Ramon Services District.
Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of
Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority.
The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated
by their signature 'on the title sheet.
FRONTAGE iMPROVEMENTS:
¸97.
Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the
approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets ·
within the development and as required off-site including curb, gutter, sidewalk, paving, drainage,
and work on the existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
98.
The design and improvements of the Subdivision shall be in conformance with the design and
improvements indicated graphically, or as modified by the Conditions of Approval. The
improvements and design shall include street locations, grades, alignments, and widths, the design
of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of
the Tract, and shall show compliance with City standards for roadways.
GRADING:
99.
Grading shall be designed in conformance with the approved tentative map. The grading plan
shall incorporate the recommendations of the soil report. The grading plan shall conform with the
City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case
of conflict between the soil engineer's recommendations and City ordinances the City Engineer
shall determine which shall apply.
100.
Prior to final preparation of the subgrade and placement of base materials, all underground utilities
shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV,
sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street
pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All
public and private utilities shall be undergrounded.
10I.
Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading
shall be completed in compliance with the construction grading plans and recommendations of the
Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation
control plan, and shall be done under the supervision of the Project Soils Engineer and/or
Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of
Public Works/City Engineer/City Engineer that all work was done in accordance with the
recommendations contained in the soils and geologic investigation reports and the approved plans
and specifications. Inspections that will satisfy final subdivision map requirements shall be
arranged with the Director of Public Works/City Engineer/City Engineer.
102.
If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be
filed with the City of Dublin. The surety shall be equal to the mount approved by the City
Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site
to a stable and erosion resistant state if the project is terminated prematurely.
103.
Any grading, stockpiling, storing of equipment or material on adjacent properties will require
written approval of those property owners affected. Copies of the rights-of-entry shall be furnished
to the Director of Public Works/City Engineer/City Engineer prior to the start of work.
104. Street grades shall be designed and built in accordance with the General Plan, unless otherwise
approved by the Director of Public Works/City Engineer/City Engineer.
105.
The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and
debris.
106.
Where soil or geologic conditions encountered in grading operations are different from that
anticipated in the soil and geologic investigation report, or where such conditions warrant changes
to the recommendations contained in the original soil investigation, a revised soil or geologic
report shall be submitted for approved by the Director of Public Works/City Engineer/City
Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the
site from hazards of land slippage, erosion, settlement, and seismic activity.
107.
Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the
improvement/grading plans or plans which are part of improvement/grading plans. The plans
shall show the method for repair of these areas as stated in the geotechnical investigation.
108.
Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must
be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes
of travel for the Director of Public Works/City Engineer/City Engineer's approval.
109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use
in landscape areas.
110. Grading within a designated open space area shall be limited to that grading which is necessary for
construction of the roadways traversing the open space and any approved development.
111.
All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review
and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer.
A revegetation plan for replanting graded slopes and replacing the amount of wood}ands lost due
to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the
success of the revegetation. Examples of enhancements to the revegetation plan include irrigating
the young plants, placing top soil on fill slopes, using special planting techniques such as drilling
into fill slopes to allow root penetration, and planting at a density similar to the native woodlands
in the riparian corridors.
112.
Ail landslides which effect any structures or roads or other improvements shall be maintain by
Geologic Hazards. Abatement District (GHAD). The developer or homeowners' association are
responsible for financing the GHAD. The administration of the GHAD is to be determined at the
Final Map stage.
113.
A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the
bottom of slopes where open space abuts private property.
114.
The project civil engineer shall certify that the finished graded building pads are within + 0.1 feet
in elevation of those shown on approved plans.
HANDICAPPED ACCESS:
115. Handicapped ramps and parking shall be provided as specified in the American Disability Act
(ADA).
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on
Improvement Plans" and "City of Dublin Improvement P1an Review Check List."
117.
All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways,
paving, and utilities, must be constructed prior to occupancy and in accordance with approved City
Standards and/or Plans.
118. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
119.
Complete improvement plans, specifications, and calculations shall be submitted to, and be
approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies
having jurisdiction over public improvements, prior to execution of the Subdivision Improvement
Agreement. Improvement plans shall show the existing and proposed improvements along adjacent
public street(s) and property that relate to the proposed improvements.
120.
The developer shall have their engineer provide the City AutoCAD electronic copies of the
Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's
existing mapping coordinates if available.
121.
The Developer shall enter into an Improvement Agreement with the City for all. subdivision
improvements prior to issuance of improvement permit. Complete improvement plans,
specifications and calculations shall be submitted to, and approved by, the Director of Public
Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public
improvements prior to execution of the Improvement Agreement. Improvement plans shall show
'the existing and'proposed improvements along the adjacent public street and property that:relate to
the proposed,improvements.. '
122.
All required securities, in an mount equal to 100% of the approved estimates of construction costs
of improvements, and a labor and material security, equal to 50% of the construction cost, shall be
submitted to, and be approved by, the City and affected agencies having jurisdiction over public
improvements, prior to execution of the Subdivision Improvement Agreement.
MAINTENANCE OF COMMON AREA:
123.
Maintenance of common areas, including omamental landscaping, graded slopes, erosion control
plantings and drainage, erosion and sediment control improvements, shall be the responsibility of
the developer during construction stages and until final improvements are accepted by the City
Council and the securities are released (one year after improvements are accepted); Thereafter,
maintenance shall be the responsibility of a homeowners' association or individual property
owners, in accordance with the project CC&Rs.
MISCELLANEOUS:
124.
Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities
within the subdivision shall be submitted at 1" = 400' scale, and 1" -- 200' scale for City mapping
purposes.
125.
The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due
to construction activities.
126. All construction traffic and parking may be subject to specific requirements as determined by the
Director of Public Works/City Engineer/City Engineer.
127.
The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees, from any claim, action, or proceeding against the City of Dublin or its
agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin
or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is
brought within the time period provided for in Section 66499.37 of the Government Code of the
State of California. The City of Dublin shall promptly notify the developer of any claim, action, or
proceedings.
128.
In submitting subsequent plans for review and approval, each set of plans shall have attached an
annotated copy of the project's conditions of approval. The notations shall clearly indicate how all
conditions of approval will be complied with. Construction plans will not be accepted without the
annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining
the approval of all participating non-City agencies prior to the issuance of building permits.
PERMIT:
129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-
way or impacting their facilities.
130.
An encroachment permit shall be secured from the Director of Public Works/City Engineer/City
Engineer for any work done within the public right-of-way where this work is not covered under
the improvement plans.
131.
The developer and/or their representatives shall secure all necessary permits for work including,
but not limited to, grading, encroachment, Fish and Game Department, County Flood Control
District, Corps. of Engineers and State water quality permits and show proof of it to the City of
Dublin, Department of Public Works.
.132.
Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After
the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed
around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer.
NOISE:
133.
Construction and grading operations, including the maintenance and warming of equipment, shall
be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:00
a.m. and 6:00 p.m. The Director of Public Works may approve days and hours beyond the above
mentioned days and hours. The developer is responsible for the additional cost of the Public Works
inspectors' overtime.
134.
During the construction, noise control and construction traffic mitigation measures within
residential neighborhoods or on public streets must be taken to reduce noise and use of public
streets by construction traffic as directed by Public Works officials.
PARKLAND DEDICATION:
135.
Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided
prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map,
whichever occurs first, in accordance with the Subdivision Ordinance.
STREETS:
136.
The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer
shall review the project's Soils Engineer's structural pavement design. The developer shall, at his
sole expense, make tests of the soil over which the surfacing and base are to be constructed and
furnish the test reports to the Director of Public Works/City Engineer. The Developer's soils
engineer shall determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the final design of the
mad bed. In lieu of these soil tests, the mad may be designed and constructed based on an R-value
of S.
STREET LIGHTS:
137. Street light standards and luminaries shall be designed and installed per approval of the Director of
Public Works. The maximum voltage drop for street lights is 5%.
138. Properties shall be annexed to the Street Lighting Maintenance Assessment District.
STREET SIGNS:
139.
The developer shall furnish and install street name signs, bearing such names as are approved by
the Planning Director, and traffic safety signs in accordance with the standards of the City of
Dublin. Addresses shall be assigned by the City Building Official.
140. Street names shall be submitted and processed through the Planning Department and shall be
indicated on the Final Map.
141.
The Developer shall furnish and install street name signs, in accordance with the standards of the
City of Dublin, bearing such names as are approved by the City. The developer shall furnish and
install traffic safety signs in accordance with the standards of the City of Dublin.
STREET TREES:
142.
Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be
planted in accordance with a planting plan, including tree varieties and locations, approved by the
Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or
curbs shall be provided with root shields.
TRAFFIC:
143.
The City of Dublin is currently studying the adoption and implementation of a regional traffic
impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for
Public Works projects to improve traff~c circulation for accommodating new development within
the City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any
building permits, the Applicant shall pay its fair share of this regional traffic impact fee.'
144.
All new traffic signals shall be interconnected with other new signals within the development and
to the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be
installed along the project frontage to accommodate future extension of the interconnect system.
The extent of this work shall be determined by the Director of Public Works/City Engineer/City
Engineer.
145.
Multi-family and non-residential facilities shall provide bike racks. In addition commercial and
office centers shall provide car and van pool preferential parking spaces as required by the Director
of Public Works/City Engineer/City Engineer.
146..Non-residential faCilities shall provide pedestrian access from the public street to building
entrances as required by the Director of Public Works/City Engineer/City Engineer.
UTILITIES:
147.
Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in
accordance with the City policies and existing ordinances. All utilities shall be located and
provided within public utility easements and sized to meet utility Company standards. All utilities
· to and within the project shall be undergrounded.
148.
Prior to the filing of the Final Map or Parcel Map, the developer shall fumish the Director of Public
Works/City Engineer with a letter from Dublin San Rarnon Services District (DSRSD) stating that
the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot
included on the Final Map of the subdivision.
149. The Dublin San Ramon Services District shall review and approve the improvement plans as
evidenced by their representative's signature on the Title Sheet.
150. Any relocation of improvements or public facilities shall be accomplished by the developer and at
no expense to the City.
WATER:
151.
Water facilities must be connected to the DSRSD system, and must be installed at the expense of
the developer, in accordance with District standards and specifications. All material and
workmanship for water mains, and appurtenances thereto, must conform with all of the
requirements of the officially adopted Water Code of the District and will be subject to field
inspection by the District.
152.
Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to
exist, is proposed, or is located during the course of.field operations, must be properly abandoned,
backfilled, or maintained in accordance with applicable groundwater protection ordinances. For
additional information contact Flood Control, Zone 7.
153. Developer shall design, incorporate, and institute water conservation measures for the entire
project. Refer to "Water Efficient Landscape Ordinance # 18-92."
154. Developer shall design and provide infrastructure for recycled water use for landscaping in
accordance with DSRSD and to the satisfaction of the Public Work Director.
155. Developer shall design and construct the water and sewer system in accordance with the DSRSD
'requirements.
ZONING:
156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of
Approval.
_ RESOLUTION NO. 04 -26,,/'
A~ON OF THE PLA~NG COMMiSSiON
APPROVING PA 04-002 JOU~OMM, JJt~ITY CHURCH ONE-YEAR EXTENSION
OF A CONDITIONAL USE PERM~ AN ESTABLISHED CHURCH WITHIN
THE DUBLIN SQUARE SH9PPING ~R IN A 15,000 SQUARE FOOT
TENANT SPAC~ATED AT 118~ BOULEVARD
PA 04-002
8.2
PA 02-063 Bancor Properties. San Ramon Village Plaza - General Plan Amendment,
Planned Development Rezone/Stage 1 Development Plan, Stage 2 Development Plan,
Vesting Tentative Map and Site Development Review. The proposed development
consists of the redevelopment of an existing commercial center on a 4.62-acre site. The
project includes the demolition of approximately 34,000 sq. ft. of commercial buildings
and parking lot area to provide for the construction of 56 residential town home-style
condominium units, and the remodeling of the remaining 14,000 sq. ft. of existing
commercial building area to compliment the residential project.
Cm. Fasulkey opened the public hearing and asked for the staff report.
Ms. Ram presented the staff report and a PowerPoint presentation to the Planning Commission.
She explained that the project site is located within the Dublin Primary Planning Area. It
consists of a 4.62- acre irregularly-shaped property on San Ramon Road that consists of three
parcels and is currently developed with a neighborhood shopping center known as San Ramon
Village Plaza. The shopping center is generally underutilized and in need of upgrading. Current
uses include three restaurants, a liquor store, a coin-operated laundry, a nail salon, and a
furniture store. The site is located east of San Ramon Road, north of Bellina Street and south of
Alcosta Boulevard. Surrounding uses include single-family residential development to the
· south and west, a gas station adjacent at the northwest comer of the property and
commercial/retail development across Alcosta Boulevard to the north and northwest. Interstate
680 is located to the east of the project site and a Zone 7 channel to the southeast comer.
The proposed development consists of the demolition of approximately 34,000 sq. ft. of
commercial buildings and parking lot area in the southern portion of the site to provide for the
construction of 56 residential townhouSe-style condominium units, and the remodeling of the
remaining 14,377 sq. ft. of existing commercial building in the north portion of the site to
compliment the residential project. The Applicant is requesting approval of a planned
development project that would integrate the two development areas to create a pedestrian-
oriented mixed-use village. The two development areas will be connected by an internal private
road that provides direct access onto the site/rom an existing drive on Alcosta Boulevard and
an existing driveway on Bellina Street. A new driveway is proposed on San Ramon Road to
provide access to the commercial parking lot.
The design of the town_house-style condominiums includes detailed architecture and a
traditional walk-up row house appearance.
69
Ms. Ram explained traffic and circulation issues and illustrated the project with the PowerPoint
presentation.
The project will have a total of 11 buildings with 4 to 8 units in each building. The units are
placed so that the "best view" or the front of the buildings face the remodeled retail center and
parking lot, Bellina Street, the main street within the project and the adjacent neighborhood to
the south. Placement of the buildings is such that all the garages face alleys at the rear o£ the
units thereby reducing the visibility of the garage doors as much as possible. The residential
component will also include new common open space areas and a tot lot. The retail commercial
component will be remodeled in architectural style and colors that are compatible with the
architectural style and color palette of the residential development. The goal is to complete the
remodel of the retail portion of the project with as Iittle disruption to existing tenants during the
construction of the project. A master landscape plan is proposed for the entire site that will also
serve to integrate the two development areas.
Ms. Ram explained that there are conditions of approval in the packet and Condition 53
regarding porches and decks and the elimination of porches or decks shall be considered a
major amendment of this permit and shall require approval by the Planning Commission and
City Council. She explained that if the Planning Commission is comfortable with Staff taking a
look at that rather than bringing it before the Planning Commission. Staff could modify the
condition and still have the ability to push the item up to Planning Commission if Staff was not
comfortable. She suggested removing the last sentence of Condition 53 of the Site Development
Review conditions.
Ms. Ram continued her presentation and discussed public art and landscape features for the
project. The project also includes a Vesting Tentative Map as the site currently has three
parcels, which would be reconfigured. The project would be required to underground the
utilities on San Ramon Road to Alcosta and at the Shell Station. They would replace the street
trees if any were removed and extend the sound wall along 1-680. As part of the project a
mitigated negative declaration was prepared. The City's Consultant Patty Jeffrey is available to
answer any questions the Planning Commission may have. The types of issues looked at were
noise, air quality during construction, seismic issues, asbestos in the existing retail buildings,
and onsite erosion. The City is recommending that the sound wall along the residential
development be put along the rear of the project to reduce noise levels at the seating area.
There is the potential to revise the porches and balconies, and a change to the condition about
Planning Commission approval on the elevations.
Staff recommends the Planning Commission take testimony from the Applicant and the public;
question Staff, the Applicant and the public; close the public hearing and deliberate and adopt
the Resolution recommending that City Council adopt a Mitigated Negative Declaration and
Mitigation Monitoring Program; adopt the Resolution recommending that City Council approve
a General Plan Amendment; adopt the Resolution recommending that City Council approve an
Ordinance approving a Planned Development (PD) Rezone/Stage 1 / Stage 2 Development
Plan; and adopt the Resolution recommending that City Council approve the Vesting Tentative
Map 7437 and the Site Development Review.
Cm. Jennings asked for clarification on the revisions of the balconies and whether they will
require modifications.
Ms. Ram stated it is a possibility based on the noise consultant that modifications to the
balconies would be required; and it is a strong possibility that some of the balconies would
become completely enclosed by glass. At that point they are no longer considered outdoor
space and become like a greenhouse, which does not work well with the project.
Cm. Jennings asked if it was similar to a project in the east side.
Ms. Ram explained the project in the east side has glass panels that only come up to a certain
point and are not completely enclosed.
Cm. Jennings asked if the parking in the back of the retail area would be demolished.
Ms. Ram showed the parking plans and stated some of the parking would remain and showed
Cm. Jennings the parking plan from the PowerPoint presentation.
Cm. Jennings asked about delivery access.
Ms. Ram showed the delivery area and access to the site.
Cm. Jennings had concerns with parking on Bellina Street and the possible traffic hazards it
may cause.
Ms. Ram said the Public Works - Engineering has reviewed the project. The on-site guest
parking requirement is 28 spaces. There are only 2 off-site spaces located on Beliina Street. The
residential parking parks itself with 2.5 spaces per unit.
Cm. Jermings asked if there is any data on the number of vehicles owned by a family in a 4
bedroom home.
Ms. Ram stated the City did not do a study based on that.
Cm. Jennings asked if Staff is comfortable with the parking.
Ms. Ram stated yes.
Cm. Jennings asked the size of the tot lot.
Ms. Ram referred that question to the applicant.
Cm. Nassar said there is no stoplight at Bellina Street going to San Ramon Road. Would a
stoplight be required due to the increase of residents?
Ms. Ram said it is not required.
Patty Jeffrey could address the traffic issue.
71
Patty Jeffrey, Planning Consultant stated that the traffic analysis that was done did not focus on
that intersection. The study focused more on the main entrance interseCtion to the site. The
number of cars that would be generated would not require a signal.
Cm. Fasulkey asked if the applicant was available.
Michael Banducci, Bancor Properties, addressed the Planning Commission and stated they are
very excited about the project. The General Plan goal is to improve the property. They are
taking a tired shopping center and will create a vibrant mixed-use project. He showed a
PowerPoint presentation to the Planning Commission and discussed the size and features of the
project. Mr. Banducci indicated that there will be seven below market rate units in the project.
He introduced the project architect, Jim Yee.
Jim Yee, Dahlin Group continued with the PowerPoint presentation. He gave a detailed
description of the proposed project and explained the architectural features for the retail and the
residential. After much discussion on the architectural features he introduced Gary Lamen,
Landscape Architect.
Gary Lamen, Landscape Architect stated he is pleased to be here and excited about the project.
He stated that he gets a lot of his inspiration from looking at the edges of the project, what could
be preserved and how to relate with the adjacent land uses. They saw an opportunity with the
pear trees and an evergreen hedge that will do a great job of shielding the parking lot. They are
looking at enhancing that edge by the addition of new planting. He continued with the
landscap~g features, discussed the dining terrace area and the tot lot area for the project.
cm. Fasulkey asked the size of the tot lot area and if it is the right size for the project.
Mr. Lamen stated it is approximately 1,200 sq. ft. They do not know how many children will be
in the units but stated the tot lot is intended for small children.
Cm. Fasulkey asked if there was a process to arrive at this size or is it someone's best guess.
Mr. Lamen responded that they were looking to accommodate as much of the facility as
possible.
Cm. Jenrtings asked if there is a community garden.
Mr. Lamen stated that it is not a community garden in the sense of vegetables or production.
They were looking at all the outdoor pedestrian areas as gardens and there is a lot of variety. It
gives it more of a distinction for individual space. It will also be a pleasant walking area.
Cm. Machtmes stated that pedestrian usage is something the City is promoting. He asked for
Mr. Lamen to point the pedestrian/auto areas as well as pedestrian only areas.
Mr. I_amen pointed out the areas on the PowerPoint slide.
Cm. King asked for clarification on the dining terrace area.
Mr. Lamen explained that outside of Mountain Mikes there is a piece of paving adjacent to the
road, which will be enhanced with a hedge that will go around it. They will bring in trees to
provide some canopy.
Cm. Nassar asked the purpose for the iron fence around the project.
Mr. Lamen stated it is the desire to create a sense of privacy from the public. By using the
fences to give a feeling of privacy and it will also provide visual enhancement.
Cm. Nassar asked if Staff requested the fence.
Mr. Lamen responded yes. He said it helps with security and helps with children.
Cm. Nassar asked if the fence goes all the way around.
Mr. Lamen showed the areas on the PowerPoint slide that will have a fence.
Cm. Nassar asked the height of the fence.
Mr. Lamen said the height varies but it will be 6 feet in most locations.
Cm. Jermings asked if a pedestrian could get to the tot lot area.
Mr. Lamen said there is no physical barrier there.
Cm. Jennings asked if a pedestrian could get into the pedestrian area from the shopping area.
Mr. Lamen responded yes.
Cm. Jennings stated she has concerns with pedestrians able to meander through the project and
have access to the tot lot.
Cm. Fasulkey asked if there were any further questions; hearing none he called on Mr.
Banducci.
Mr. Banducci clarified the parking for the site. He stated the project will have 32 guest parking
stalls, and per the Zoning Ordinance the requirement for the project is 26. The traffic study
indicated that the increase in trips would be very minimal.
Cm. Fasulkey asked Mr. Banducci if he had a problem with adding the network wiring for the
BMR units.
Mr. Banducci stated it would not be a problem.
Cm. Machtmes had a question for the Architect. Cm. Machtmes stated he really likes the design
of the residential portion, the use of varying faqades and the different heights and setbacks to
separate the town homes. He asked what inspiration would be used for the retail portion of the
project.
Mr. Yee said it is always a fine balance to not make the project appear too busy and give its own
identity. He showed a PowerPoint slide and explained how individual retail tenants would
have their own identity. There are breaks in the faqade. Each door would have their own
storefront and they plan to break up the colors and use awnings as well.
Cm. Machtmes clarified his question about creating a separation not only with different
coloring but also through the different rooflines that give it the appearance of different
structures.
Mr. Yee said on the town.houses, in order to accommodate the existing tenants, there are
existing conditions, and they are working with existing structure. What they tried to do in this
case is establish a reasonable module that looks correct architecturally. If it was a new building
they could control where the building breaks and walls are, which would make the separation
look a little better. But since they are working with existing structures it gets tricky.
Dennis DeRosa, 8725 Deervale Road asked if there would be additional traffic due to the project.
Cm. Fasulkey stated staff would address that question.
Marjorie DeRosa, 8725 Deervale Road stated she has a concern with the possible increase of
traffic. The entrance into the center could cause accidents. There are people that don't stop at
the stoplight. With the additional residents the traffic will increase and she is concerned about
safety.
Cm. Fasulkey asked if there were any further questions from the public.
Cm. Fasulkey stated that Staff would address the concerns raised after the public has finished
speaking.
Ron Mahood, 8750 Galindo Drive stated he lives directly in back of the development. On the
map there are two buildings that would be three stories high. He is concerned with privacy to
the existing homes directly behind those two buildings.
Cm. Fasulkey asked if there were any further questions or comments from the public; hearing
none he asked for Mr. Lamen to address the privacy issue.
Mr. Lamen stated that they are proposing to redo the fence with hedges, evergreen vines and in
addition to that there will be landscape setback that will be filled with tall growing trees that
will provide a buffer for that location. .
Cm. Fasulkey asked the type of trees.
Mr. Lamen stated river-birch trees, which are relatively fast growing.
Cm. King asked if the trees are evergreen.
Mr. Lamen stated they' are deciduas. There will be a combination of evergreen shrubs, small
scale evergreen trees but the buffer will come from the river-birch trees.
Cm. Fasulkey asked if the Applicant would like to address the traffic and circulation.
Cm. Jermings asked the Applicant to clarify the traffic and circulation.
Mr. Banducci showed the circulation on the PowerPoint presentation to address Cm. Jermings
question.
Cm. Fasulkey asked if there would be additional entrances and exits to the site than what is
there currently.
Mr. Banducci said they reduced the number of entrances on Bellina Street, and increased the
number on San Ramon Road.
Cm. Fasulkey asked if there were any further questions or comments; hearing none he closed
the public hearing.
Cm. Nassar wanted to address the exit onto San Ramon Road from Bellina Street and stated he
would like Staff to monitor that area for safety.
Ms. Ram stated the City has a Safety Committee that monitors areas where there are traffic
incidents to maintain safety levels.
Cm. Jennings stated she is concerned with pedestrians having access to the site and the safety of
the children in the tot lot.
Ms. Ram said originally the tot lot was located in a different location. Mr. Banducci wanted it to
be a successful community and worked with Staff to locate the tot lot in the best location
possible. The tot lot is not visible from the commercial area or San Ramon Road.
Cm. Jermings asked could someone drive through the area to get to the tot lot.
Ms. Ram showed Cm. Jennings the circulation on the site plan. She stated someone would have
to know what to look for. It will be nicely buffered by landscaping.
Cm. Jennings thanked Staff and the Applicant and stated she is very pleased with the project
and the location.
Cm. King stated for the record there is a 3-foot fence around the tot lot.
Cm. Machtmes stated it is a fantastic use of the space as far as getting a lot of use out of the site.
He stated that he would like to see future mixed-use projects with the same design elements
and features.
On motion by Cm. Nassar, seconded by Cm. Machtmes, by a vote of 5-0 the Planning
Commission approved
RESOLUTION NO. 04 - 27
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING PROGRAM FOR THE BANCOR
PROPERTIES SAN RAMON VILLAGE PLAZA PROJECT
PA 02-063
RESOLUTION NO. 04 - 28
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL APPROVE AMENDMENTS TO THE
GENERAL PLAN FOR THE PROJECT KNOWN AS BANCOR PROPERTIES SAN RAMON
VILLAGE PLAZA
PA 02-063
RESOLUTION NO. 04-29
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE
REZONING THE BANCOR PROPERTIES SAN RAMON VILLAGE PLAZA MIXED-USE
DEVELOPMENT PROJECT TO PD-PLANNED DEVELOPMENT AND ADOPTING
RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLANS
PA 02-063
RESOLUTION NO. 04-30
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING APPROVAL BY CITY COUNCIL OF THE VESTING TENTATIVE
MAP AND SITE DEVELOPMENT REVIEW
FOR SAN RAMON VILLAGE PLAZA DEVELOPMENT PROJECT
PA 02-063 (Tract No. 7437)
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: May 11, 2004
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING: PA 02-063 Bancor Properties. San Ramon
Village Plaza- General Plan Amendment, Planned Development Rezone
Stage 1 and Stage 2 Development Plan, Vesting Tentative Map and Site
Development Review.
Prepared by Deborah Ungo-McCormick, Contract Plannerq6~'
1. Amended Resolution recommending City Council adopt a Mitigated
Negative Declaration (Exhibit A which includes Initial Study )
including Responses to Comments (Exhibit A-1) and Mitigation
Monitoring Program (Exhibit A-2).
2. Amended Resolution recommending City Council adopt the
Resolution approving the General Plan Amendment to allow Mixed
Use in the Primary Planning Area and to change the land use
designation for the subject site to Mixed Use.
3. Amended Resolution recommending City Council adopt the
Ordinance (Exhibit A) approving the Planned Development Rezone
with related Stage 1 and Stage 2 Development Plan and project plans
(Exhibit A- 1).
4. Amended Resolution recommending City Council adopt the
Resolution approving Tentative Vesting Map 7437 and Site
Development Permit for the entire site (with Public Work Standard
Conditions attached as Exhibit A)
5. Staff Report, Planning Commission of April 13, 2004
RECOMMENDATION:
2.
3.
4.
5.
6.
Hear Staffpresentation.
Open Public Hearing
Take testimony from the Applicant and the public.
Question Staff, Applicant and the public.
Close the public hearing and deliberate.
Adopt the amended Resolution (Attachment 1) recommending City
Council adopt a Mitigated Negative Declaration and Mitigation
Monitoring Program, and rescind previously approved Resolution
No. 04-27
Adopt the amended Resolution (Attachment 2) recommending City
Council approve General Plan Amendments and rescind previously
approved Resolution No. 04-28
Adopt the amended Resolution (Attachment 3) recommending City
Council approve an Ordinance (Exhibit A) approving a Planned
COPIES TO: Applicant
Property Owners
PA file
G APA#~2002\02-063 Bancor AIcosta Site~PCXPC 5-11-04~PCSR 5-11-04.doc
ITEM NO.
ATTA- HMENT
Development Rezone Stage 1 and 2 Development Plan and rescind
previously approved Resolution No. 04-29
Adopt the amended Resolution (Attachment 4) recommending City
Council approve Vesting Tentative Map and Site Development
Review and rescind previously approved Resolution No. 04-30
PROJECT DESCRIPTION:
Staff is currently processing two applications that include requests to amend the land use map from
Retail/Office to a Mixed Use designation. One of those applications is the Bancor Properties San Ramon
Village Plaza Project (PA#02-063) that the Planning Commission considered at its April 13, 2004 public
hearing and recommended for approval to the City Council. A second project, also proposed by Bancor
Properties, will be forwarded to the Planning Commission this summer and proposes a mixed use development
at the former Pac N Save Site.
A Mixed Use land use category currently exists on the land use map, but it is only permitted in the Downtown
Core Specific Plan and West Dublin BART Specific Plan. Mixed Uses are also specifically encouraged in the
Neighborhood Commercial and General Commercial Areas in the Eastern Dublin Specific Plan. However, there
is presently no Mixed Use classification in the Primary Planning Area. Rather, there is a "Combination
Classification" that allows both Medium High Density and Retail Office on one site. Staff has found this
combination classification difficult to apply in practice and believes that it is appropriate at this time to include
a Mixed Use land use classification in the General Plan. Mixed use projects typically include a mix of uses that
can occur both horizontally and vertically on a site. Therefore, it is recommended that a Mixed Use category be
added to the Pi:imary Planning Area to allow mixed use development which can be accommodated on a site
both horizontally as well as vertically..
The Mixed Use classifications in the Downtown Core and West Dublin BART Specific Plans establish
minimum and maximum Floor Area Ratio (FAR) and employee population.densities. In the context of mixed
use projects, this mechanism, as opposed to units per acre, is used to both encourage and control intensity of
development. The existing Mixed Use Categories in the Downtown Core and Western BART Specific Plan
Areas have a minimum FAR of .50 and maximum of 1.0. Because of their location, development is encouraged
at high intensity to create more urban type developments. In the case of the Primary Planning Area, however,
there will be sites where the adjacent uses are more suburban or at lower density and there is a need for
transition in land use. In those areas development may be more appropriate a lower FAR. Therefore, it is
recommended that a lower minimum FAR be applied to mixed uses in the Primary Planning Area. Additionally,
in cases such as the San Ramon Village Plaza Site, the full conversion will likely take place over time due to
long term leases of some of the existing tenants in the existing shopping center. In such cases, the FAR may not
meet the minimum threshold, but the site is in transition to a mixed use. It is recommended that additional
language be added to provide for such "phased" conversions to mixed use.
The following text is recommended for the new Mixed Use category in General Plan Chapter 1.8.1 Land Use
Classification. This text would follow the Public/Semi-Public/Open Space Category:
"Mixed Use
Mixed Use (FAR .30 to 1.00) employee density 200 -400 square feet per employee)
Encourages the combination of medium to medium high density residential housing and at least one non-
residential use, such as office or retail, included in this classification. Office or retail uses recommended are
shopping center, stores, restaurants, business and professional offices, and entertainment facilities. An FAR
of less than .30 is acceptable where existing tenancy conditions of site do not permit immediate conversion
of the entire site but it is determined that the site in process of becoming a mixed use site.
Given the timing of the two current applications for conversion to mixed use, staff feels that it is appropriate
and timely to incorporate this new Mix Use category with the next available General Plan Amendment cycle.
This will allow the new land use category to be applied to these applications, and provide for other future sites
in the Primary Planning Area that might be consider for mixed use conversion. Therefore, the San Ramon
Village Project is also being re-referred to the Planning Commission at this time to approve textual changes
required to comply with the recommended new Mixed Use category. The proposed language will not result in
any physical changes to the San Ramon Village Project that was reviewed by the Planning Commission on
April 13, 2004. However, because of the proposed text amendment to add a new Mixed Use category, some
conforming revisions to the previously approved resolutions for this project are required. The revised
resolutions with the revisions highlighted are attached to this report.
At the Planning Commission of April 11 th, at the request of one the Planning Commissioners, the Applicant
agreed to wire all the Below Market Rate units for cable and intemet access the same as the market rate units. A
new Condition #64 has been added to conditions of approval of the Site Development Review, accordingly. In
addition, as agreed upon by the Planning Commission, Condition #53 has been amended whereby the
elimination of porches or decks would be considered a minor amendment of the permit and shall require
approval by the Community Development Director, not the Planning Commission or City Council as originally
stated.
ENVIRONMENTAL REVIEW:
Adoption of the Mixed Use land use classification is exempt from CEQA under the general exemption,
Guidelines section 15061(b)(3). Application of the Mixed Use classification to the Project was assessed in the
Mitigated Negative Declaration. The Project as described in the Mitigated Negative Declaration consists of a
mixed-use development, with retail office and medium high density residential uses. These uses are consistent
with the proposed General Plan text amendment and no changes are proposed to the project as analyzed in the
Mitigated Negative Declaration and Initial Study presented to the Planning Commission on April 13, 2004
CONCLUSION:
No changes in project are being proposed for the San Ramon Village Site Project, other than textual changes to
conform to the proposed new Mixed Use category in the General Plan. The Planning Commission is asked to
approve the amended resolutions for the San Ramon Village Project and recommended General Plan
Amendment change to add a new Mixed Use category in the Primary Planning Area of the General Plan.
RECOMMENDATION:
It is recommended that the Planning Commission: 1) Hear Staff presentation; 2) Open Public Hearing; 3) Take
testimony from the Applicant and the public; 4) Question Staff, Applicant and the public; 5) Close the public
heating and deliberate; 6) Adopt the Amended Resolution (Attachment 1) recommending that City Council
adopt a Mitigated Negative Declaration and Mitigation Monitoring Program; 7) Adopt the Amended Resolution
(Attachment 2) recommending that City Council approve a General Plan Amendment to allow Mixed Use in the
Primary Planning Area; 8) Adopt the Amended Resolution (Attachment 3) recommending that City Council
approve an Ordinance (Exhibit A) approving a Planned Development (PD) Rezone/Stage 1 / Stage 2
Development Plan (with project plans attached as Exhibits A-l); and, 9) Adopt the Amended Resolution
(Attachment 4) recommending that City Council approve the Vesting Tentative Map 7437 and the Site
Development Review.
GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNERS:
LOCATION:
EXISTING ZONING:
GENERAL PLAN DESIGNATIONS:
PROPOSED ZONING;
PROPOSED GENERAL PLAN
DESIGNATION:
ENVIRONMENTAL REViEW:
Bancor Properties.
1459 First Street
Livennore, CA 94550
Contact: Michael Banducci
· Morey Greenstein, Trustee and Manager
Oliver Properties
39159 Paseo Padre, Suite 315
Fremont, CA 94536
San Ramon Village Plaza - east on San Ramon Road., between
Alcosta Boulevard and Bellina Street
CN (Neighborhood Commercial
Retail Office
PD (Planned District)
Mixed Use: (retail office/medium density residential
The potential environmental impacts of this project were addressed
by the Mitigated Negative Declaration and Monitoring Program for
PA02-063 (see discussion above).
SAN RAMON VILLAGE PLAZA
DUBLIN, CALIFORNIA
.
A MIXED-USE DEVELOPMENT
COMMERCIAL AONFD RESIDENTIAL
MAY 18, 2004
DEVELOPER: BANCOR PROPERTIES LLC
CONSULTANT TEAM: CARLSON, BARBEE, & GIBSON
TD AHEH~iUCGZRA~Du~ PARTNERSHIP
ATTACHMENT
TABLE OF CONTENTS
II.
III.
IV.
v.
vi.
vii.
TABLE OF CONTENTS
INTRODUCTION
SUMMARY
RENDERINGS
PROJECT PLANS
SITE PHOTOGRAPHS OF EXISTING PROPERTY
APPLICATION MATERIALS
II. iNTRODUCTION
"THE REDEVELOPMENT OF A GATEWAY"
The proposed project at San Ramon Village Plaza exemplifies the City of Dublin's goal
of creating vibrant urban style villages throughout the city. By utilizing the mixed-use
designation described in the General Plan, Bancor Properties is in the process of
revitalizing an underutilized gateway property into an attractive urban village which
includes retail and residential components.
The project not only assists in meeting the City's immediate need of providing an
inherently more affordable housing product, but it will also play a significant role in
reshaping the community's first impression of Dublin along the 1-680 corridor.
Bancor Properties is assembling two separately owned parcels in order to create this 4.68-
acre project. The properties are bounded by San Ramon Road, Alcosta Boulevard, 1-680,
and Bellina Street. Currently, the entire property consists of an aging strip center and
former grocery store totaling 48,400 square feet of building floor area and an asphalt
parking lot containing approximately 255 parking spaces. Over 95% of the existing
center is covered with impermeable surfaces, i.e. roofs, concrete walks and asphalt.
Bancor Properties intends to revitalize this northern gateway into Dublin by creating a
vibrant, high quality, urban style neighborhood. The proposed neighborhood includes
approximately 14,500 SF of renovated commercial space on the 1.68 acre "Parcel A" and
56 townhouse units on the 2.94-acre "Parcels B and C".
The proposed project will feature attractive architecture, well-landscaped project entries
and common areas, and a formal main street through the middle of the project connecting
Bellina Street to Alcosta Boulevard. The main street includes two rows of "walk up"
style townhouse units and the vibrantly remodeled retail center.
Land Plan
The site layout was designed to promote a pedestrian friendly atmosphere by providing
convenient pedestrian access to the public and private streets either directly from the unit
or through internal pedestrian paths.
With an emphasis of this project on the pedestrian, the only through vehicular traffic was
concentrated on the main street (Bellina Commons). The main entrance for the residents
is off Bellina Street and provides access to all the units. Internally, the residential traffic
is reuted through private driveways and auto courts leading to their two car garages. The
two car garages have direct access to each unit.
Another main design objective of the plan was to minimize the amount of garage doors
visible from both the public streets and by visitors entering the project. A majority of the
garages face another set of garages on an adjacent building and each building acts as a
screen for the neighboring buildings garages. Parking is not allowed on any of the
private streets except where provided in the perpendicular parking spaces. Most of the
parking is provided on Bellina Commons.
Bancor also believes in minimizing boundary walls wherever possible in order to create
an open feeling between the neighborhood and the public realm. Therefore, soundwalls
adjacent to the public streets were purposely omitted from the plans and decorative open
wrought iron fences will be installed wherever necessary.
Retail
Our goal is to create a vibrant and sustainable village that provides convenient services
within walking distance of the residents. Having convenient services within walking
distance will ultimately reduce the amount of vehicular trips generated by the new
neighborhood and the adjacent neighborhoods as well. Currently, there are several
successful businesses located at the site. We hope to retain many of the existing tenants
and assist them in becoming more profitable by creating more of an upscale appearance.
We are improving the overall appearance of the site by adding new landscaping, street
furniture, and project entry signage on San Ramon Road and Alcosta Boulevard. We are
also adding up lighting on the existing trees along San Ramon Road, which will create a
sophisticated and vibrant feel to the center's frontage. With these improvements, we also
hope to attract new tenants who would add to the success, stability and viability of the
center.
The anticipated mix of tenants within the 14,500 SF of commercial area will include
approximately 7,200 SF of full service and convenience eating establishments, and 7,300
SF of neighborhood retail type uses. The retail portion of the project includes 93 parking
stalls, which equates to approximately 6.5 spaces per 1,000 square feet.
Townhouses
The proposed neighborhood includes approximately 56 "Georgetown style" walk-up
townhouses located within eleven (11)-four (4), five (5), and eight (8) unit buildings.
The residential area is approximately 2.94-acres and the density is approximately 19 units
per acre. The unit types will include 1,186 and 1,596-square foot three-bedroom units
and 1,241 and 1,642-square foot four-bedroom units.
The units are within three story split-level buildings, and each unit includes a two-car
garage accessed from driveways in the rear of the buildings. Each unit includes a front
porch and a rear deck.
Because several units are located directly adjacent to busy public streets and the retail
center, we felt it was important that the units were elevated in order to help obtain a sense
of privacy and to alleviate some of the acoustical impacts. Thus, the "walk-up" style
house, with the first level of living and front porch being elevated a half flight of stairs
above grade, was an ideal match for our surrounds.
The project includes 32 guest parking spaces on the private streets and designated
parking areas. There are also approximately nine parking spaces along Bellina Street that
currently do not serve the existing neighborhood, which are available for additional guest
parking if necessary. The parking ratio will be approximately 2.6 spaces per unit.
Architecture
The San Ramon Village Plaza has a very distinct architectural design and could be
described as contemporary with traditional elements. It was important that the buildings
were designed to compliment the projects more suburban location while creating a more
urban type setting.
The residential and commercial exterior colors are earth tones with darker and more vivid
accent colors. The colors compliment each other and provide a common theme between
the two elements. Both the commercial and residential components utilize awnings,
wrought iron railing, and metal canopies.
The commercial buildings will be remodeled on all four sides. The front elevations
include new parapets and second story elements which animate the retail "skyline". The
rear elevations have been vastly improved with trellises, new signage, and variable wall
heights. The addition of the rear parapets will hide the unsightly mechanical systems that
are currently visible from Alcosta Boulevard.
The orientation of the residential units puts the living areas and the "eyes" on the streets.
As allowed by the acoustical studies, each unit will have an elevated front porch and rear
deck. The front and rear elevations of each unit within the building will be distinctive
from its neighbor by utilizing different base and accent colors and materials.
Lan~c~e
Similar to the architectural design and the land plan, the landscape design concentrated
on buffering the residents from some of the surrounding environs and promoting
pedestrian circulation. The project includes several distinguishing features.
At the comer of San Ramon Road and Bellina Street, a comer plaza was created to
accommodate public art. Along the north side of Bellina Street, there will be a new row
of street trees in tree grates to beautify the entry into San Ramon Village Plaza as well as
the existing neighborhood to the south. The main project entries at Bellina Commons
include entry pilasters with accent paving delineating the retail from the residential area
and pedestrian crossing areas.
The landscaping includes a combination of evergreens and deciduous trees and flower
and fall color in order to create an intentional seasonal variety and softening throughout
the development. Garden areas have been incorporated to emphasize a sense of
individual ownership for the homeowners, but to also create a common neighborhood
feel.
The common areas include lawns, a tot lot, sitting gardens, and architectural mail box
kiosks. In order to create a more immediate impact, approximately 200- 24" and 36" box
trees have been included in the plans. The residential area will be landscaped by the
developer and maintained by the village's homeowner's association. The irrigation
system will be water conserving and drought tolerate plants will be used were possible.
Affordability
Of the proposed residential units, seven units or twelve and one-half percent (12.5%) of
the total units will be sold at below market rates, as required in the City's Ordinance.
The remainder of the units will be sold at market rate. The proposed townhouse units,
even at market rates, are relatively more affordable than most of the new housing product
being constructed in the Tfi-Valley.
The affordable units are being constructed on site and will be distributed throughout the
project. Because the units will be included within four and eight-unit buildings, the
exterior of the units will not be distinguishable from market rate.
Environment
The site is surrounded by public streets or facilities with retail to the north and northwest,
residential to the west and south, and a freeway to the east. The most obvious
environmental concern is the noise generated from the freeway and San Ramon Road,
and the interface between the retail and the residential. Orientation of the units is utilized
to help minimize these impacts, but we anticipate that the sound wall along the freeway
will have to be extended to the north to mitigate the noise impacts.
A new driveway approach is being proposed on San Ramon Road near the Shell station
to accommodate the retail portion of the project as well as Shell's desire to upgrade their
facility in the future. Currently, the abutter's rights have been relinquished along the San
Ramon Road frontage, and we are requesting the City remove the restriction to allow for
the new entrance.
The homeowner's association will maintain all residential building exteriors, internal
streets and driveways, some utilities, and the landscaping. Project CC&R's will be
implemented to control such issues as pedestrian and vehicular access, landscape and
hardscape maintenance and utility service between the residential and commercial
interfaces.
Approvals
The project requires a General Plan Amendment, PD Zoning, Planned Development
Stages I & II, Site Design Review, Tentative Tract Map, and Final Tract Map. Bancor
will coordinate with City staff to obtain the appropriate approvals required to develop this
unique mixed-use project.
Conclusion
This mixed residential/commercial neighborhood village will create a project with
character, ambience, and most importantly, long term viability to a main gateway into the
City of Dublin.
III. SUMMARY
Mixed-Use Project
Retail Component
Remodel of approximately 14,500 SF of existing commercial space
Remodel Includes:
New facade on all four sides
New driveway entry from San Ramon Road
New entry monuments and roadside signage
New building signage
Resurfaced parking lot
New irrigated landscaping
New lighting
New common trash enclosure
Commercial Parking: 93 stalls (6.5 spaces/1000 SF)
Residential Component
Construction of 56 "Walk-up" style townhouse units
30- Three bedroom Units ranging from 1186-1596 SF
26- Four bedroom Units ranging in size from 1241-1642 SF
Landscape Features:
· Two Sitting Gardens
Public Art Plaza
Tot Lot
Patterned Decorative Paving
Entry Monuments
Wrought Iron Fencing
Below Market Rate Units:
Four moderatedncome priced units
One low-income priced unit
· Two very-low income priced unit
Residential Parking: 112 Garage Spaces and 32 guest spaces (2.6 parking spaces per unit)
IV. RENDERINGS
ho
SITE PLAN
ARCHITECTURE
i. PERSPECTIVE
ii. FRONT ELEVATION
iii. REAR ELEVATION
LANDSCAPE IMAGES & DETAILS
AERIAL PHOTOGRAPH
VICINITY MAP
;I
~<
:J
1]
I I I II I I IIIIII I I
7 t' '.:
VICINITY MAP
NOT TO SCALE
DA~ JANU~Y, 2003
carlSon,'" Barbie' & G[bs°n,:i~c:
O~L EN~NEERS SUR~RS P~N~S
2603 CAMINO RAM~, SUI~ 100 SAN RAM~, C~FORNIA 9~58~
57,,[: r,~2 .~y-o~ ~x: <o~)~-~ ,,
II
V. PROJECT PLANS
;
VI. SITE PHOTOGRAPHS OF EXISTING PROPERTY
mo
B.
C.
D.
E.
F.
G.
II.
I.
J.
K.
L.
M.
N.
O.
P.
Q.
R.
FRONT ELEVATION (1)
FRONT ELEVATION (2)
ELEVATION AT FUTURE MAIN STREET
BELLINA STREET (1)
BELLINA STREET (2)
FRONT PARKING LOT
SOUTHERN EDGE OF PROPERTY
FLOOD CONTROL CHANNEL (1)
FLOOD CONTROL CHANNEL (2)
SAN RAMON ROAD FRONTAGE (1)
SAN RAMON ROAD FRONTAGE (2)
VIEW FROM SAN RAMON ROAD
SOUTH ELEVATION
EAST ELEVATION
SECTION ALONG FREEWAY
VIEW OF FREEWAY (1)
VIEW OF FREEWAY (2)
CORNER SERVICE STATION
SAN~~]~ Il !{RAMON VILLAGE~.:..~~ ~PLAZA~
Portion of Building t
SAN RAMON VILLAGE PLAZA
,, ~-~.. , ~ .
Pomon of Building to be Demohshed (Front Elevation)
SAN RAMON VILLA E PA
i
Future Main Street (Location of Existing Sanitary Sewer and Water Main)
SAN RAMON VILLAGE PLAZA
Southern End of Project at Bellina Street
SAN RAMON VILLAGE PLAZA
/I
Neighbors to the South
SAN RAMON VILLAGE PLAZA
Western End of ' '
SAN RAMON VILLAGE PLAZA
So Edge of Project adjacent Bellina Street
SAN RAMON VILLAGE PLAZA
,
Hood ConSol C~ to ~e Sou~
SAN RAMON VILLAGE PLAZA
Project Frontage Along San Ramon Road
SAN RAMON VILLAGE PLAZA
Project Frontage Along San Ramon Road
SAN RAMON VILLAGE PLAZA
V~ew fro
SAN RAMON VILLAGE PLAZA
Portion of Building to be Demolished (South Elevation)
SAN RAMON VILLAGE PLAZA
Re f Existing Buildings
SAN RAMON VILLAGE PLAZA
Rear of Extsting Bmldmgs
SAN RAMON VILLAGE PLAZA
SAN RAMON VILLAGE PLAZA
View of 1-680
SAN RAMON VILLAGE PLAZA
Shell Gas Station at Intersection of Alcosta Blvd. and San Ramon Road
VII. APPLICATION MATERIALS
DL
TYPE OF APPLICATION:
CITY OF DUBLIN PLANNING APPLICATION FORIVI
[NOT~.: Please discuss your proposal with Planning St~f~pnor to ¢ mplet/ng th/s form.
Ail items on this form related tn your specific type of application must be completed.
Some of the items lis~d mi~t. not apply to your specific application, Please print or type
__ Preappiication Review [Any type]
Conaltional Use Permit [CUP]
_x__ Sim Development Review [SDK]
Variance [VAR]
_x__ Tentative Subdivision Map [T MAP]
GENERAL DATA
A. Ad~ess~ocafion 0fPropenT: 8909 San Ramon Rd,
Sign/Site Deveiopm~nt Review [SIGN/SDK]
Master Sign Program ~SP/SDK]
Planned Development Rezone [PD REZ]
Rezone [KELrI
General/Specific Pian Amendment [GPA]'
891 3-8925 San Ramon Rd
B. Assessor Parcel Number(s): 941-01 64-001-04, 941-01 64-003-03 (perfOrm)
C. SiteArea: 3.15 Ac. D. Zoninm C-N B. General Plan Designation:.
F. Exist/ng/Proposed Use of Pro, ertl,.: Und=rutilized re.t-ailcenter/re.szdentzaz ~;owrmous~e . ..
project as well as re~eling and revitalizing approximately 14,500 SF o~ r.e. tail
G. Ex~ting Uses ofSu~ounding Propen~es: Commercial (North) ~ Residential. R-1-B-E (South and
West) Interstate 680 On-ramp (East)
AUTHORIZATION OF PROPERTY OV~NER Ab[D APPLICANT
PROPERTY OFWVER: In signing this application, I, as Property Owner, certify ;hat I have f~ll leKal capacity to, and
hereby do, authorize the filing o/thi; application. I understand that =onditions of approval ar~ binding. I a~r~e to be
bound by those condiaons, subject only to th~ right to object at the hearings or d~ring the app~al period. [further
certify that the information and e~cMbit~ submitted are true and correct.
(TVote: All Property Owners mus~ stgn tf property is jointly owned)
Name: . ,. ~.Capacity:Prooerty Owner/A~ent
Company: phone: ( )
Address: Fax #: ( )
Sign~ure: Date:
APPLICA3VT (O~i-IER THAN PR OPERTY OYFIVER) : In signing this applia ation, I, as Applicant, certify that I have
obtained written au~orizatton from the proper~y owner and have attached separate do¢~tmentation ~howing my fall
legal capacity to file this application. I agree to be bound by the. conditions 6f approval, subject only to the right to
object at the hea. ring~ or during the appeal period, f farth¢'r certify that th~ information and emhibit~ ~bmirt~d are rr~e
and correct.
Name: Michael Banducci
Company: Bancor Properties LLC
Addressi 1459 First Street
Livermore, CA 94550
T~e: President
Phone: ( ) 925:~55-1Q72
F~x#: ( ) 925-455-1436
Sent By: BPeensteln~ Rogoft~ 01sen & Co.; 510 797 1791; Feb-5-03 15:09; Page 2/2
MORFY (~REF_N~TEIN. CPA
BARRY A. ROGOFF. CPA
ALAN L OLSEN. CPA
GREENSTEI.N, ROGOFF, OLSEN & CO,, LLP
CERTIFIED PUBLIC ACCOUNTANT~
i:cbrum? 5,, 2003
Ms. Jori Ra,n, Plmming Manager
City of Dublin
10O Civic Plaza
Dublin, CA 94568
81t09 San Ra~nun Road, 5an Ramon Vii/aRe Plaza
A.~.~'essor's Parcel Number 941-0164-001-04
Authorigation to Process Appro~aL~
Dear Ms. Ram:
The subject property is owned by several e,uitie,,; Thc Gordon Oliver Charitable Trust.
The Alden Oliver Charitable Trust, Oliver Properties LLC, Merlyn M. Oliver, Ernilie A.
(.)liver M¢Clure, Adolph A. Oliver Ell m~d Alexandm Proietti (ecfllcctivety "Owncr~").
[[~mcor Properties has entered into an agreement with the Owners to purchase thc
property, and the agreement allows t~r Baneor Properties to process the necessary
approvals to flcvclop the site.into a residential subdivision.
1, Morcy Grcen.'rtein, am the Trustee for The Gordon (.'}liver Charitable 'rrtust and Thc
Alden (.)liver Charitable Trust, and Manager of Oliver Properties LLC. I have also
coordi~mted the sale of thc property Ibr the remaining owners. Please accept this letter tls
authorizing and empowering Bancor Properties to act as ma agent on l~half of the Owners
on all matters relating to submitting and processing applications necessary m develop thc
properW. Ibc anticipated City and agency applications include, but are not limited to,
General Plan Amcndmem, Pl~ncd Development Zoning District, Stage I and Stage 2
Development Plans, Tentative Map, Final Mai>, and Site-Plan Approval.
Please l'orv,-ard all Public Ilearing Notices to 39159 Pasco Padre Parkway, Suite 315,
Fremont. CA 94538, and I will distribute to the dt'<umems to the ()whets. Il'you ltave
uny questions, I can be reached at (510) 797-g661.
Date Filed:
'CITY OF DUBLIN
100 Civic Plaza. Dublin, Caiiforma 94568
nNqTIAL STUDY
~NVIRONN~NTAL ~ORN~TION FORM - PART
(To be completed by Applicant pursuant to the City of Dublin
Environmental Guidelines Section
Website: httD://www.ci.duDlin.ca.us
GENERAL INFOPdV[kTION: .
Name and address of developer or project sponsor:
Michael Banducci, Bancor Properties LLC
1459 First Street, Livermore, CA 94550
Address of Project: 890~ L~ ~ ~ 8925 gan
Name, addr~s and telephone number of person to be con~cted concem~g th~ project:
~e! ~ducci, ~cor ~~ies ~ . ' ....
1459 First S~t, ~v~re, ~ 94550 "
925-455-1072
4. List and describe any other related permits and other public ap'provais required for this proj
those required by. city, regional, state a. nd federal agencies: General Plan Amendment, Planned
Develo~ent Zoning District~ Tentative Tract ~ap~. Final
S." ' ' Ex~mgzoning district: C-N Re~t~ 1/Office .
Description of Project: (Incl"de site area, hses, ske and number of buildingS; parking, numb
dwelling units, scheduling, and any other information necessary or helpful to understand project. This attach,
description must be ¢ompl. e.~c and accurate. Exhibits or photographs should be identified and a, ttached.)
?. Are the following items applicable to the proie~t or its effects? Discus~ below all item~ eh,ch
additional sheets as necessary).
X A. Change in existing features of ahy bays, tidelands, beaches, lakes or hills, or
substantial alteration of ground contours.
~ .B, Change in scenic views or vistas from existing residential areas or public lan/
roads.
~ C. Change in pattern sCale or cha'racter.of general area project.
X D. $ignifl~nt amounts of soltd waste of litter.
Area Code (925) · Ci~ Manager 83a-6650; City Cour~tl 8.3~-68~0 .· Perform.! 8a3-660~ · E¢onoml~ Oe.,~lopmeni 833-6650
Plarmer
CITY OF DUBLIN
APPLICATION SUBMITTAL REQUIREMENTS
FOR
GENERAL PLAN AMENDMENT
(GPA)
Date
On a case by case basis, a City Planner will place a checkmark (~/) next to the information required to be submitted. The City Planner
may determine that specific information is not needed to process a particular application. If the City Planner decides to waive certain
information, the City Planner will initial the waived information and keep a copy of the form for City records,
It is City policy not accept incomplete applications unless a Planner has specified identifying those items waiv,ed by writing N/A and
their initials next to them. Please note incomplete applications received by marl or hand delivered by courier may be returned to the
applicants. Incomplete or inaccurate information may result in processing delays or denial of the project.
Checking off the Quick Check box does not necessarily mean that all the required application items have been submitted. Staff will
do a thorough review, of the submittal for completeness and environmental determination, often involving an on-site visit. Staff will
send a notice to you within 30 days listing the items necessary to complete the application.
To comply with State law, the following represents a comprehensive list of information which must be submitted prior to accepumce
of the application for a General Plan Amendment:
GENERAL INFORMATION
Project Street Address/Location: 8909, 891. 3-_8925
Project Name: San Ramon Village Plaza
Project Description: Redevelop the site into a
General Plan Land Use Designation: Retail/Offic.~
Zoning District: C-N APN:
Applicant Name: Bancor Properties LLC
San Ramon Road
high quality "for sale" townhouse project
Specific Plan Land Use Designation: r~/.a% o~ ,, ,
941-01 64-001-04 & 941-01 64-003-03 ~(,Rortion)
Phone: 925-455-1072
SUBM/TTAL QUICK
REQUIRED CHECK '" TYPE OF SUBMITTAL REQUIRED
Comnletgd Aooli~'ii..o_.n Form including the address and signatures 0fthe Applicant(s) and
v/ Property Owner(s).
.......... Completed Enyi. ronmental .In. fprmation Foriti-incl[lding signature~ ~'~-Appiic. ant(s) and Property
v/ owner(s). . ..........
(Cazh or =h~¢k payaMe to City of Dubltn ) Fee Deposit
$ N/A ~
Environm ,an.,.tal Filinff Feez/Deoosits
__ County Administrative F.¢.e._s. ($25.00) $ $ N/A
(check payabl, to Alameda County Cleri0
~ ~/ Initial Study Fee ($25.00) $ $ N..~/A
(payable to City of ZYublln)
Environnl_¢ntal Impact Reoort Deposit $ N/A
y (payable to Ctty of Dublin
, Speei.al Studies Del~osit (traffic, noise, etc.) $ N/A ~ $ ,
(payable to City of Dublin TOTAL TOTAL
FEE DEPOSIT
$ $
~ Kevi~ed 2/4/99
REQUIRED CI-IECK TYPE OF SLrffiMITTAL REQUIRED
~ ' ~' Comp. l~ Proe,~s~ Fe~ A~reemen~ FOrm
" '- ~ri~t~h' ~tateme~ (1 copy)'Desc~ba ~ 'derail ~e follOWing:
~ ~ ~e proposed chmge to General Plm desi~afion (if map ch~ge) ~or policy (if text ch~ge).
b. Yo~ re~ons for propos~g ~o General PI~ ~en~ent.
~. How ~e General PI~ Amen~ent will benefit ~e CiW of Dubl~
d. Ad&ess each element of~e General PI~ ~d policy cfm applicable Specific PI~ of~e Ci~
of Dubl~ md de,c~be how each elemenffpolicy will be affected by ~o proposed men~ent.
e. Describe how ~e proposal will be .compatible wi~ s~o~ding lind us~, e~ce ~e
development of~e g~eral ~e~ md create m a~active ~d safe envkoment.
f. ~e physical suitabiliW of the site for ~e ~e ~d intensiw of l~d uses proposed.
g. ~e potential of~e prope~ where ~e project is proposed located to conm~ a h~dous w~te
~d subs~ce* site ~sumt to Govement Code Section 65962.5).
'~ ' ' ' Prelimina~ Title R~oo~rop~r~ P~ofil~ (1 copy) to d~cment o~ership, pre~ed wi~
~ree mon~s of application submiml.
' ~.Olic ~oTtice ~at~rials':
a. Reproduced copy of Almeda Co~W Assessor's P~cel Map show~g ~e proje~ p~cet(s)
outl~ed ~ red ~d a 300-foot radius ~ blue dram from ~e pehmeter of~e p~cel(s),
b. Two sets ofmail~g labels; one set ad~cssed to c~ent prope~
~o~er set ad~essed to all cu~mt occup~mAen~ on ~e propeffies configuo~ to
proje~ sit~. ~e labels need to show ~e ad~esses ~d Assessor's P~cel Nmber's wi~in
300 feet of~e p~cel(s) ~ed on 8~" x I1" sheet labels. ~xmple of how ~ese labels
~ should be
J. Doe ~rope~ Owner) Occupan~enant
APN: 941-042-0003 ~N: 941-012-3456
1010 Main Street 1010 Dublin Blvd.
Anytown, CA 91234 I Dublin, CA 94568
c. Pla~ envelopes (1 se0 4%"x9%" wi~ f~t cl~s postage (stumps only, metered marl will
not be accepted, no return address) wi~ labels affmed on envelopes.
~ Vicini~ M~ (1 'kopy) ~ow~g ~ site ~ rei~fion to ngarest cross
$:Xforram~p~ubr~q\gpai - 2 -
~UBMITTXL' QUICK ......
REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED
~ General Plan Amendment Diaera.m..: (10 copies) drawn to i';;'= 20' s~ale and fu'l'iy ~iimensioned
(folded, 9"xl 1" maximum size). The diagrams m.ust~ be prepared and signed by a licensed civil
engineer, surveyor, architect, or designer. Thc diagrams must graphically and understandably
describe the proposal. The plans must show the following:
a. north arrow and scale;
b. general plan amendment area boundary;
c. existing and proposed land use designations;
d. location and arrangement of existing and proposed land uses on site, and within 300 feet
beyond the general plan amendment area boundary;
e. existing topography (dashed line) and proposed or finish grade contours (solid line) - one-foot
intervals (slopes 3:1 or greater shall be five-foot intervals);
f. physical features such as creeks, streams, vernal pools, faults, flood zones and slide areas must
be shown;
g. location of all public uses including but not limited to parks, schools, and trails;
h. existing trees - the species (common name), size, condition, and location. Any trees proposed
to be removed shall be identified;
i. exi§ting and proposed locations of all freeways, arterials and collector streets;
j. summary of development calculations including:
- site area (gross and net)
- maximum densities for residential and non-residential development
- maximum number of residential units
- floor area of all non-residential buildings and uses
v// ' ' ReduCed C~p'i~;-(10 copies each, 1 l"xl~;;) of each plan. ~ ....
f Site COlor Photo~ravhs/$1ides (1 set) Showing views of and from site, including neighboring
development. (l~ints should be mounted on 8¼"xl 1" mount board.) (Slides should be placed in
clear plastic sleeve or holder.) A written inventory/index of the slides shall be provided.
Aerial Photo legibly showing a direct' c~e-r~a~ad view of the project site and'~00 feet beyond its
~/ boundary showing sufficient topographic data to indicate clearly the character of the terrain; the
type, location, and condition of mature trees, ~d other natural vegetation; and the location of
existing development. The aerial photo shall not be more than one year old.
Traffle Data specific to the site or proposed project: traffic generation rates, ~eak'hour counts, U'ip
vt/ distribution and similar information. (Applicant checks with Public Works Dept. for additional
information.)
"' ,~ Snecia!' Information or information in sUch form and number as may be required by the Planning
Department.
OFFICE USE ONLY Planner Date
The Quick Check has determined that the application submittal is incomplete and cannot be aece~ted.
The Quick Check has determined that the application appears to contain the items reauired by this checklist
(completeness as defined by Section 65943 will be determined within 30 days of application) and ~roce~stne will
I i i iiii i~ i I i II iii ii i~l mill II I I L ~ ii i I
For assistance or questions regarding this form, please contact: PLANNING DEPARTMtINT STAFF, CITY OF DUBLIN,
100 CMC PLAZA, DUBLIN, CA 94~68, (510) 833-6610.
'gAforms~ppsubreq~gpal i - 3 -
Planner Date
CITY OF DUBLIN
APPLICATION SUBMITTAL KEQUIREMENTS
FOP,
PLANNED DEVELOPMENT ZONING DISTRICT
STAGE 1 DEVELOPMENT PLAN
' a City Planner will place a checkmark (~t) nex~ to tho required
information
for
subTllill~.
The
not be needed to process a particular application. If tM Planner
the waived information .and keep a copy of the form for City
a Planner has specifically id~nt/fied those items waived by
application is received by mail or hand delivered by
processing delays or denial of
often involving an on*
to comply,the application.
list of information which must be submitted prior to
for the entire Planned Development Zoning District:
San Ramon Road
Plaza
site into a high quality "for sale" townhouse prgj. ect
( 5~ units)
' Designation:
Designation: Retail/Office Specific Plan Land Use
C-N Al:N: 941-01 64-001-01 & 941-0164-003-03
LLC "?hone.925-455-10';2 (portion)
Name:
Bancor
SUmaTrA3. Qmcx
Com~le~d A~oiication Fo~m ~clu~g ~c"~d~s~ ~d si~a~es'~f Appiic~s)
' ~;m~le~d~nviron~en~l Informafion~om'''~clud~g
Applic.~lion Fee ~nd Proc~sin~Denosit (Cab o'r'ch,~ ~bt, to Cie of mbt~n)
Fee Deposit
" : __ Com~.A~MMmtiv, Fees ($25.00)
- hi~ Smd~ Fee ($25.00)
Envkomenml.l~nact Re~om De¢osip $ N/A $
S~eci~ Studies Deogsit (~c, noise, etc.) $ N/A '
Revised 2/4/99
PagQUnU~ CRECK TYPg OF SU~M~ Fr~
11" m~m sim). ~e plus must be pr~ed ~d si~ed by a licensed civil eug~eeh
s~eyor, ~chitec~ or desi~en ~e pims taus2 ~ph'ically md mdersm~bty desc~be
· e proposal. ~e plms must show ~e follow~g:
~ no~ ~ow ~d scale;
b.. loca~on ~d ~gement ofexis~g ~d proposed lind roes;
c. proposed development s~es for ~e ~tke Plied Development Zon~g Dis~ct;
& uses md smc~es wi~ 300 feet beyond ~e ding bounds;
e. location of ~I public ~es ~cluding but not l~ited to p~, schools, md ~ails;
5 proposed en~ monmenU;
g. exis~g md proposed lectern of all ~eeways, ~efia~ ~d collector s~ee~.
h. sm~ of development calculations hclud~g:
- sim ~ea ~oss ~d net)
- m~m densities for residenti~ md non-residential development
- m~m nmber of residential ~im
- floor ~ea of all non-residential buil~gs md .~es
'~(10" copi~;~ shall shoW~e following by ~'me for ~e entre Pl~ed
~ Development Zon~g Dismct (mayb~ ~cluded ~ Stage by
I
Site
Plm
if
au~oHzed
Director
of Co~iF Development): .....
~ - bo~es, ~g md sequenc~g of~e proposed development
b. ~oss ~d net ~ md demifies
c. resid~fial densities ~d non-residen~ aquae foo~e
d. ex~g md proposed l~d uses
e. ~g md proposed ~eeways, ~eH~s md collector
f. o~er ~c~ roqu~m~ ~clud~g water supply, w~tewamr collection,
~e~ent ~d disposal, ~d ~age systems
~ Master N~borhood La~canin~ Plan.(10 copies)sh~ show' ~e follo~g:
~ p~,
b. pedesffim c~utation,
c. l~cap~g
& , h~cape proposed at ~e n~ighborhood level
~' Reduced C~i~ (I0 copies, 11'; ~ i"~") of eaCh sheet for ~I pl~s ........
neighbo~g deWlopmenc ~B Should be mo~t~d on 8~" x 11" momtbo~d.) (Slides
should be placed ~ cl~ pl~c sle~w or holder.) A ~n ~wnto~/~dex of~e slides
shall bo pm~de~
S~le ~odel of'Proi!ct: A s~ modei'~c pr~jc~ ~ be ~bmi~ed w~ on~ mon~
_ : (not before) of~e h~g ~te .... . .... ·
Aerial Photo l~ibly show~ a dkect overhead view of~e proposed dis~ct ~d 300
b~yond i~ bo~d~ show,s sufficient topo~phic ~ to ~ca~ cl~ly ~e ch~ct~r of
~e te~; ~e ~e, location, ~d con~on of ma~e ~ees, ~d o~r na~ ve~flon;
~d ~e location of exi~ developmcn~ ~e ~ photo sha~ not be more
of&
$:~'ormsLappsubreq~dsta$o 1
/-,~"c~--~)~>,~ Planner Date
19 - - B,, APPLICATION S~AL ~QU~MENTS .
PLANNED DEVELOPMENT ZONING DISTRICT
::(:t~'°~"~ STAGE 2 DEVELOPMENT PLAN AND
--~ ~~ SITE DEVELOPMENT REVIEW (SDR)
On a c y
Plmer may detemine that specific infomation may not b~ n~ded to process a p~icul~ application. If ~e Plier
decides to waive cemin ~fomation,' ~e Pl~ner will ~itial ~e waived ~fomafion and keep a copy of ~e fern for Ciw
record.
It is Ci~ policy not to accept incomplete applications unless a Planner h~ specifically identified ~ose items waiwd by
writing N/A ~d their initials next to ~em. Please note if ~ i~complete application is received by mail or h~d delivered by
courier it may be re--ed to the applic~t. Incomplet~ or inaccurate infomation may result in proeess~g delays or denial of
the project. Check~g off the Quick Check box does not necess~ily me~ that all ~e required application items have been
submi~ed. Staff will do a ~orough review of ~e submi~al for completeness ~d environmental det~mination, o~en
involving ~ on-site visit. Stuff will segd a 'n6tic~ to you within 30 days list~g the items necess~ to complete the
applica~on.
To comply wi~ State law, the following represenB a comprehensive list of infomation which must be ~ubmi~d prior to
acceptance of ~e application for a Stage 2 Dewlopmen~ PI~ for all or a portion of ~e Planned Development Zoning
Dis~ict ~d Site Dewlopment Review:
GENERAL ~FO~TION:
Proje~ Nam~:~
Project Descripti~
General PI= La~ . De~
Zoning Dis~ct:..
Applic~t Nme:
R~Vised ~4199
San Ramon Village Plaza
Bancor Properties LLC
Project Description:Redevelop site into a high quality "for sale" townhouse project
General Plan Land Use Designation: R~tail/Office Specific Plan Land Use Designation:n/a (5~units)
APN: 941-0164~00!-04 & 94~-0164-003-03 ,,,
Phone' 925-455-1072 (portion)
SlJBMYI~AL QUICK ................
REQUIRED CHECK TYPE OF SUBMITTAL I~EQUIRED
Com0leted Aonlication Form including the address and signatures of Applicant(s)
.. and Propert3, Owuer(s).
Comoleted Environmental Information Form including signatures of Applicant(S)and
.... Property Owner(s).
A°vlication Fee and Processing Denosit (Cash or c~ck payable tO City °f Dutdin)
Fee Deposit
~ PD Zoning District, Stage 2 SN/A $
~ Site Development Review ~ 140 $__
' E~vironmental Filing ~es/Deo~s'its ...............
Counw Adminislrative Fees ($25.00) $ $ N/A
(ctmck payable to ,41atn~da County Clerk)
Initial Study Fee ($25.00)
(payable to City of Dubltn
~ Environmental Impact Revort Denosi0 $ N/A $
(pccyabl~ to City of Dublin
__ Special Studies Devosit (traffic. noise. ~tc.) $ N/A $
(payable to City of LMblin)
TOTAL FEE TOTAL DEPOSIT
SUI~'ITr~L .... QuicK'
REQUIRED CltECK TYPE OF SUBMITi'AI~
~,/...... Co~n_!eted P, r0,eessing Fee A~reement For~m_m
Findinas Statement.'. (1 copy) provide the fOllowih~ informat'ion necessary for required
~ findings of approval to be made:
a. Describe how the proposal will be harmonious and compatible with existing and future
development in the surrounding area.
b. Is the site physically suitable for the type and intensity of the zoning district being
proposed?
c. Will the proposal adversely effect the health or safety of persons residing or working in
the vicinity, or be detrimental to the public health, safety and welfare?.
d. Is the proposal consistent with all elements of the General Plan and any applicable
Specific Plans of the City of Dublin?
e. How does this project satisfy the purpose and intent of Chapter 8.32 "Planned
Development" of the Municipal Code?
e. How does this project satisfy the purpose and intent of Chapter 8.104 "Site
Development Rewew of Municipal Code?
Wri'fien S[atem~n~t: ("1' co1~5 describe the project in hetail, state the benefits and costs the
V/ rezoning will have upon the City and give reasons why the application should be approved.
Provide factual information supporting the following:
Planned Deveionment.Zonin~ District
a. Sta~'ement of compatibility with Stage 1 Development Plan (if applicable).
b. Proposed Uses, including permitted, conditional, and accessory uses;
c. Site area (~oss and net), maximum densities for residential and non-residential
development by type, minimum densities where applicable for compliance with the
Dublin General Plan or applicable specific plans; and maximum number of residential
units by type and or maximum non-residential square footage for each use.
d. Development Regulations for lot areas, lot square footage per dwelling unit, lot width
and frontage, lot depth, setbacks, distances between buildings; maximum lot coverage,
common useable outdoor space, floor area ratios, height limits, parking, driveways
loading areas, signage, grading standards, and u-ash enclosures, accompanied by any
necessary diagrams
e. Area-wide and project-wide architectural standards, concepts and themes.
f. Indicate how this project would be c~%patible with the inclusionary Zoning Regulations
for the provisions of affordable housing. This statement should supplement any
statement regarding compliance with the Housing Element of the General Plan.
g. Is the site where the project is proposed located on a hazardous waste and substances
site (pursuant to Government Code Section 65962.5).
Site De.v. elopment Review..
a. What type of business, activity or use are you proposing?
b. How many employees will you have or propose to have?
c. What are the proposed hours and days of operation?
d. Are there any ways in which your business, activity or use have a negative
effect on the health or safety of persons residing or working in the vicinity,
or be.detrimental to the public health, safety or §ene~'al welfare..
e. Describe how the design of the project including site layout, structures, vehicular
access, circulation and parking etc. will provide a desirable environment for the future
development.
f. Is the site physically suitable for the type and intensity of development proposed?
$:Lforms\appsubreq\pdsdr
v/ g. Describe how ~e proposed development may ~pact views.
h. Describe ~ physical ch~oteristics of ~e sit~ inctud~g ~xist~g slopes and
topographic feazes ~d ~y proposed ch~ges to ~se f~a~es.
i. Desc~bo the ~chiteo~al design/th~me of~o development ~clud~g checker, scale
~d qualiW of~e design, ~d explain how the project will r, late to ~d b~ compa~ble
wi~ ~e ~xisting site ~d ~ ch~cl~r of adjacent buildings, neighborhoo~ ~d uses.
j. Describe how ~e l~dscape features have b~sn designed so ~ to insur~ visual r~lief
an a~acfive ~nvironment for ~h~ public.
~ Vicinitv MaR (1 copy) show~g ~e site in relation to n~est cross s~eets.
Site Plan (i0 copies) dra~n to 1" = 20' scale ~d ~lly ~imensioned (folded, 9" x 11"
m~imum size). ~e plans must be prepared ~d si~ed by a licensed civil engineer,
su~eyor, ~chitec~, or designer. ~e pl~s must ~aphically and understandably d~s~ribe
· ~ proposal. ~e pl~s mus~ show the following:
a. No~ ~ow .~d scale;
b. Location ~d ~angement of exis~g ~d proposed land uses;
~. Location md ~gement of exi~ng md proposed l~d uses with~ I00 feet beyond
the dis~ict bo~d~;
d. Ph~ing bound~es per Stage 1 Development Plan;
e. Loc~ion of public uses including but not limked ~o p~ks, schools ~d ~ils;
f. Proposed en~ monument;
g. ' Existing ~d proposed locations of freeways, a~erials and collector
h Contours;
i. L~i~ of g~ding;
j. Dimensioned prope~ lines~ existing ~d proposed easements and adjacent s~ee~.
k. Location, setback ~d dimensions of all existEg ~d proposed s~cmres on the site;
1. Park~g info~aion, includ~g:
- p~king ~fio (i.~. p~king sp~e~00 sq. R. of building),
- p~ng provided,
- p~king required,
- h~dkapped spaces,
- total projecg
- number ofp~ng spaces per row (indicate compact spaces wi~ 'c'),
- ~pical p~k~g stall dimensions,
- p~king aisles d~ensioned,
- encee ~ves dimensioned,
- adiquate back-up d~ensions
- sriping plm
- li~t~g fix~es
. c~ ~o~ls, ~requ~e~.
m. Loadin~receiv~g
- dock location ~d ~ck access
. ~ck well
- ~ound ~ea dimensions
- ~h oompactor
- p~e oochere .
g:\forms\appsubreq\pdsdt
~ SuBMIttAL QUICk' .......................
REQUIRED CHECK TYPE OF SUBMITTAL REQUIRED
d n~ ........ Location, setback ~d dimensions of all existing and proposed:
- driveways,
- median openings,
- loading areas,
- handicapped ramps,
- sidewalk/pathways,
- pedestrian circulation,
- landscaped areas,
- retaining walls,
- signage,
- trash enclosures, and
: utility connections on site;
o. Location, setbacks and dimensions of all existing and proposed structures, parking,
driveways, walk'ways, landscape areas, fences, retaining walls, signage and trash
enclosures within 50 feet of the project site;
p. Summary of development calculations including:
- site area (gross and net, each floor and total)
- maximum densities for residential and non-residential development by type
-rnaximum number of residential units by type
- maximum non-residential square footage for each use
- number Ofl~arking stalls (required and proposed),
- lot area coverage (allowed and proposed),
- percent of landscaping
- when.appropriate, number of beds, ~tudents, dining seats, auditorium/church seats,
occupants, employees of largest work shift, or square feet of assembly floor' area.
V/' "- Preliminary GradinefD~i'~a~e Plan (10,COllies, folded, 9"x 11" maximum siz~"~howing:
a. Existing topography (dashed line) - one-foot intervals (slopes 3:1 or greater shall be
five-foot intervals)
b. Proposed or finish g~ade contours (solid linc) - one-foot intervals
b. Boundaries of all cut and fill areas
c. Cross-sections of site where topographic changes exceed 5%
d. Dii'ectiun and path of drainage on, through and off the site (indicate any proposed and
existing cLrainage catchbasins and l~e)
e. Retaining walls with critical spot elevations
f. Pad elevations for appurtenances (i.e. transformer, generator, etc.)
g. Finish floor elevations
g:\£orms~appsubreq\pdsdr
~S UBMI~i~L .... QUICK .........
REQUIRED CHECK TYP~. OF SUBMI'I~AL REQUIRED
V/ ....... Preliminary Utility Plan (1(~ 'c~opies, folde~l, 9" x 11" maximum si~ showing:'
a. Electric Service routing from existing supply to building (including poles, guy wires,
conduits (min. 5-4'), conductors (number and size) etc.
b. Transformer, generator, propane rack enclosure (across from electric room)
c. G~ service
d. Water service, location and size including, domestic water with meter, back flow
preventer and/or detector value location, fire hydrants with protection; f~re
department connection and P.I.V.
e. Sanitary Sewer location and size including, manholes and cleanouts (100' O.C.)
f. Telephone service
g. Easements (existing and proposed)
h. Critical crossings calculated for clearance (encasement if required)
I. Approximate light pole locations
j. Storm drain system (with invert elevations)
k. Building tie-ins with sanitary, sewer and storm drain
I. Stub out locations for future pads, if any
m. Finish floor elevations
~'retiminarv Landseaping Plan.(10 copies, folded 9" x 11" maximum size) Tl3is plan shall
be consistent with the site plan and architectural plans for the proposed Planned
Development and shall implement the Master Neighborhood Landscaping Plan. The plan
shall demonstrate clearly the character, massing and site compatibility of the proposed
landscaping program and shall include the following:
a. Design layout showing the desired'landscaping program in terms of location of proposed
landscaping and hardscape,
a. Plant palette with the location, size and name of the proposed plant~ and trees (both
common and botanical
b. Locations of proposed, berms, concrete curbs, paths, fencing, and miscellaneous
structures (including above grade utility structures such as PG&E transformers).
c. Percent of landscaping (and how it is allocated)
d. Statement of overall design theme
e. Areas proposed for outdoor use
f. Outdoor furniture details
g. Lighting plan including pedestrian level, security and parking lot lighting
v/L BUilding Elevations (10 CoPies) fully dimensioned and drawn to a 1/g" = 1' scale of all
sides of all proposed structures. Elevations must include building materials, colors, trash
enclosures, fencing, roof screening details and signage.
~/ ........... Colored Buiidin~.~Elevations (1 set, full size and mounted)~ ...........
v/' Color and Material Palette ~(i set) indicating the proposed finisheis~ aH ~terior ma.t~ials
(including roof and walls) and color saraples of paint or manufactured products to be
applied on the building exterior (including fascia and trim).
' ~'/ ....... Floor Plans (10 copies) fully dimensioned, drawn to scale, sh0~ving exterior '~loors and
windows, stairways, mechanical rooms and hallways (folded, 9" x 11", maximum size)
~/' Rs'ofl~l~n (10 copies) drawn to ~ale showing $'e direction of slope of roof elements and
location of mechanical equipment, ducts and vents (folded, 9" x 11", maximum size).
g:\fo~rns~appsubreq\pdsdr
SU rrr L' Qmc c
REQUIRED CHECK TYPE OF SUBMI f TAL REQUIRED
~/ Reduced Copies (10 C°l~ies; l l"x 17") of each she~:~for all plans"
v/ Site Color Ph.o_.t.~raphs and Si[~s' (1 sci) showing views of and from site, including
neighboring development. (Prints should be mounted on 8¼" x 11" mountboard.) (Slides
should be placed in clear pl~tic sleeve or holder.) A written inventory/index o~the slides
shall be provided.
-Scale MOdel o. fProieet: A SCale mode/of the project to be submitted within one month
(not before) of the hearing date.
/ A~r.~.ial Photo i;gibly showifi~' a direct overhead view of the proposed district'and 300 feet
beyond it~ boundary showing sufficient topographic data to indicate clearly the character of
the terrain; the type, location, and condition of mature trees, and other natural vegetation;
and the location of existing development. The aerial photo shall not be more than one yem'
old.
~/t ....~reliminarv'?i. tl_e. Renort/Pr-~rtv Profile'(1 copy) to docun~'nt ownershiP, prepared
within three months 9f application submittal
Public Notice Materials:
a. Reproduced copy of Alameda County Assessor's Parcel Map showing the project
parcel(s) outlined in red and a 300-foot radius in blue drawn from the perimeter of
the parcel(s),
b. Two ser~ of mailing labels; one set addressed to current property owners by name;
and'another set addressed to all current occupants/tenan~ on the properties
contiguous to the project site. The labels need to show the addresses and
Assessor's parcel Number's within 300 feet of the parcel(s) typed on.8¼" x I1"
sheet labels. (Example of how these labels should be typed:)
J. Doe (Property Owner) Occupantrrenant
APN: 941-042-0003 APN: 941-012-3456
1010 Main Street "" 1010 Dublin Blvd.
Anytown, CA 91234 , Dublin, CA 94568.
c. Plain envelopes (1 set) 4~A"xg'A'' with first class postage (stamps only, no metered
mail accepted, no return address) with labels affixed on envelopes.
~/ Legal Descriptions (1 Copy)
Traffic Data specific to the $'ite or proposed project: traffic gengratio~ rates, peal~ ~our'
count~, trip distribution and similar information. (Applicant checks with Public Works
Dept. for additional information.)
S:Worms~ap psubrcq\pdsdr
REQUIRED CHECK TYPE OF SUBIVlITrAL REQUIRED
Sp,ecia! Information. or information ~, such form and number as may be required lJy the'
Planning Department.
OFFICE USE ONLY
Planner., Date
The Quick Check has determined that the application submittal is incomplete and cannot be accepted.
The Quick Check has determined that the application appears to contain the items required bv this checklist
(completeness as defined by Section 65943 will be determined within 30 days of application) and urocess.im~
For assistance or questions regarding this form, please contact: PLANNING DEPARTMENT STAFF, CiTY OF
DUBLIN, 100 CIVIC PLAZA, DUBLIN, CA 94568, (510) 833-6610.
g:~orms~ppsubreq\pdsdt
(191(~ ~'>)8~) CITY OF DUBLIN
TENTATIVE SUBDIVISION MAP (T. MAP)
On a case by case basis, a City Planner will place a checkmark (~ next to the information required to be submitted. The City Planner
may determine that specific information is not needed to process a particular application. If the City Planner decides to waive certain
information, the City Planner will initial the waived information and keep a copy of the form for City records. Incomplete application
submittals will not be accepted unless a Planner has specifically identified those items waived by writing N/A and their, initials next to
them. Incomplete or inaccurate information may result in processing delays or denial of the project.
Checking offthe Quick Check box does not necessarily mean that all the required application items have been submitted. Staffwill
do a thorough review of the submittal for completeness and environmental determination; often involving an on-site visit.. Staffwill
send a notice to you within 30 days listing the items necessary to complete the application.
To comply with State law, the following represents a comprehensive list of information which must be submitted prior to acceptance
of the application for a Tentative Subdivision Map:
GENERAL INFORMATION
Project Street Address/Location: 8909~ 8913.-I~q25 gan ~r~n
Project Name: San Ra.r~n Vii ] aqe Plaza
Project Description: Redeve~,Op the site into a ,bt,qb Cn~a~t;v "for sale" t:.ownhouse ,,.oro-iact.
General Plan Land Use Designation: Retai~/Offica .Specific Plan Land Use Designation: n/a ( ~,~u~ts )
Zoning District: C-N ._ APN:qZll -al ,t_nn -aa
Applicant Name: B~ncor Pro~ie~ ~T~ Phone: 925=455-1072 (gx~rtion)
Submittal Quick
.Cqmoleted An~lieation Form including the address and signatures of Applicant(s) and Property
Required
Check
Owner(s).
Comnleted Environmental Information Form including signatures of Applicant(s) and Property
Owner(s).
A~nlication Fee and Proc.e.~sin~ Benefit
(Cash or checlc payaM¢ to City of Dublin) Fee
__ For Filing of previously approved map" ' $
Tentative Map (TM) SN/A
-- Tentative Parcel Mag,(TP~) $100
Environmental Filtn~ Fees./De~o~its
County Administrative Fees ($25.00) ' N/A~__
' (cheelt payable to Alameda County Clerk) '- ~'
__ Initial Study Fee ($25'.00) (ra~ble to C~ of Dublln) N/.A
"'~" "Enviro, nm~ntal Impact Rep~o~ .Deposit. (payabt~ to City of Dublin)
~ S~eeial Stud. les D~osit (traffi¢~ poise, etc.)' (~ayable to City of Dublln) N/A
?.. ~' ', ' . ,' ': ~" ' " TOTAL FEE TOTAL DEPOSIT
~,. :,.. '$
?ro~essin~ Yee A~reement Form
Submittal Quick
~ Check
f.
g.
h.
V~icinirv Map - A vicinity map showing muds, adjoining subdivisions, showing Assessor's
Parcel Numbers of adjacent properties.
Adiacent Develooments - The name and number of adjacent subdivisions, showing Assessor
Parcel Numbers (APNs) of adjacent properties.
ExistinR Topogral~hv ..and Imp[ovements - Existing topography and improvements on the site
and at least 100 feet beyond its boundary, including:
(1) Existing contours at two-foot intervals if the existing slope is less than 10% and at not
less than 5' intervals for existing ground slopes equal to'or greater than 10%. Contour
intervals should not be spread more than 150 feet apart. Existing contours should be
represented by dashed lines.
(2) Species (common name), size, condition, location, and dripline of existing trees over
12 inches in circumference, 24 inches above grade. Any trees to be removed shall be
so indicated.
(3) The approximate location and outline of existing sn-ucmres identified by type.
Buildings to be removed shall be so marked.
(4) The approximate location of all areas subject to inundation or storm water overflow
and the location, width and direction of flow of each water course..
(5) The location of pavement and right-of-way and the name of existing streets and
highways.
(6) The widths, locations, and type of all existing easements.
(7) The location and size of existing sanitary sewers, water mains, and storm drains.
(8) The approximate location of the 55, 60, 65 and 70 CNEL (Community Noise
Equivalent Level) contours, if any. .
(9) Location and description of significant features such as rock outcroppings, wells and
any utility structures and whether or not they are to be retained.
Pr. ooosed.imorov~m'e 'nt~ including:
(1) The location, grade, centerline radius, and arc length of curves and tangeats, and right-
of-way widths to scale. Typical sections of all streets, alleys, and p..edesn'ian ways must
be shown.
(2) ' The location and radius of all curb returns and cul-de-sacs.
(_3) The angle of intersection streets if such angle deviates from a right angle by more than
four degrees.
(4) The approximate lot layout and the approximate dimensions of each lot and of each
building site. Engineering data must show the approximate finished grading of each
lot, the preliminary design of all grading, the elevation of proposed building pads, the
top and toe of cut and fill slopes-I~ scale, and the number of each lot. Buildable lots
are to be numbered consecutively, beginning with number "1". .... ".
($) Proposed contours at two-foot intervals must be shown if the existing ~round slope is .
less than 10%. ' " -.
(6) Proposed recreation sites, trails, and parks for private and'public use.
(7) Proposed common areas and areas to be dedicated to public open space.
(8) The location and size of sanitary sewers, water mains, and storm drains, Proposed
slopes and approximate elevations of sanitary sewers and storm drains must be
(9) Location, size and species of proposed and existing street a-ecs :' , ...... .,.
(10) Location, height and type of street lighting.
Names - The name(s) of the geologist or soils engineers whose services were used in the
preparation of the tentative map.
Source -The source and date of existing contour mapping.
Phases - If it is planned to develop the site as shown on'the tentative map in phases, the
proposed phases and their sequence should be described and shown in graphic form on the map.
g:~°rmSkluiktmap - 3 -
SAN RAMON VILLAGE PLAZA
Supplemental Application Information
INITIAL STUDY (ENVIRONlVlENTAL INFORMATION FORM -PART i)
Project Descriotion
The proposed project is on 4.62 acres located at the northwest comer of Bellina
Street and San Ramon Road extending to Alcosta Boulevard in Dublin.
Currently, the property includes approximately 48,400 SF of underutilized retail
and parking lot. Bancor Properties is proposing to raze approximately 34,000 SF
of the building and adjacent parking lot in order to construct 56 "Walk-up" style
townhouse units as well as remodeling the remaining retail center (approximately
14,400 SF). The remodel is being designed to compliment .the residential project
and create a village type neighborhood.
The townhouses will be 3 and 4 bedroom homes ranging in size from 1186 and
1642 SF. It is our intention to begin demolition, grading, and construction soon
after receiving final approvals from the City, which we hope is later this summer.
Build-out of the project should take between eighteen (18) and twenty-four (24)
months.
Site photographs were included with the original submittal package.
GENERAL PLAN AMENDMENT (GPA)
Written Statement
a. The current General Plan designation for the subject property is Retail/Office.
Bancor is proposing to change the GP to Mixed Use-Medium-High Density
Residential/Retail/Office.
b. The purpose of the General Plan amendment is to allow for the development
of a high quality project which includes residential townhouses and
commercial retail. The townhouses are a vital component to the creation of
the small urban village. The residential portion helps support the retail
component of the project creating a viable retail center as well as serving a
complimentary transition area between the retail and the existing single-
family residential neighborhood to the south.
c. The General Plan amendment allows for the revitalization of a main gateway
into the City. Currently, the worn retail center features an expansive parking
lot that many times parks more abandon cars than customer cars. Our goal is
to create a vibrant village neighborhood, which conveys a positive first
impression as you enter Dublin.
d. The project meets many of the guiding policies of the Housing Element.
Specifically, the General Plan promotes designating sites for mixed-use that
includes both the Retail/Office and Medium-High Density Residential where
services are available, the use supports itself, proper roadways and roadway
capacities are available, and mixed-use would be compatible with adjacent
land uses. The proposed project meets all these objectives and is a perfect
property for the mixed-use designation as defined in Section 2.2.5 of the GP.
The project is located down the street from a Wheels bus service, and is
adjacent to a Class I Bike Route. The project will provide a concrete pad,
which accommodates a standard bus shelter if and when Wheels brings
service to the site.
Sound studies were performed on the site and noise will be mitigated where
feasible to reach the levels indicated on Table 9.1: Land Use Compatibility for
Community Noise Environments.
e. The project was designed to be compatible with the surrounding environment.
The design of the houses places all the garages in allies at the rear of the units
thereby reducing the visibility of the garage doors as much as possible. The
view from the retail center and the adjacent neighborhood to the south will
have a view of the buildings "best" side, which includes detailed architecture
and traditional row house appearance. The "walk-up" style is not only
traditional, but in this case serves several purposes. Because the first floor
living area is elevated, the design provides additional privacy and a sense of
security for the units facing the streets and the retail center. The elevated
living area also serves to help mitigate some of the noise exposure from those
same areas. This type of unit also provides for a safer neighborhood by
placing "eyes" on the streets and open spaces by locating the living areas,
porches, and decks at the fronts of the homes.
Bellina Street and the storm drainage canal separate the residential
neighborhood to the south from the project. Additionally, the rears of the
existing houses face Bellina Street and the canal.
f. The property is located adjacent to commercial uses, two arterial roads and the
freeway. A higher density residential project is more conducive to this type of
environment than a single-family neighborhood. The site is currently covered
with 95% impermeable surface (asphalt, concrete walks, and roof tops), and
the proposed project will decrease the storm runoff.
g. The previous owner of the property performed soil samples under the former
dry cleaners and found minor concentrations of VOC's. The site currently
poses no risk to the current tenants and according to the previous property
owner; the site received a "No Further Action" letter from the San Francisco
Regional Water Quality Control Board, Toxics Cleanup Division (letter
provided with Phase 1 Environmental Assessmen0. After several discussions
with the previous owner's Environmental Consultant and our Environmental
Consultant, we are comfortable that the site will be suitable for a residential
development. Upon demolition of the building, we will perform a thorough
investigation of the soil. ff our investigation shows higher than allowable
levels of lingering compounds from the dry cleaners, we will enter into a
Voluntary Clean-up Agreement with the State and cleanup the site to
residential remediation standards. The previous property owner has agreed to
pay for the cleanup costs if required.
PLANNED DEVELOPMENT ZONING DISTRICT, STAGE 1
DEVELOPMENT PLAN
Finding Statement
a. The project was designed to be compatible with the surrounding environment.
The design of the houses places all the garages in allies at the rear of the units
thereby reducing the visibility of the garage doors as much as possible. The
view from the retail center and the adjacent neighborhood to the south will
have views of the buildings "best" side, which includes detailed architecture
and traditional row house appearance. The "walk-up" style is not only
traditional, but in this case serves several purposes. Because the first floor
living area is elevated, the design provides additional privacy and a sense of
security for the units facing the streets and the retail center. The elevated
living area also serves to help mitigated some of the noise exposure from
those same areas.
Bellina Street and the storm drainage canal separate the residential
neighborhood to the south from the project. Additionally, the rears of the
existing houses face Bellina Street and the canal.
b. The property is located adjacent to commercial uses, two arterial roads and the
freeway. A higher density residential project is more conducive to this type of
environment, than a single-family neighborhood. The site is currently covered
with 95% impermeable surface, and the proposed project will decrease the
storm runoff.
c. The project will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and
welfare.
d. The General Plan is being amended simultaneously with this application to
allow for this development and the proposed project will be consistent with
the elements of the General Plan upon approvals for the project.
e. The Planned Development Zoning will allow for the development of an urban
village style neighborhood, which includes smaller setbacks, intimate
driveways, pedestrian oriented pathways, and a design which orientates the
garages at the rear of the units to bring the living areas and people closer to
public realm and not the automobile. The residential aspect of the project is
being coordinated with the redevelopment of the retail center to create a
IV.
compatible neighborhood, which promotes the villager to walk to the local
shop or restaurant.
Written Statement
a. The following uses are permitted: (see Stage 2 Description)
b. Conditional Uses: The following uses may be permitted subject to approval
of a conditional use permit: (see Stage 2 Description)
c. Site Area: 4.62 Acres (Gross and Net), Residential Net Site Area: 2.26 Acres,
Maximum Density: 25 du/ac, Minimum Density: 14 du/ac, Actual Density: 19
du/ac(Gross)/24.8 du/ac (net).
d. Inclusionary Housing Requirement: Currently, Bancor intends to construct
the required seven (7) affordable units on site per the Inclusionary Zoning
Regulations. Our calculations show that we would meet the Zoning
Ordinance by providing four (4) moderate income priced units, two (2) very-
low priced units, and one (1) low income priced unit. The units will be
dispersed throughout the project, with four-three (3) bedroom units and three-
four (4) bedroom units.
e. Bancor is requesting that two phases are approved for the project. Phase 1 of
the project includes 46 units and Phase 2 includes 13 units. The phasing
provides additional time to work with the tenants if necessary, in the portion
of the building that is going to be razed in order to find an alternative location
either within the remodeled center or at an off-site location. It also allows
additional time for the cleanup of the soils under the former dry cleaners if
necessary.
f. A portion of the property contained a dry cleaner, which did cause some
minor contamination under the building just below the surface. If necessary,
the site will be cleaned to meet government regulations for residential
neighborhoods. Besides that, the site appears to be clean.
PLANNED DEVELOPMENT ZONING DISTRICT, STAGE 2
DEVELOPMENT PLAN AND SITE DEVELOPMENT REVIEW (SDR)
Finding Statement
a. The project was designed to be compatible with the surrounding environment.
The design of the houses places all the garages in alleys in the rear of the units
thereby reducing the visibility of the garage doors as much as possible. The
view from the retail center and the adjacent neighborhood to the south will
have view of the buildings "best" side, which includes detailed architecture
and traditional row house appearance. The "walk-up" style is not only
traditional, but in this case serves several purposes. Because the first floor
living area is elevated, the design provides additional privacy and a sense of
security for the units facing the streets and the retail center. The elevated
living area also serves to help mitigated some of the noise exposure from
those same areas.
Bellina Street and the storm drainage canal separate the residential
neighborhood to the south from the project. Additionally, the rears of the
existing houses face Bellina Street and the canal.
b. The property is located adjacent to commercial uses, two arterial roads and the
freeway. A higher density residential project is more conducive to this type of
environment than a single-family neighborhood. The site is covered with 95%
impermeable surface, and the proposed project will decrease the storm runoff.
c. The project will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and
welfare.
d. The General Plan is being amended simultaneously with this application to
allow for this development and the proposed project will be consistent with
the elements of the General Plan upon approvals for the project.
e. The Planned Development Zoning will allow for the development of an urban
village style neighborhood, which includes smaller setbacks, intimate
driveways, pedestrian oriented pathways, and a design which orientates the
garages at the rear of the units to bring the living areas and people closer to
the public realm and not the automobile. The residential aspect of the project
is being coordinated with the redevelopment of the retail center to create a
compatible neighborhood, which promotes the villager to walk to the local
shop or restaurant.
f. The project and application will follow the procedure for the "Site
Development Review" process with the information provided above.
Planned Development Zoning District
a. N/A- Processing Phase 1 simultaneously.
b. Proposed Uses: Residential and Commercial
c. Total site area is 4.62 acres, gross and net, maximum density for the residential is
25 units per acre, maximum density for the non-residential is per
commercial guidelines, minimum density is 14 units per acre.
d. Development regulations (see plan set)
e. The theme of the project is an urban village, utilizing wrought iron, metal and
asphalt shingle roofing, metal awnings, and vibrant colors.
f. Inclusionary Housing Requirement: Currently, Bancor intends to construct the
required seven (7) affordable units on site per the Inclusionary Zoning
Regulations. Our calculations show that we would meet the Zoning Ordinance
by providing four (4) moderate income priced units, two (2) very-low income
priced units, and one (1) Iow income priced unit. The units will be dispersed
throughout the project, with four-three (3) bedroom units and three-four (4)
bedroom units.
go
A portion of the property contained a dry cleaner, which did cause some minor
contamination under the building just below the surface. The site will be cleaned
up to meet government regulations for residential neighborhoods. Besides that,
the site appears to be clean.
Site Development Review
a. The proposed project is for 56 "for sale" townhouse units and approximately
14,400 SF of retail.
b. N/A
c. The proposed hours of operation are 5:00 AM to 1:00 AM.
d. No, the project only has positive impacts on the community. The project
provides an inherently more affordable housing product, reduces drainage
runoff by increasing the amount of landscaping, redevelops a blighted
shopping center, reduces potential traffic by changing a portion of the use
from retail to residential, and increases the property value by an estimated $20
Million, which will also increase adjacent property values.
e. See project description above.
f. The property is located adjacent to commercial, two arterial roads and the
freeway. A higher density residential project is more conducive to this type of
environment, than a single-family neighborhood. The site is 95% covered
with impermeable surfaces, and the proposed project will decrease the storm
runoff. The site slopes gently to the southeast and we are utilizing existing
utilities on site.
g. The site will have little impacts on the views. It may reduce the visibility of
the freeway for the neighbors above the project to the west.
h. The site includes an existing worn retail center with very little landscaping or
architectural interest. There are existing storm, water and sewer services on
site that will be utilized to serve the project.
i. The theme of the project is an urban village, utilizing wrought iron, metal and
concrete roofing, metal awnings, and bold colors.
j. The landscape features are the most predominant at the project entry along
Bellina Street. This is the most visible side of the project from the existing
neighborhood to the south and from San Ramon Road. The plan calls for the
addition of street trees along this street, an entry plaza area, and a tot lot, as
well as wrought iron fencing, hedges, and lawn areas. Along San Ramon
Road, the existing Right of Way vegetation is mature and in good condition,
and will provide an attractive screen between motorist on the roadway and the
homeowners living in the project. The project has more of suburban feel on
this edge of the project and transitions into a more urban project as it moves
closer to the retail area.