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Home My WebLink AboutItem 6.3 StarwardDevReZn .<t,;rr:..- . J'\'fo"::?";'?;(:';:::.::.:\\'J".~ CITY CLERK File # D~[lJ[Q]-BJ~ AGENDA STATEMENT CITY COUNCIL MEETING DATE: September 1,1998 SUBJECT: EXHIBITS: . RECOMMENDATION: ~ (PUBLIC HEARING) Starward Drive Development Plan, Planned Development Rezone, General Plan Amendment and an Amendment to the Downtown Dublin Specific Plan P A 98-013 (Report Prepared by: Anne Kilmey, Assistant Planner ~ Mike Porto, Consulting Planner Jerry Haag, Consulting Planner) Exhibit A: City Council Resolution adopting Mitigated Negative Declaration, Mitigation Monitoring Program and approving a General Plan Amendment and an Amendment to the Downtown Dublin Specific Plan Exhibit B: City Council Ordinance adopting Planned Development Rezone & Development Plan (with Development Plan attached as Exhibits B-1 and B-2); 1. Open public hearing and hear staff presentation 2. Take testimony from applicant and the public 3. Question staff, applicant, and the public 4. Close public hearing and deliberate. 5. Adopt Exhibit A, City Council Resolution adopting a Mitigated Negative Declaration, Mitigation Monitoring Program and approving a General Plan Amendment and an Amendment to the Downtown Dublin Specific Plan, including Attachment 3, Initial Study and Attachment 4 Mitigation Monitoring Program. 6. Waive reading and introduce the Ordinance (Exhibit B) amending the Dublin Zoning Ordinance to approve the Planned Development Rezone & Development Plan (with Development Plan attached as Exhibits B-1 and B-2); 7. Schedule the second reading of the Ordinance for the September 15, 1998 City Council meeting. FINANCIAL STATEMENT: none . ------------------------------------------------------------------- . COPIES TO: City Attorney . Applicant H1cc-forms/agdastmt.doc ITEM NO. 6.' PROJECT DESCRIPTION: The Starward Drive development project involves 31 detached single-family units on approximately 2.4 . acres of land, generally located east of San Ramon Road, west of Starward Drive and north of the Shamrock Village shopping center. The application includes a Planned Development (PD) Rezone / Development Plan, General Plan Amendment, an Amendment to the Downtown Dublin Specific Plan, Vesting Tentative Map and Site Development Review. BACKGROUND Site History: The DeSilva Group has requested approval to develop a 31-unit single family infill project north of Downtown. The site is presently vacant and has been planned for commercial or office development for a number of years. The site is located within the Downtown Dublin Specific Plan, adopted in 1987. The site contained one single family residence and associated outbuildings, which were demolished several years ago. Planning Commission Meeting: The Planning Commission, at their meeting of August 11, 1998, adopted a resolution recommending approval of the General Plan Amendment, an Amendment to the Downtown Dublin Specific Plan and Planned Development Rezone and adopted a resolution approving the Vesting Tentative Map and Site Development Review. The Planning Commission's approval of the Vesting Tentative Map and Site Development Review will not be effective until the City Council approves the General Plan Amendment, the Amendment to the Downtown Dublin Specific Plan, the Planned Development Rezone and related CEQA documents. . At the Planning Commission meeting no member of the public spoke regarding the project. A community meeting was held on Wednesday, August 5, 1998, at 7964 Gunshot Court. Approximately twenty neighbors attended. The Applicant and City Staff gave a brief presentation which was followed by an informal question and answer session. Refer to Attachment 6 for a summary of the meeting and resident concerns. GENERAL PLAN AMENDMENT The applicant has requested approval of a General Plan Amendment to change the General Plan Land Use Map designation from "RetaiVOffice" to "Medium Density Residential", which permits residential densities between the range of 6.1 to 14 dwellings per gross acre. The Medium Density Residential land use category allows for single-family, duplex, townhouse and garden apartment land uses. Unit types may be the same or varied. Proposed density for the Starward Drive project would be 12.9 units per acre, which would fall within this density range. Refer to Attachment 4 for a detailed discussion of General Plan policies applicable to the proposed project. Landuse to the south of the project site is designated "Retail Commercial" and is developed with the Shamrock Village shopping center. The property to the north beyond the Flood Control Channel is designated and utilized for single family residential development. The property easterly across Starward Drive is designated "Commercial Office" and is partially developed with an office building with the remainder vacant. Beyond this property, the existing land use designation is "Multi-Family Residential". . To the west San Ramon Road has been constructed. 2 ,,,,.. The logical transitioning of land uses from commercial to single family residential is a tiering from higher . density uses adjacent to commercial uses to medium density adjacent to single fan1ily residential uses. The project site, if developed for commercial office development would require access to be taken from Starward Drive. This would mean that vehicular traffic would drive past the existing apartment site on the north side ofStarward Drive. A commercial development on the site would allow a building of up to 35 feet in height to be built within 10 feet from any interior property line and 20 feet from the front property line. Generally, a commercial development would appear to be inconsistent with the adjacent de,;,elopments that already exist. The proposed project creates a unique transitional development and would serve to buffer the existing single-family homes from commercial uses to the south. DOWNTOWN DUBLIN SPECIFIC PLAN AMENDMENT An amendment to the Downtown Dublin Specific Plan is required to delete the project site from the Specific Plan area. The Downtown Dublin Specific Plan was adopted to enhance the commercial component of the downtown area and indicates that future development on the project site should be office or commercial. Since the applicant has requested a land use change to medium density residential, the Downtown Dublin Specific Plan would no longer be applicable to the site. The staff notes that medium density residential development is proposed on the site which would have a positive economic effect on downtown by increasing the number of potential shoppers and users of services within the downtown area. Given the proximity of the site to downtown, increased pedestrian . activity to shops and restaurants could also be expected. PLANNED DEVELOPMENT REZONING A rezoning of the site would be necessary to bring site zoning into consistency with the proposed General Plan Amendment as required by State law. A Zone Change from "C-O (Commercial Office)" to "Planned Development" has therefore been requested. Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose, and requirements ofa Planned Development District. The intent of the Planned Development Zonirig District is to create a more desirable use of land, a more coherent and coordinated development, and a better physical environment than would otherwise be possible under a single zoning district or combination of zoning districts. The Zoning Ordinance requires that a Development Plan shall be adopted to establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District. The proposed zoning for the site is "Planned Development / R-I (Single-Family, Medium Density Residential)". This zoning category is consistent with the purpose, intent and requirements of the City's Zoning Ordinance. The applicant is proposing a single family detached product of approximately 12.9 dwelling units to the acre which is consistent with the Dublin General Plan designation of "Medium Density Residential". . To accomplish the land plan envisioned specific development standards are established in the Development Plan to guide the initial and future development of the property. Pursuant to Chapter 8.32 of the Dublin Zoning Ordinance the proposed Development Plan and development standards are attached as Exhibits B-1 and B-2, stamped by the City "Received August 3, 1998. 3 The Development Plan will in essence become the zoning for the site. Where the Development Plan is silent, the development of the site will rely upon the Zoning Ordinance that is currently in effect at the . time of the development or any future modifications to the site. Following is a brief description of several of the elements of the Development Plan: Site Plan: The proposed development consists of 31 single-family dwelling units, private ~ommon area landscaping including a tot lot and mini-park setting on 2.4 acres of land. A U-shaped private road provides pedestrian and vehicular access to the project from two intersections along the west side of Starward Drive. Each of the units would front onto the interior private street (except lots 30 and 31 which front Starward Drive) with both pedestrian and garage access to each unit coming from the adjacent street. Lots 9 through 16 back onto San Ramon Road and portions of lots 13 through 16 straddle a portion of City surplus land which the developer is currently purchasing from the City, and which is shown on the Vesting Tentative Map and Site Development Review plans (Refer to Exhibit B-2). The site plan has been designed with sensitivity to the adjacent residences on Gunshot Court. The minimum setback between the nearest residential unit on the project site and the nearest home on Gunshot Court would be 95 feet. Reciprocal Easements: The developer has proposed a reciprocal easement approach to the project. This design technique has been used for many years and provides significant usable exterior spaces in excess of those found in an attached product such as a townhouse or a condominium project. This development concept establishes property lines through the standard tentative tract map process and in locating each unit on a legally created lot a standard minimum side yard setback of 3 feet from the property line is maintained. However, each dwelling has an active and a passive side. The active side of the home orients interior spaces to a side or rear yard with the placement of windows and doors to take advantage of the yard areas created. The passive side of the home discourages openings such as windows and strives to create blank walls to preserve privacy. The reciprocal easement technique allows the property owner of one legal lot to "borrow" what would effectively be the unusable or passive side of the adjacent home for yard area. This provides the home with additional borrowed land area (totaling 6 feet) to utilize as exterior yard space. The property owner whose passive yard is being used retains an easement for painting and drainage yet they cannot use the land for outdoor living space. Each unit within the development would be borrowing from the adjacent property. Property line fences extend from the end of the passive side of the home to the rear yard fence and perpendicular side yard fences between the two homes are placed behind the entry so that the active home takes advantages of the common landscaping and entry treatment of the entire 6 foot area both in the front and side garden. Architecture Three distinct two story floor plans proposed ranging in size from approximately 1,361 square feet to 1,721 square per unit, encompassing three or four bedrooms and up to 2 1/2 baths. There are four different elevation types per floor plan and several custom elevations and floor plans to address unique site conditions. 4 . . Floor Plans: Plan One encompasses 1,361 square feet on two floors. The ground floor includes a "great . room" (combined living room/dining room), kitchen, laundry and powder room (1/2 bath). The second floor has three bedrooms and two full bathrooms. Plan Two is similarly configured to the Plan One with the addition of a fourth bedroom on the second floor. Plan Two includes 1, 598 square feet. The largest plan, Plan Three, includes 1,721 square feet with an optional retreat or fourth bedroom on the second floor. The first floor is similar to the first floor on Plans One and Two. Elevations: There are four separate elevation styles for each of the three floor plans. The primary building elements are stucco with window trim and horizontal elements including, brick veneer, shutters, vents, and decorative elements. . The active side of the home carries the trim elements along the entire entrance way to the perpendicular side yard fencing. The architectural features are also "returned" to the perpendicular side yard fence on the passive side of the unit. Custom elevations have been created for the units which side on to Starward Drive and for corner lots, and lot 24. The Applicant is proposing color combinations which will further serve to differentiate the units. Staffhas worked extensively with the Applicant to upgrade the building elevations. Roof Elements: Roof Elements include combinations of hip and gable techniques with one elevation style incorporating a modified "dutch hip" to create visual interest. Roof materials are proposed to be heavy composition shingles which are an upgrade of the roof materials presented on the existing residences to the north . Parking Each single-family residential unit on site has been designed with a two car enclosed garage. To accommodate guest parking, 18 separate individual guest parking spaces have been provided at several parking pockets throughout the project. Five of the units have driveways deep enough to allow one or two guest vehicles to park in the driveway. Assuming that only one guest would park in the driveway, a total of 23 guest parking stalls are available on-site. The Starward Drive frontage can be utilized for an additional 11 guest cars to park. The total available guest parking spaces would, therefore be 34, which is greater than a 1: 1 ratio of guest parking to residential unit. The proposed parking for the Starward proj ect is consistent with the City of Dublin Zoning Ordinance. Landscaping and Fencing Plan Common area landscaping is provided on the lettered lots A through D with Lot A including a tot lot and mini-park setting. All front yard and perimeter landscaping including that along Starward Drive will be installed by the developer and maintained by a Homeowner's Association. Heavy landscaping including dense site and street tree plantings are proposed along Starward Drive. The site yards of lots 1, 3 and 29 which face StaIV/ard Drive area also heavily embellished. The unique elevations proposed for these lots combined with the heavy landscaping will present an overall appearance of an upgraded residential project. Common areas throughout the project will be landscaped similarly to the Starward Drive frontage. 1\reas . of embellished decorative pavement as provided at both driveway entrances at Starward Drive. A large area of embellished decorative pavement is proposed at the tot lot 1 guest parking area adjacent to lot 17. 5 Exterior project fencing on the north, west and south boundaries will match the existing masonry wall along San Ramon Road. The height of the wall on the north and west boundaries will be six feet and the wall height along the south elevation will be seven feet. The interior side yard fencing well be standard 6 . feet good neighbor wood fencing. PARKLAND DEDICATION The Applicant shall be required to pay the Public Facilities Fee and an "in-lieu" fee for neighborhood parks in accordance with Condition No. 78 of the Vesting Tentative Tract Map approval, (refer to Attachment 5). The project includes a private tot lot.and mini-park setting, however, the Applicant will not be eligible for a credit against the Public Facility Fee or the "in-lieu" fee for neighborhood parks for_ the provision of this amenity. El'trvIRONMENT AL ANALYSIS A Mitigated Negative Declaration has been prepared for the project, which focuses on land use compatibility, population and housing, geoteclmical, water and hydrology, air quality, transportation and circulation, noise, public services and utilities, aesthetics, cultural resources and recreational facilities, in addition to all other items normally addressed in a Negative Declaration. A number of measures have been included within the document to ensure that identified environmental impacts can be mitigated to levels of insignificance. A copy of the Initial Study, on which the Mitigated Negative Declaration is based, is included as Attachment 2. Attachment 3 contains the Mitigation Monitoring Program for the proj ect. CONCLUSION The proposed project creates a unique transitional development which will augment the existing single- . family development while providing a buffer to the commercial uses. The development pattern proposed will represent a single-family type of development in keeping with the adjacent residential community. The proposed project will blend well with its surroundings. Staff recommends the City Council adopt the Mitigated Negative Declaration, Mitigation Monitoring Program, and approve the General PI~ Amendment, an Amendment to the Downtown Dublin Specific Plan and introduce the Ordinance adopting the Planned Development Rezoning and Development Plan, (with the Development Plan included as Exhibit B-1 and B-2). ATTACHMENTS: Attachment 1: Site Vicinity map Attachment 2: Initial StudyIMitigated Negative Declaration Attachment 3: Mitigation Monitoring Program Attachment 4: General Plan Policies Attachment 5: Planning Commission Resolution 98-37 approving Vesting Tentative Map and Site Development Review. Attachment 6: Community Meeting summary (g:\pa#980 13\CCST AFF9/1I98) . 6 RESOLUTION NO. 98- / vD /3.0 . A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A MITIGATED NEGATIVE DECLARATION, MITIGATION MONITORING PROGRAM AND APPROVING A GENERAL PLAN AMENDMENT AND AN AMENDMENT TO THE DOWNTOWN DUBLIN SPECIFIC PLAN FOR P A 98-013 THE ST ARW ARD DRIVE SITE WHEREAS, the DeSilva Group Inc, the site property owner, has requested approval of a General Plan Amendment from the "Retail / Office" to the "Medium Density Residential" land use category; a deletion of the site from the Downtown Dublin Specific Plan, and approval to subdivide a 2.4 acre parcel for 3 I single family dwellings and related improvements on land generally located west of Starward Drive, east of San Ramon Road and north of the Shamrock Shopping Center (APN 941-0173-005-02 and City surplus land (with no APN) as shown on Attachment 1); and WHEREAS, a completed application for each of the requested actions is available and on file in the Dublin Planning Department; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared with the finding that with the implementation of mitigation measures contained in the Initial Study, there will be no significant environmental impacts; and . WHEREAS, the Mitigated Negative Declaration and Mitigation Monitoring Program are on file in the Dublin Planning Department; and WHEREAS, the Planning Commission did hold a properly noticed public hearing on said application on August 11, 1998, and did adopt a Resolution recommending that the City Council adopt a Mitigated Negative Declaration, a Mitigation Monitoring program and approve a General Plan Amendment and an Amendment to the Downtown Dublin Specific Plan for PA 98-013, Starward Drive Residential Project; and WHEREAS, a properly noticed public hearing was held by the City Council on September 1, 1998; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the application; and WHEREAS, the City Council did hear and use their independent judgment and considered aII said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby make the folIowing findings and determinations regarding said Mitigated Negative Declaration and Mitigation Monitoring Program: I. The Starward Drive project application will not have a significant effect on the environment with the application of identified mitigation measures, based on a review of the Initial Study and public testimony. . 2. The Mitigated Negative Declaration and Mitigation Monitoring Program have been prepared in accordance with State and local environmental laws and guideline regulations and reflects the independent judgment of the City of Dublin. EXHIBIT A ;< 06 J:3D 3. The Mitigated Negative Declaration and Mitigation Monitoring Program are complete and adequate. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby make the fOllOwing. findings and determinations with regard to the proposed General Plan Amendment: 1. The proposed Amendment is in the public interest and is consistent with the goals, policies and implementing programs of the Dublin General Plan and all of the Elements comprising the General Plan. 2. The proposed Amendment is appropriate for the subject property in terms of land use compatibility, will not overburden public services; and will provide a comprehensive plan for development of the site. 3. The proposed amendment wiII provide new housing opportunities for home buyers which would not be available under the current General Plan Land Use designation of "Retail / Office". This will further goals of the Dublin Housing Element. 4. The Amendment will not have a substantial adverse effect on public health or safety, or be substantialIy detrimental to the public welfare, to be injurious to property or public improvements. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby make the following findings and determinations with regard to the proposed Downtown Specific Plan Amendment: 1. The proposed Amendment to remove the site from the Downtown Specific Plan Area wiII not be detrimental to the Specific Plan and is consistent with the goals, purposes and objectives of the Downtown Dublin Specific Plan by increasing the number of residents within close proximity of the downtown area. This will increase patronage for existing and future businesses in Downtown Dublin. . 2. The proposed development of Medium Density Residential will complement the Downtown Specific Plan by decreasing the amount of vehicular traffic in the area and increasing pedestrian and bicycle traffic to the downtown area by providing higher density housing in close proximity to the downtown area. 3. The proposed Amendment to the Specific Plan is in the public interest and will not have a substantial adverse effect on the public health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, attached as Attachment 2 and 3 to the Staff Report for PA 98-013 and incorporated herein by reference and approves an Amendment to the Dublin General Plan, changing the land use designation on the Starward Drive site from "Retail / Office" to "Medium Density Residential," and approves deleting the Starward Drive site from the Downtown Dublin Specific Plan for PA 98-013, Starward Drive Residential Project. PASSED, APPROVED AND ADOPTED this _th day of , 1998. AYES: NOES: Mayor . ABSENT: City Clerk g:\98013\PCRESOGP . . . :3 4 /3D ORDINANCE NO. -98 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED EAST OF SAN RAMON ROAD AND WEST OF ST ARW ARD DRIVE AND NORTH OF THE SHAMROCK VILLAGE SHOPPI~G CENTER (APN 941-0173-005-02 AND CITY SURPLUS LAND (WITH NO APN) AS SHOWN ON ATTACHMENT 1 AND BELOW) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR THE STARWARD DRIVE RESIDENTIAL PROJECT (P A 98-013) WHEREAS, the DeSilva Group Inc, the site property owner, has requested approval of a General Plan Amendment, an Amendment of the Downtown Specific Plan and Planned Development Rezone/Development Plan (Exhibit B-1 and B-2) to subdivide a 2.4 acre parcel and develop 31 single family dwellings and related improvements on land generally located west of Starward Drive, east of San Ramon Road and north of the Shamrock ViIIage Shopping Center (APN 941-0173-005-02 and City Surplus Land (with no APN) as shown on Attachment I and below); and WHEREAS, the Applicant has submitted a Development Plan as required by Chapter 8.32 of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter; and WHEREAS, the site wiII be rezoned from "Commercial Office" to "Planned Development Single- Family, Medium Density Residential; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared with the finding that with the implementation of mitigation measures contained in the Initial Study, there wiII be no significant environmental impacts; and WHEREAS, the Planning Commission did hold a properly noticed public hearing on said application on August 1 I, 1998, and did adopt a Resolution recommending that the City Council approve and the Planned Development Rezoning and the Development Plan for PA 98-013; and WHEREAS, a properly noticed public hearing was held by the City Council on September I, 1998; and September 15, 1998; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the application; and WHEREAS, on September 1, 1998 the City Council approved a related General Plan Amendment and an Amendment to the Downtown Specific Plan and adopted a Mitigated Negative Declaration and EXHIBIT B 1/ ,./ /30 7 ~V Mitigation Monitoring Program for the project; and . WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City Council makes the following findings: 1. The proposed Planned Development Zoning District meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a desirable use of land and an environment that wiII be sensitive to surrounding land uses by virtue of the layout and design of the architecture and site plan. The Starward Drive Residential Project is within the ranges of medium density residential which is consistent with the City of Dublin General Plan. 2. Development under the Development Plan will be harmonious and compatible with existing development in the surrounding area because the site plan has been designed to fit into the existing neighborhood. Adequate setbacks and complementary architectural designs and landscaping proposed in the Development Plan have been specially designed to enhance and fit into the existing neighborhood. 3. The project site is physicalIy suitable for a residential project in that it is relatively flat, has adequate access and is of a sufficient size to provide housing as well as common area landscaping including a tot lot for the future residents of the project. Additionally, the Development Plan provides for development at a density of 12.9 units/acre is within the density range allowed for Medium Density Residential (6.1 to 14.0 units per acre), which is consistent with the General Plan Land Use Designation . for this site. 4. The proposed Planned Development District wiII not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or welfare because the Development Plan has been designed in accordance with the City of Dublin General Plan. WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, the Dublin City Council does ordain as follows: Section 1: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the following property ("the Property") to a Planned Development Zoning District: Approximately 2.4 acres of land generally located west of Starward Drive, east of San Ramon Road and north of Shamrock ViII age Shopping Center, more specifically described as Assessor's Parcel Number 941-0173-005-02 and City surplus land (with no APN) as shown on Attachment 1 and below. . 2 . . . ~ !1l ~ I ~ 5' ~ /30 A map of the rezoning area is shown below: SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Development Plan (Exhibits B-1 and B-2 hereto) which is hereby approved. Any amendments to the Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. Except as provided in the Development Plan, the use, development, improvement and maintenance of the Property shall be governed by the provisions ofthe Dublin Zoning Ordinance. 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. 3 b 15 /'3D SECTION 5 This ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before the expiration of fifteen (I5) days after its passage, it shall be published once, with the names of the Councilmembers voting for and against same, in local.new$paper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _th day of 1998, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk g:\PA98013\rzord 4 . . . . . . ? ~ /PJ DEVELOPMENT PLAN This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Stanvard Drive Residential Project, located on the east side of San Ramon Road, west of Stanvard Drive, and north of Shamrock Square shopping center (APN 941-0l73-005-02 and City Surplus Land (with no APN) as shown on Attachment 1). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. . This Development Plan is also represented by the Vesting Tentative Map, Site, Landscape and Fencing Plans, and Architectural (floor and elevations) Plans, sheets 1-10 dated received August 3, 1998, 1998 labeled Exhibit B-2 to the Resolution approving this Development Plan (City Council Resolution No. 98-~, and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Downtown Dublin Specific Plan, and provisions of Section 8.32 ofthe Zoning Ordinance are satisfied. 1. Permitted Uses/Site Area/Densities: A 31 unit single family detached project on 2.40 gross/net acres with a density of 12.9 dwelling units to the acre (See attached project plans contained in Exhibit B-2, Development Plan). 2. Conditional Uses: All conditional uses in the Dublin Zoning Ordinance for a PD/ R-l District are conditional uses in this PD District. 3. 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 be. applie~ to the land uses designated in this PD District Rezone. Site Plan & Architecture: See attached floor and elevation plans, sheets 1-10 contained in Exhibit B-2, Development Plan. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 4. 5. Phasing Plan. The project shall be constructed in one phrase of development. If the Developer decides to construct the project in phrases, a phrasing plan shall be submitted for the review and approval of the Community Development Department. 6. Landscaping Plan. Refer to attached landscaping plans included in Exhibit B- 2, Development Plan, Sheet L-l. EXHIBIT B-1 ~ qf /90 7. Development Standards . I Lot Size: varies in size from approximately 2100 square feet to 3400 square feet (see attached Exhibit B-2, Development Plan) II. Building Setbacks: Fro~t ya~ds: from Public right of way: (Starward) from interior roadways: 8 feet 5 feet Side Yards: to property line: between structures: 3 feet 6 feet Rear Yards: mlmmum: average: 4 feet 10 feet III. Height of Buildings: No building or structure shall have a height in excess of 30 feet. IV. Parking: Parking shall be in accordance with Section 8.76 of the City of Dublin Municipal Code except the on-site guest parking shall be maintained in accordance with the approved site development review at all times and enforced through Convenants, Conditions and Restrictions (CC & R's). . V. Reciprocal Easements: The development of this property is predicated on the reciprocal use of side and rear yards through the granting of exclusive use easements. The purpose of this requirement is to utilize the passive side of the home to increase the active exterior open space of the home on the adjacent lot thereby creating increased personal private yard areas. Penetrations to the passive side of the home (windows, etc.) shall be limited, of opaque material, above normal eye level and away from direct line of site to insure maximum privacy. These requirements shall be governed by Convenants, Conditions and Restrictions (CC & R's) to assure compliance and enforceability. 8. Inclusionary Zoning Ordinance: In accordance with the Inclusionary Zoning Ordinance the developer shall be required to pay Inclusionary Housing In-Lieu Fee in the amounts and at the times set forth in City of Dublin Resolution No. 57- 97, adopted by the City Council on May 20, 1997, or in the amounts and at the times set forth in any resolution revising the amount of the Inclusionary Housing In-Lieu Fee. . . . . c; _/ /~O I"V ./ 9. School Mitigation Fee: Prior to the effective date of any tentative map approval, the developer shall enter into a written school mitigation agreement with the Dublin Unified School District. The mitigation agreement shall establish the level of mitigation necessary, the amount of any school impact fees, the time of payment of any such fees and similar matters that impact of the project on schools is satisfactorily mitigated. \:\pa#\9800 13\devplan. 10 c'() /3D Stan\'ard Drive Project . Initial StudylMitigated Negative Declaration Errata Sheet August 4, 1998 The following changes to the Initial StudyIMitigated Negative Declaration are recommended: 1) Mitigation Measure 13 shall be amended to be consistent with the school mitigation condiitons recommended for the Planned Development Rezone. 2)The discussion of impact analysis (p. 43) for Recreation (a) shall be changed from "LS" to "PS/M." . . The DeSilva Group, Inc. /1 ~ /5D . August 3, 1998 Mr. Michael A. Porto c/o City of Dublin City of Dublin - Planning 100 Civic Plaza Dublin, CA 94568 Dear Mr. Porto: This letter shall serve as written comment to the Draft Initial Study for the Starward Drive Residential Project. The comments or questions shall be organized using page numbers as reference. The document for circulation is dated, July 1998. . Page 3, paragraph 3, line 3: ...import offill material would not be required... Page 4, paragraph 1, line 5: I assume that the transfer of property is not a condition of this project. Exhibit 6: I assume that minor changes in site plan are acceptable. Exhibit 7: I assume that minor changes in the landscape plan are acceptable. Page 28, Mitigation Measure 3, bullet 2, I assume that these drainage channels are not required after construction is complete. Page 34, Mitigation Measure 6,b) line 4, ...will ensure that no public safety hazards... (delete the word "all"). Page 39, Mitigation Measure 12, line 1: Painted curbs within a subdivision create long term aesthetic problems as well as maintenance problems. I suggest that this fire lane obligation be dealt with via signage and CC & R enforcement. Page 42, Mitigation Measure 14, line 1: the application indicates the extension of the existing soundwall along San Ramon Road, does this mitigation measure introduce a new wall treatment and is the existing wall painted with graffiti-resistant paint? I suggest that the CC & R's provide language as to graffiti removal and that the existing wall treatment be extended along this project. Thank you for your consideration of these comments or questions. I idan Barry ~ ~oj~~~~a~~~~ ~p . P.O. BOX 2922 . DUBLIN, CALIFORNIA 94568 . 510/828-7999 . FAX 510/803-4322 -, /J- ~ /1;D . . l INITIAL STUDY/MITIGATED NEGATIVE DECLARA TION 1 . i :.... ;J l I -, ,I : J Prepared For City of Dublin J . ! . , l Contact: Anne Kinney, Dublin Planning Department "l I - j l ]. 1 ~:~ :"( Project Starward Drive Residential Project . 1 _.1 General Plan Amendment Downtown Specific Plan Amendment Rezoning Tentative Tract Map Site Development RevieW Transfer of Real Property PA 98-013 J ) --j ... I July, 1998 J J _I . 8-" _._--~--~~- ~-- -- ATTACHMENT 2 -. -. . ;0 ~ /!JD Table of Contents Project Location and Characteristics....................................... .................. ...................... 2 Pr. D .. 2 oJect escnptlon .... .......... ............ ........ ............ ............ .................... ............................ Environmental Factors Potentially Affected .............................................................:..... 15 Determination : ..................... ............ ............ ...... ...... ........................................ .............. 15 Evaluation of Environmental Impacts ......... ...... ............ .................................... ....... ....... 16 Environmental Impacts ........ ........................ ............ .......................... ........ .......... .......... 17 Discussion of Checklist... .... .................. ..,;. ...... .............. .......... ........ .................... .... ........ 23 I. Land Use and Planning ........................................................................23 II. Population and Housing ....................................................................... 25 III. Soils and Geology ................................................................................ 26 IV. Water...... ........ .... ........ ................ .................................. .......... ...... ........ 28 V. Air Quality . ...... ........ ................ ...... ........ .......................... ........ ...... ...... 31 VI. Transportation/Circulation................. ........ ...................... ........ ............ 32 VII. Biological Resources .................... ........ ........................ ...... .... .............. 35 VII. Energy and Mineral Resources ............................................................36 IX. Hazards......... .... ...... ........ ...... ........................................ ........................ 36 X. Noise .... ........ ...... ...... .... ............................ ........ ........ ........ .............. ...... 37 XI. Public Services. .......... ................................ ...................... .... ................ 38 XII. Utilities and Service Systems. .............................................................. 40 XIII. Aesthetics. .................................................. ........ .............. .................... 41 XIV. Cultural Resources..... ...................................................................... .... 42 XV. Recreation. . ...... ............ ................ .................... ...... ................ ...... ........ 43 XVI. Mandatory Findings of Significance .................................................... 43 Initial Study Preparer ............ ............................................ ................ ...... .................... .... 45 Agencies and Organizations Consulted ..........................................................................45 References ....................... ...... ........ .............. ........ .......... .... ...... .... ...... ........ ...................... 45 ,t! ~ /?JD /" ';) City of Dublin . Environmental Checklist! Initial Study Project Location and Characteristics The project site is located between Starward Drive and San Ramon Road, north of Amador Valley Boulevard. The site contains approximately 2.4 acres of land which is owned by the DeSilva Group. The Assessors Parcel Number (APN) for the site is 941-0173-005-02. Surrounding land uses include an Alameda County Flood Control and Water Conservation District Zone 7 flood control channel immediately north of the site. North of the flood control channel single family homes have been constructed. West of the site, San Ramon Road has been built, with the roadbed elevated approximately seven (7) feet from the project site. A multi- family housing complex exists west of San Ramon Road. East of the site lies a single story professional office building and a vacant parcel of land. A major retail commercial shopping center (Shamrock Center) has been built south of the project site. Exhibit 1 depicts the project location. The site is presently flat, having been graded prior to this application being filed. Trees have been planted along the southerly property line of the site with a small number of other trees . scattered throughout the perimeter of the site. The site has a major expanse of frontage along Starward Drive and roadway improvements have already been installed adjacent to Starward Drive, including curb, gutter, sidewalk and street lighting. Existing site elevations are approximately 362 feet above sea level, although the site does have a slight but distinct slope toward Starward Drive, which has an elevation of approximately 359 feet above sea level adjacent to the project site. Exhibit 2 depicts existing site conditions. Project Description The project involves a proposal to amend the City's General Plan, to amend the Downtown Specific Plan and rezone the project site to allow the development of single family homes on the site, along with associated improvements typical of a residential development. Exhibit 3 depicts the proposed General Plan Amendment and Rezoning. Exhibit 4 shows the proposed Amendment to the Downtown Specific Plan. The project would consist of thirty-one (31) residential lots and five (5) lettered lots on the site. A detached single family home would be constructed on each of the lots. Lettered lots "A" through "F" would be devoted to permanent landscaping within and adjacent to the subdivision and Lot "E" would be reserved for a private road providing vehicular and pedestrian access into the project site The road would be 24 feet in width. Exhibit 5 depicts the proposed Vesting Tentative Tract Map which would subdivide the site, if approved by the City of Dublin. . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 2 July 1998 .... -. . /s~. /33 I) The private road would be constructed in a "U" shaped configuration, with two intersections along the west side of Starward Drive, as indicated on the Vesting Tentative Map. Residential lots and associated driveways would then front on the interior private road. Lots sizes are proposed to be varied, ranging in size from 2100 square feet to 3400 square feet each. Exhibit 6 shows a conceptual site plan for the project. Dwellings proposed for the site would consist of two-story dwellings, each with an attached two car garage. Preliminarily, houses would range in size from 1350 square feet to 1663 square feet. Anticipated sales prices would be in the range of $275,000 to $325,000. The proposed project would include grading of the site to promote improved on-site drainage. The preliminary grading plan indicates that grading would be balanced on the site, meaning that import of fill material would be required nor would material need to be exported from the site. The proposed project would also involve construction of related improvements as part of the subdivision, including underground water, sewer, drainage, natural gas and telecommunication facilities. The project developer would install landscaping along the Starward Drive project frontage as well as the front yards of each dwelling. A landscaped tot lot would be provided on Lot A for use by residents. Landscaping would be maintained by a Homeowners Association. Exhibit 7 depicts the conceptual landscape plan for the project. The project developer anticipates that the entire project would be built in a single phase of development, with the homes ready for occupancy by Fall, 1999. To allow the construction of the proposed project, the applicant has requested the following approvals from the City of Dublin: A General Plan Amendment to change the General Plan Land Use Map designation from "Retail/Office" to "Medium Density Residential (6.1-14.0 dwellings per acre);" An Amendment to the Downtown Dublin Specific Plan to delete the project site from the Specific Plan area; A Zone Change from "C-O (Commercial Office)" to "Planned Development (Medium Density Residential);" . A PD-Planned Development overlay on the site (confirm); Site Development Review (SDR) for 31 single family residences; A Vesting Tentative Tract Map to create 31 lots and six lettered lots. If the approvals described above are granted, the applicants would then apply for encroachment, grading and building permits from the City of Dublin, necessary utility connection permits from the Dublin San Ramon Services District and encroachment pennits from Alameda County Flood Control and Water Conservation District 7. . . . . . . Dublin Planning Department Starward Drive ProjecVlnitial Study PA 98-013 Page 3 July 1998 )b rf /j~ The project would also involve a transfer of real property between the City of Dublin and the . property owner. The City presently owns a small parcel of land approximately 0.03 acre) located on the west side of the site, adjacent to San Ramon Road. The site is identified on Exhibit 8. This site was dedicated to the City as a slope easement. It is the intent of the City to declare this site as surplus and transfer ownership to the DeSilva Group. This transfer would occur prior to or simultaneously with the consideration of the Vesting Tentative Tract Map. The Starward project has been designed with a retaining wall along a portion of the westerly property line to eliminate the need for the slope easement. . . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 4 July 1998 .. PROJECT ~:to. SITE L.-~ ;l:J ~ t::::l f-58O . -. ) I d /3D . :) ~ -r Exhibit 1 Project Location Starward Drive Project V1CINI1:V MAP au , I I I + !;~i:,i!,!:!I~1 ~\ \ \\r :.~ <'. .:" ' ..>.. \... ,:....... ..... \ \.'~r''''~''''''''''''.: . ,',1 ...:..k..::, ". \. - y f,. DRAPER . (............ ......., /N'~.i!H;i~.rt\<;~.~~\ ,~:.__ //n \.............\.....\ ; ..r~.~.~.~~., j ;l~l ~ ":. "li':f..:.,.::: ""~~"'" ."".:'- '''7-/:-: . " :"'; !:::: .... ..... ""! !1#i~;l : i i \ ." 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':/.: - : , \:.., ,,;.<: ...- J,f}n +~;.. ~':,j \.~,,'" 1;~~~~~~~~~~(t~i~R~01~i5~~;:: ................(..........~~:.~.~...~~~~. &~ CO. ,.. CROSS -I- ~ ..~ ["SlING IIVUllHG EXISTING CONDITION MAP - TRACT 7029 Il\JIIU4. OAU'OlVIA DAn. .u. 11. _ !' -I- .... o U ~ o ei > .... ,I ,- .... t _ .: .. i , . 1 ...,..." ..... - .. ... CROSS [IOSlING IIUlllllNQ '-...... ~ \::,\ '-.... \)~ \.) Exhibit 2 Existing Conditions Starward Drive Project /7 qf /J;D . ..... :. . Exhibit 3 General Plan Amendment/Rezoning Starward Drive Project ~o :/ /~D 0\ !./ . , r-- .."...- \' . -,; \,'~~: - ' , ' ./-. ',' -\ '../\ --- '- \', \.\ '" " .,{' ;;, ......:::::-' '\"" ".' \~:,""~'~~-' / ~, ._' ~'\ :;h'~~' proposed Deletion froUl ://-:>~~~".: ;:..~{~o-, ~....:::: '. . S "f" PI ,,\ .r~\.' " , Downtown peCl 1C an" :';"0 ~~ ~~~\ <? ,'" \ . 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'" ,I\i' \, ",., ,. ~ /.- , ~./ ' ... <~,-,:,-/, ~ -- . \/ {/;1,;'.J ".'1\ . ,. '''"- (...-'- ("\ \ - - --"- --- ~'- -, - - . //B 1, '0"""'""\,." --- ,....',.. ~ ," .. ,,/'" . "",-, -", -'. -- ",,- / .' -- ---~ ~"- ~ .--/'/r-'.\\I r-' "~-v-.?-:;~_.;;;;-~.::C/.~ /--::;.~---' ". L" '11/; ", ._~~~.::;:::::-. :;/ ~. ..' ' . .. ~.....=- - - - --;::.- - ~ / ~ ," .. .-7~ -..../ ~ ''--~ -------- ~ -,/ .. /~ . Exhibit 4 specific plan Amendment Starward Drh'e project . + ~I.LM.Af ... ~:;t -- J)~~!!,A=A _'::"tm :~l~ ~OlLB:ll. .. . ... ."::1:" I 11M'" ._---~ ..-.., n2I!Q~ .. .... .. -:l~1Jt ..... ~~~ .----r-V!.;... ..-.., IE.!UIOlU:E ....- ~. .. I --=-I rOlJJ:~_- '-.. ~~!!-ff , . ..... ....:...................... ., \':J.~::]..........: I. ',. ROPER ..~ t:.: ,,' j"f'. ....\.!;.q:: t... '\ t"'ORAPER I I .1 t~t____t__ .. ." ! o U N :> o 15 > ..../ ....N ,.... .", I " " ...................l..~..........~~.~.~.~...~.^.~~. &4 co. .. 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(16 Gab\1 -__=:kado/ 0.0_ ~ r..., --' ,-.-, llpedrr*l Tree. ~9.~~ '-' , .......__ "'-"'-1 ......._-~"-rl Acconl T''''115 Gallon) --~. or--., __SOl _I __ _801.,...._ lave s_: __If'_ ____01 '~__rr_ '9__T._'~_ '___fSNnr~ -:"~.i-, :;::~- -;;:..~- ~~~--, f_ ,r.:;;;u::.;iEoa_, f"""'_~ -- '__, ___ -J AcconlS_: ==-~- ,-:='.t=r=.., ~~_.~=-'-I'"" V1Me ond EopoII...: ~~~~_-, '--""" -... ::..;;;;;....-:e..,. ~~" _ r_ ~. flmrlU ~_t_..--, Sod 1.JIWn: CJ Oloef-toIf'__oad_ ~ o O? . ~ --, .........- ,-- ....,"""..-,.... ...........<:....... ,...,..,., 2: ~ ~ 5! :1 >- ~ ! a: 0.. i Q a: ; a: j$ en ! ~i IE ~ ; g I 0 ( ~:~. I ";;... ~ ..11 ~ Exhibit 7 c\ Conceptual Landscape Plan ~ Starward Drive Project ~' ~ Q,) \.ooa ~ , .- \.ooa~ Q,).~ ~Q rn- =;... ~ e.;l \.ooa '? c- .... r - ~'"d~ ~Q,)-d . .... rn _ ~ 0 ~ ..... p. ~ ,:::. 0 - ~\.ooa~ ~~tn , . -, \. ~! ~I ~~ , f t !'.'" ~ c: l.l " i '" ;I .. .' ',i'<' t + ","0''''' J' ' + .."., '," "_ _,i- T~"'+"'f.,!,,;;;;,;~:-:1:; ;/. 4.~;:- .' ...................,..;ii "",..." ." .. 1:' ,- '~" ,'" ~:i,;;~~..t~;,~:,::,;~~~~~~:f~:~<;}/~:\~);;"" \ c:';;;~~\~7;~f';~~;-:f:;; ;:,<; , , '<~; ,'(1. "-:-~" + - . 't. . ".' ". ' . '" '_ .. ............' ' " ,-,\1-' \, '+' \, I '. ' ~\~,~" v--" ,,~', '~''; ~" ,~~" t ,<,~Jit\)::~{;,~;,~\:i.. ~ · ;:'ft~~ ~ _/_,J/ '., .' '..>':" -fJ =' ," ...., ......- ;,<:'?"'/,' I' ,"" '". ',,-~" os -':' r;. '-. .-." .. ..,' ." ,," ~ , . . , ,.. '" ~1:(ttt~Ji~~iifii1~li10 ' ~.. .:.,,{,;i~~ ~:'.,.', ' , :' ~}~>.;; ~_''''.. ..__."."P ,.... ,,<"'''''''' .,_ "".." 'l""'<' .\.. .." - '. ~ ;1 " ,:",-,':~5:~'"'-!""'\~7~~';r';r~f~f 'lf~~t~if'lfi~,"l?i .... , " ~ \ .. a '" ~ ::: ---~ -. . . 1. Project description: 2. Lead agency: 3. Contact person: 4. Project location: 5. Project sponsor: 6. General Plan designation: 7. Zoning: 8. Surrounding zoning and uses: North: South: East: West: /} I'" ;-t!' / ~t> (1../ Cl A General Plan Amendment changing the Land Use Map designation from "RetaiVOffice" to "Medium Density Residential"; an amendment deleting the project site from the Downtown Dublin Specific Plan; rezoning the project site from "Commercial Office" to "Planned Development (Medium Density Residential)"; a Planned Development to create specific development standards for the project; consideration of Site Development Review for 31 single family residences; consideration of a Vesting Tentative Tract Map to create 31 numbered lots and six lettered lots; and transfer of real property between the City of Dublin and the project developer. City of Dublin 100 Civic Plaza Dublin CA 94568 Anne Kinney, Assistant Planner Between San Ramon Road and Starward Drive, north of Amador Valley Boulevard APN 941-0173-005-02 DeSilva Group Existing: RetaiVOffice Proposed: Medium Density Residential (6.1-14.0 dwellings per acre) Existing: C-O, Commercial Office Proposed: P-D (Planned Development, Medium Density Residential) R-1-B-E, single family dwellings C-1, shopping center C-O, office and vacant Planned Development, multiple family complex 9. Other public agency required approvals: The following additional approvals are required: . Building and grading permits (City of Dublin) Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 13 July 1998 Pi 1f /3D . Encroachment pennits (City of Dublin) Pennits for storm drain outfall to flood control channel (Zone 7) Utility connections and pennits (Dublin San Ramon Services District) . . Dublin Planning Department Starward Drive ProjecVlnitial Study PA 98-013 Page 14 July 1998 . . . ... -. -. . ?;;:t /fo Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "potentially significant impact" as indicated by the checklist on the following pages. x Land U seIPlanning x Transportation! x Public Services Circulation x Population/Housing - Biological Resources x Utilities/Service Svstems X Geotechnical - Energy /Mineral x Aesthetics Resources x Water - Hazards x Cultural Resources x Air Quality X Noise x Recreation - Mandatory Findings of Significance Determination (to be completed by Lead Agency): On the basis of this initial evaluation: _ I find that the proposed project could not have a significant effect on the environment and a Negative Declaration will be prepared. ..x I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A Negative Declaration will be prepared. _ I find that although the proposed project may have a significant effect on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain to be addressed. _ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed project. Signature: ~iL: Date: -6/2i/7l- , Printed Name: ANJ>I~ t!./;J,.!t:1 . For: Dublin Planning Department Starward Drive ProjecVlnitial Study PA 98-013 Page 15 July 1998 ~~gD Evaluation of Environmental Impacts . 1) A brief explanation is required for all answers except "no impact" answers that are adequately supported by the information sources a lead agency cites in the parenthesis following each question. A "no impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "no impact" answer should be explained where it is based on project-specific factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "potentially significant impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" implies elsewhere the incorporation of mitigation measures has reduced an effect from "potentially significant effect" to a "less than significant impact." The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant . level. 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA processes, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist. 6) Lead agencies are encouraged to incorporate the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the document in substantiated. A source list should be attached and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form and lead agencies are free to use different forms. . Dublin Planning Department)Starward Drive Project/Initial Study PA 98-013 Page 16 July 1998 ,. . . c29/; :3D Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of sources used to determine each potential impact at the end of the checklist) Note: A full discussion of each item is found following the checklist. Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitigated X X X X X X X X X X X X X X X X 1. Land Use and Planning. Will the project a) Conflict with general plan designation or zoning? (Source: 1) b) Conflict with applicable environmental plans or policies adopted with jurisdiction over the project? (Source: 1) c) Be incompatible with existing land use in the vicinity? (Source: 1, 7) d) Affect agricultural resources or operations (soils or farmlands or impacts from incompatible uses)? (Source: 7) e) Disrupt the physical arrangement of an established community (including low income or a minority community)? (Source: 7) II. Population and Housing. Would the project: a) Cumulatively exceed official regional or local population projections? (Source: 1, 5) b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? (Source: 1, 7) c) Displace existing housing, especially affordable housing? (Source: 7) III. Soils and Geology. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (Source: 2 ) b) Seismic ground shaking? (Source: 2) c) Seismic ground failure? (Source: 2) d) Seiche, tsunami, including liquefaction? (Source: 2) e) Landslides or mudflows? (Source: 2) f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? (Source: 7) g) Subsidence of land? (Source: 2) h) Expansive soils? (Source: 2) Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 17 July 1998 i) Unique geologic or physical features? (Source:2,7) IV. Water. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface run-off? (Source: 7) b) Exposure of people or property to water related hazards such as flooding? (Source: FEMA map)) c) Discharge into surface waters or other alteration of surlace water quality (e.g. temperature, dissolved oxygen or turbidity)? (Source: 6, 7) d) Changes in the amount of surlace water in any water body? (Som:ce: 6, 7) e) Changes in currents or the course or direction of water movements? (Source: 7) f) Changes in the quantity of ground waters, either through direct additions or withdrawals, or through substantial loss of groundwater recharge capability? (Source: 7) g) Altered direction of rate of flow of groundwater? (Source: 6) h) Impacts to groundwater quality? (Source: 6) i) Substantial reduction on the amount of groundwater otherwise available for public water supplies? (Source: 6) V. Air Quality. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (Source: 1) b) Expose sensitive receptors to pollutants? (Source:8 ) c) Alter air movement, moisture, temperature, or cause any change in climate? (Source: 7) d) Create objectionable odors? (Source: 7) VI. Transportation/Circulation. Would the proposal result in? a) Increased vehicle trips or traffic congestion? (Source: 3) ?,j;~D Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitigated X X X X X X X X X X X X X X X . . . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 18 July 1998 .-. -. b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. fann equipment)? (Source: 5) - c) Inadequate emergency ac.cess or access to nearby uses? (Source: 5) d) Insufficient parking capacity onsite or offsite? (Source: 7) e) Hazards or barriers for pedestrians or bicyclists? (Source:5, 7) f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? (Source: 1) g) Rail, waterborne or air traffic impacts? (Source: 7) VII. Biological Resources. Would the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals and birds)? (Source: 7) b) Locally designated species (e.g. heritage trees)? (Source: 7) c) Locally designated natural communities (e.g. oak: forest, coastal habitat)? (Source: 7) d) Wetland habitat (e.g. marsh, riparian and vernal pool)? (Source: 7) e) Wildlife dispersal or migration corridors? (Source: 7) VII. Energy and Mineral Resources. Would the proposal: a) Conflict with adopted energy conservation plans? (Source: 1,6) b) Use nonrenewable resources in a wasteful and inefficient manner? (Source: 8) c) Result in the loss of availability of a known mineral resource that would be of future value to the region and residents of the State? (Source: 8) . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 a;fJD Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitil:rated X X X X X X X X X X X X X X Page 19 July 1998 IX. Hazards. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances including but not . limited to oil, pesticides, chemicals, or radiation? (S~urce: 4) b) Possible interference with an emergency response plan or emergency evacuation plan? (Source: 5) c) The creation of any health hazard or potential health hazards? (Source: 5,7) d) Exposure of people to existing sources of potential health hazards? (Source: 4) e) Increased fIre hazard in areas with flammable brush, grass or trees? (Source: 5) X. Noise. Would the proposal result in: a) Increases in existing noise levels? (Source: 7) b) Exposure of people to severe noise levels? (Source: 1, 7) XI. Public Services. Would the proposal result in a need for new or altered governmental services in any of the following areas? a) Fire protection? (Source: 5) b) Police protection? (Source:5) c) Schools? (Source: 5) d) Maintenance of public facilities, including roads? (Source: 8) e) Other governmental services? (Source: 8) XII. Utilities and Service Systems. Would the proposal result in a need for new systems or supplies, or substantial alterations in the following utilities? a) Power or natural gas? (Source: 6) b) Communication systems? (Source: 6) c) Local or regional water treatment or distribution systems? (Source: 6) d) Sewer or septic systems? (Source: 6) e) Storm water drainage? (Source: 6,7) f) Solid waste disposal? (Source: 6) g) Local or regional water supplies? (Source: 6) Xill. Aesthetics. Would the proposal: a) Affect a scenic vista or view? (Source: 7) I -,?"'/./~D ././ ./ Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitigated X X X X X X X X X X X X X X X X X X X X . . . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 20 July 1998 ... b) Have a demonstrable negative aesthetic effect? (Source: 7) c) Create light or glare? (Source: 7) XIV. Cultural Resources. Would the proposal: a) Disturb paleontological resources? (Source: "8) b) Disturb archeological resources? (Source: 8) c) Have the potential to cause a physical change which would affect unique ethnic cultural values? (Source: 8) d) Restrict existing religious or sacred uses within potential impact area? (Source: 8) XV. Recreation. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? (Source: 6) - b) Affect existing recreational opportunities? Source: 6) ~-. XVI. M;andatory Findings of Significance. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? .. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 .33)/5V Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Miti!zated X X X X X X X X X . X Page 21 July 1998 c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in . connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? 3f/j; 37:/ Potentially I Potentially Less than No Significant Significant Significant Impact Unless Impact Mith!ated X X . Sources used to determine potential environmental impacts 1. Dublin General Plan or Zoning Ordinance 2. Preliminary geotechnical analyses prepared by Berlogar Geotechnical Consultants (1998) 3. Downtown Traffic Fee Analysis prepared by TJKM Associates (1996) 4. Level I Hazards Analysis, ACC Consultants (1997) 5 Communication with appropriate City of Dublin Department(s) . 6. Communication with appropriate service provider or public agency with jurisdiction 7. Site visit 8. Other source . Dublin Planning Department Starward Drive ProjecVlnitial Study PA 98-013 Page 22 July 1998 .. -. . , :)S//JD Attachment to Starward Drive Initial Study PA 98-013 Discussion of Checklist Legend PS: Potentially Significant PS!M: Potentially Significant Unless Mitigated LS: Less Than Significant Impact NI: No Impact I. Land Use and Planning Environmental Setting Existing Land Use The project site consists of 2.4 acres of vacant land in the central portion of Dublin. The site is presently vacant and was previously occupied by a single family residence. Surrounding land uses include a County Flood Control District open channel and single family homes to the north, San Ramon Road and multi-family residences to the west., a shopping center (Shamrock Village) to the south and a single story office and vacant land to the east. As part of the project, the developer would construct a solid masonry wall along the north, west and southerly property lines. Although the primary purpose of the wall would be for noise attenuation, construction of the wall would also provide a land use buffer between the proposed project and surrounding uses. Regulatory Framework Land use and development of property is governed by the Dublin General Plan, adopted in 1985 and amended since the original adoption date. The General Plan land use classification for the project site is "Retail/Office", which is intended to promote commercial shopping centers, service stations, business and professional offices and similar uses. The Retail/Office land use designation typically does not pennit residential uses except in portions of the Downtown area. Surrounding General Plan land use classifications include "Low Density Single Family Residential" to the north, "Retail/Office" to the east and south and "Medium Density Residential" to the west. One of the primary methods of implementing the General Plan is through the City's Zoning Ordinance, which regulates land use, building height and setbacks, parking and other development standards in confonnity with the General Plan. The Dublin Zoning Map designates the project site as "C-O (Commercial Office)," consistent with the General Plan designation. The C-O district allows a range of retail commercial and office land uses, including but not limited to banks and fmancial services, blueprint shops and similar uses. Surrounding zoning designations include "R-I-B-E-Low Density Residential, Combining District" to the north of the project site; "Planned Development (Multi-family)" west of the site and "C-l, Retail Business District" south of the site and "Commercial Office" to the west. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 23 July 1998 )b//3D The project site is also included within the Downtown Dublin Specific Plan, which was adopted . in 1987 for the purposes of enhancing the appearance and economical vitality of the downtown portion of the Dublin. As part of the proposed project, the applicant has requested a General Plan Amendment and rezoning to allow the type and density of residential uses proposed for the project. The applicant has also requested an amendment to the Downtown Specific Plan to exclude the project site from the boundary of the Specific Plan area. Details regarding the requested General Plan Amendment, rezoning and Specific Plan Amendment are contained in the ~oject Description of this Initial Study. Proiect Impacts a) Conflict with general plan designation and zoning? PS/M. The proposed project would not be consistent with the Dublin General Plan, Zoning Ordinance or Downtown Specific Plan as presently adopted. Although applications have been flied to amend the General Plan, amend the Downtown Specific Plan and rezone the site, such actions may only be approved by the Dublin City Council with recommendations on these actions made by the Planning Commission. Proposed density of the project would be 12.9 dwelling units per acre, which would be consistent with the Medium Density Residential General Plan land use category, which pennits residential units up to 14.0 dwellings per acre. Similarly, the proposed project is not consistent with the Commercial Office zoning on the site nor with the intent of the Downtown Specific Plan to construct office and/or retail commercial uses on the site. There is therefore a potentially significant impact with respect to consistency with the General Plan, Downtown Specific Plan and Zoning Map and the following mitigation is recommended to ensure consistency with the . City's General Plan, Downtown Specific Plan and zoning ordinance which would reduce this impact to a level of less than significance. Mitigation Measure 1: Prior to or concurrently with the approval of the proposed Vesting Tentative Tract Map for the project, the City of Dublin shall have amended the General Plan to a Medium Density Residential designation, rezoned the project site to a Planned Development District and amended the Downtown Specific Plan to exclude the site from the Specific Plan area. b) Conflict with applicable environmental plans or policies? NI. This Initial Study represents full California Environmental Quality Act compliance with regard to the project. The City of Dublin has adopted no other city-wide or specific environmental plans or policies which would affect this application. c) Incompatibilities with existing land use in the vicinity? LS. The proposed residential subdivision would be consistent with existing development patterns in the area by extending the existing single family development pattern south to encompass the project site. Existing residences north of the project site would be separated from residences on the proposed project by a distance of approximately 115 feet In addition, the project developer proposed a solid barrier wall along the northerly property line to provide an additional buffer between the two properties. Although potential land use incompatibilities could be created between the proposed single family development and existing commercial development to the south, the proposed construction of a solid masonry wall along the southerly property line of the project would reduce land use impacts to a level of less than significance. No land use compatibility impacts . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 . Page 24 July 1998 ,.. . . 39//30 are anticipated regarding the existing office building to the east, since the majority of dwellings within the proposed project would have side yards fronting onto Starward Drive. Since the developer has proposed construction of property line barrier walls as part of the project, no additional mitigation measures are proposed. If approved, the project would have the effect of increasing the resident population near the downtown area, which would assist in furthering objectives of the Downtown Plan. d) Effect on agricultural operations or soils? NI. The site has been vacant for a number of years an.d has been slated for commercial or office development. There is no recent history of agricultural production. No agricultural operations exist on surrounding properties. Therefore, no. impacts are foreseen and no mitigation measures are required. . e) Disruption of physical arrangement of an established community? NI. The project site is located adjacent to a major shopping center complex to the south, a high speed arterial roadway (San Ramon Road) to the west and a major flood control facility to the north. It would therefore not disrupt any existing established community and no impacts are anticipated. II. Population and Housing Environmental Settin~ The city population as of January 1, 1996 was estimated by the State Department of Finance to be 26,267. Significant population growth is anticipated for the community based on planned residential growth in east Dublin, where the City has approved a specific plan calling for residential growth. According to the Association of Bay Area Governments (ABAG), the total population of Dublin is expected to increase to 35,200 by the year 2000, to 49,400 by the year 2005 and 58,900 in the year 2010. Proiect Impacts a) Cumulatively exceed official regional or local population projections? LS. The project site is relatively small in size, approximately 2.4 acres, and would not have an appreciable affect on the city-wide population base. Based on a person per dwelling unit factor of 3.2 (taken from the adopted Land Use Element), up to 99 new residents could be located on the site at project build out. The number of new residents generated by the proposed project would fall within the parameters of anticipated population growth as outlined in the Environmental Setting section, above. b) Induce substantial growth in an area, either directly or indirectly? NI. The project site is considered as an "infill" site and is surrounded by existing single and multi-family development and commercial development to the south. The site has been slated for office or commercial development for many years and will therefore not be considered a growth inducing project. No mitigation measures are required. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 25 July 1998 3)1 /;3D c) Displacement of existing housing, especially affordable housing? NI. The project site is . presently vacant. and no housing units would be displaced. Therefore, no impacts would occur and no mitigation measures would be required. ill. Soils and Geology Environmental Setting [Note: the following information is based on a Geotechnical and Fault Investigation for the site prepared by Berlogar Geotechnical Consultants, July, 1997.) Overall geology The project site is situated within the central part of the Coast Ranges geomorphic provinces, which is characterized by a series of parallel, northwesterly trending folded and faulted mountain chains. In this part of the province, the relatively flat Amador Valley is underlain by alluvial deposits. Folding and faulting of the hills within the region is attributed to the result of prehistoric tectonic forces causing major uplifts. Faulting The Coast Range geomorphic province is seismically dominated by the presence of the active San Andreas Fault system. The San Andreas Fault system is the general boundary between the northward moving Pacific tectonic plate and the southward moving tectonic plate. Within this portion of the Bay area, nearby known active faults include the San Andreas, Hayward and Calaveras faults. In the immediate vicinity of the project site, the Calaveras fault is located approximately 100 to 150 feet west of the project site. The Hayward and San Andreas faults lie approximately 8 and 26 miles, respectively, southwest of the site. . The western portion of the site is located within a State of California designated seismic "Special Studies Zone" for the Calaveras fault. Recent trenching on the site completed by the applicant's geotechnical consultant revealed that no traces of possible faulting adjacent to the trench. Soils Fill material has been previously deposited on the site. An analysis of the fill material indicates that the material is poorly to well compacted with significant amounts of wood, concrete and construction debris contained in the fIll. Native soils material include alluvium interbeded with sand, gravel, silt and clay layers. Dark brown clay layers were encountered by the geotechnical consultant at levels of 4 and 10 feet below surface levels. Moderately expansive soils were identified on portions of the site. Liquefaction potential Liquefaction is the temporary transformation of a saturated, cohesionless soil into a viscous liquid during strong ground shaking during a major earthquake. Sandy and silty soils encountered at the site were found to be either dense and stiff or clayey enough to preclude liquefaction. The geotechnical report rates the risk of liquefaction on the site as low. . Dublin Planning Department Starward Drive Projectflnitial Study PA 98-013 Page 26 July 1998 I /?C? 1/1 '30 .// /' . Project Impacts a) Is the site subject to fault rupture? LS. Although portions of the site are located within a Special Studies zone for seismic hazard, no evidence of active faulting has been found on the site by the applicant's geotechnical engineer. The geotechnical report concludes that the risk of ground rupture from active fault appears low. Dwellings proposed for the site would be required to comply with seismic requirements established by the Uniform Building Code. Therefore, based on the geotechnical report, significant impacts are not anticipated and no mitigations are required. b) Is the site subject to ground shaking? PS/M. As is true of the majority of structures in the Bay area, dwellings constructed on the.project site would be subject to moderate to severe ground shaking during earthquakes. According to the geotechnical report, the structural integrity of the proposed buildings would be a primary factor in detennining possible seismic damage due to groundshaking. Groundshaking is a hazard which cannot be eliminated, but can be mitigated to a level of less than significance based on adherence to the following mitigation measure: Mitigation Measure 2: All dwellings constructed on the project site shall conform with Uniform Building Code Standards for Seismic Zone 4. c) Is the site subject to seismic groundfai/ure? LS. Based on the geotechnical reports prepared for the project, the risk of ground failure is anticipated to be low. Enforcement of provisions of the Uniform Building Code and recommendations contained in the geotechnical report prepared for the project will serve to reduce potential impacts of seismic ground failure to a less than significant level. No mitigation measures are required. -. d) Is the site subject to seiche, tsunami hazards, including liquefaction? LS. The geotechnical report prepared for the project concludes that the risk of liquefaction on the site is low. Since the site is not located adjacent to major bodies of water, there is also very low risk from seiche or tsunami events and no mitigation measures are required. e) Is the site subject to landslides or mudflows? NI. The site is relatively flat although moderate slopes exist along portions of the westerly boundary of the site. Proposed grading for the project would be constructed in conformance with engineering specifications and recommendations contained in the geotechnical report for the project as well as Uniform Building Code requirements. Therefore, any potential impacts from landslides would be considered less than significant, and no mitigation measures are required. f) Is the site subject to erosion, changes in topography or unstable soil conditions? PS/M. The site, as it presently exists, is reasonably flat with a gradual slopes on the westerly side of the property. A regional open drainage facility exists immediately to north of the site. The applicant has indicated that the site will be graded in order to provide for future building pads, roads, parking areas and similar features. Estimated grading quantities would include moving approximately 4,000 cubic yards of material on the site. Without appropriate mitigation, erosion could result into the adjacent flood control channel, onto Starward Drive and onto the commercial property to the south. The following mitigation measure is proposed to limit impacts related to water-borne erosion. . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 27 July 1998 !/O/13V Mitigation Measure 3 The project developer shall prepare and the City shall approve an . erosion and sedimentation control plan for implementation throughout project construction. The plan should be prepared in accordance with City of Dublin and RWQCB design standards. The plan, at a minimum, should include the following: . All disturbed areas should be immediately revegetated or otherwise protected from both wind and water erosion upon completion of grading activities; . Stormwater runoff should be collected into stable drainage channels from small drainage basins to prevent the build up of large, potentially erosive stormwater flows; · Specific measures to control erosion from stockpiled earth material; · Runoff should be directed away from all areas disturbed by construction; . Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into off-site drainage culverts or channels.; . Major site development work involving excavation and earth moving for construction shall be done during the dry season, except as may be approved by the City Engineer Adherence to Mitigation Measure 3 will reduce potential erosion impacts to an insignificant level. g) Subsidence of land? LS. Minimal subsidence will occur, according to the preliminary geotechnical report prepared for the proposed project. No impacts are anticipated and no mitigation measures are required. h) Expansive soils? LS. Surficial soils on the adjacent site have been identified as having a moderate expansive potential. These soils generally tend to shrink, crack and become hard when dry, and expand and become softer when wet. Expansive soils have the potential to damage . building foundations and other improvements if specific construction techniques are not followed. The geotechnical report for the project recommends appropriate construction techniques to ensure that any negative effects of expansive soils can be reduced to a level of insignificance. No mitigation measures are therefore required. i) Unique geologic or physicalfeatures? NI. None have been identified on the site, based on a field visit and no mitigation measures are required. Unique geologic features include significant rock formations, hills and similar features. IV. Water Environmental Setting No surface water exists on the site. The nearest smface water source is an unnamed open flood control channel which forms the northerly and westerly boundary of the site. This facility has been constructed by the Alameda County Flood Control and Water Conservation District Zone 7 as a regional drainage facility and continues to be maintained by the District. According to a representative of Zone 7, the project site, as well as the remainder of the Tri- Valley area, is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15 and 500 feet but is no longer used as the primary source of domestic water in the area. Zone 7 is presently finalizing plans to store treated wastewater within the aquifer during winter months, which will be pumped out and used for landscape irrigation during dry, summer . months. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 28 July 1998 .. .. . I. YJ / DC) The Flood Insurance Rate Map (FIRM) prepared for this portion of Dublin indicates that the site is subject to flooding during 500 year flooding events. Water is supplied to the community by the Dublin San Ramon Services District (DSRSD), headquartered in Dublin. DSRSD maintains a variety of facilities to distribute water throughout the District's service area. Facilities include reservoirs, water turnouts, pumping stations and pipelines to deliver water to customers. The District obtains water from an agreement with Zone 7 of the Alameda County Flood Control and Water Conservation District (Zone 7). Zone 7 is ~ multi-purpose agency that oversees water issues in toe Tri- Valley area, including supplying treated water to four retail water agencies, providing flood control protection and managing underground water resources in the area. Zone 7 presently obtains water from three sources: State Water Project, local surface water and local groundwater. Project Impacts a) Changes to absorption rates? LS. The site is currently vacant and water percolates into the groundwater table. Development of the proposed project will add impermeable and impervious surfaces on the site in the form of residences, garages, driveways, walkways and similar hard surfaces. This will result in higher quantities of storm water runoff which must be accommodated by the local drainage system. Preliminarily, storm water will likely be directed off-site, into an existing public storm drain system within Starward Drive. Ultimately, storm water from the project would be discharges into the unnamed Zone 7 facility north of the project site. Prior to approval of a final subdivision map or issuance of building permits, the project applicant will be required, by City regulation, to submit and have approved a drainage and hydrology study which will include detailed calculations regarding the amount of storm water anticipated to be generated and the ultimate disposition of the water. The project developer would also be required to obtain necessary permits from Zone 7 to allow for additional discharge into the Zone 7 facility. With adherence to standard City procedures, no significant impacts are anticipated with regard to absorption rates or increased storm water runoff and no mitigation measures are required. b) Exposure of people or property to flood hazard? LS. The project site lies outside of the 100 year flood plain as identified on the applicable Flood Insurance Rate Map published by the Federal Emergency Management Agency, Community Panel No. 060705 0001A. This is not considered a significant impact and no mitigation measures are needed. c) Discharge into sUlface waters or changes to surface water quality? PS/M. The preliminary grading concept for the project involves collecting on-site storm water run-off and transporting it to the west for ultimate outfall into the unnamed Zone 7 flood control channel via a new outfall pipe. According to representatives from Zone 7, the Creek has been designed and constructed to accommodate storm water flows which would be generated on the site under developed conditions. Zone 7 will impose a number of standard conditions on the project builder to ensure Zone 7 access to the channel for maintenance purposes and to ensure that the outfall pipe is located and built to Zone 7 standards. The project developer will be required to obtain permits from Zone 7 prior to any construction within the channel. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 29 July 1998 IJ}5D It is likely that initial storm water flows after a lengthy dry season (also known as "fIrst flush" . flows) may add pollutants into the adjacent flood control channel, including but not limited to grease, oil, fertilizers and other organic and inorganic material. Typically, subsequent flows generally contain fewer amounts of pollutant material. The City of Dublin is a co-permittee of the Alameda County Clean Water Program, which is a coordinated effort by local governments in the County to improve water quality in San Francisco Bay. In 1994, the San Francisco Bay Regional Water Quality Control Board issued a set of recommendations for New and Redevelopment Controls for Storm Water Program~. These recommendations include policies that defIne watershed protection goals, minimum non-point source pollution controls for site planning and post construction activities. Watershed protection goals are based on policies identifIed in the San Francisco Bay Basin Water Control Plan, which relied on Best Management Practices (BMPs) to limit pollutant contact with stormwater runoff at its source and remove such pollutants prior to being transported into receiving waters. The following mitigation measure is therefore recommended to reduce surface water quality pollution to a level of insignifIcance. Mitigation Measure 4: The project developer shall prepare a Stormwater Pollution Prevention Plan for approval by the Dublin Public Works and Planning Departments. The Plan shall include specifIc BMP measures to reduce water quality impacts from construction activities as well as from long term operational aspects of the proposed subdivision. d) Changes in amount of sUlface water? LS. Additional surface water will be added to the local . and regional flood control facility, however, with the imposition of Mitigation Measure 4 to maintain water quality, this is not anticipated to be a signifIcant impact. Representatives from Zone 7 have indicated that the flood control system has been sized to accommodate storm water run-off from this project. Therefore, less than signifIcant impacts are anticipated to the amount of surface water and no mitigation measures are needed. e) Changes in currents or direction of water movement? NI. No signifIcant changes to the direction of surface water flow is anticipated and no mitigations are required. f) Changes in quantity of groundwaters? NI. The project does not involve signifIcant underground construction and would therefore not affect groundwater resources. No mitigation measures would therefore be required. g) Altered direction of groundwater? NI. The project would have no impact to groundwater resources and no mitigation measures are needed. h) Impacts to groundwater quality? LS. The scope of the project does not include major underground construction so that groundwater resources will not be significantly affected and no mitigation measures are needed. i) Substantial reduction of groundwater resources? LS. Future project residents will rely on water supplied by the Dublin San Ramon Services District (DSRSD). According to representatives of the District, the District anticipates adequate supplies to be able to provide a . long term water supply to the proposed project. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 30 July 1998 ---. --. -. ( /3//3b v. Air Quality Environmental Setting The project site is located within the Tri- Valley area, a sheltered, inland area surrounded by hills to the west, south and east. Most of the air flow into the southern portions of the Valley is accomplished through only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low' wind speed and calm conditions (the latter approximately 23 percent of the time). These 10cal1imitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Proiect Impacts a) Violation of air quality standarcll PS/M. Potential air quality impacts can be divided into short-term, construction related impacts and long-term operational impacts associated with the project. In terms of construction-related impacts, it is anticipated that the project would generate temporary increases in dust and particulate matter caused by site excavation and grading activities. Construction vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth surfaces. Generalized estimates of construction air emissions include approximately 1.2 tons of dust per acre per month of construction activity. About 45 percent of construction-related dust is composed of large particles which settle rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of dust consists of small particles (also known as PMlO) and could constitute a more severe air quality impact, unless mitigated. The following mitigation measure is therefore recommended to reduce potential short-term, construction related impacts. Mitigation 1vIeasure 5: The following measures shall be incorporated into construction specifications and shall be followed by the project grading contractor: · All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust, Watering shall occur at least twice per day with complete coverage, preferably in the late morning and at the completion of work for the day; · All clearing, grading, earthmoving and excavation shall cease during periods of high winds greater than 20 mph over one hour; · All material transported off-site shall either be sufficiently watered or securely fastened to prevent escape of dust and debris; · All inactive portions of the construction site shall be planted and watered, if construction is accomplished in more than one phase; · On-site vehicle speed shall be limited to 15 mph; · During rough grading and construction, Starward Drive shall be swept at least once per day, or as required by the City of Dublin, to remove silt and construction debris; · Unnecessary idling of construction equipment shall be avoided; · Equipment engines shall be maintained in proper working condition per manufacturers' specification. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 31 July 1998 I ",'/ 1/' ~.'" '",' ,;/:/ 1'/ Construction of the proposed project will add additional vehicular traffic to this portion of . Dublin. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PMlO). However, the location of the proposed project near major transportation corridors (San Ramon Road and Amador Valley Boulevard), the relatively high density of the project (approximately 14 units per acre) and the fact that the proposed project is considered an "infill" type residential project results in confonnity with the Bay Area Air Quality Management District's Clean Air Plan. b) Expose sensitive receptor-s to pollutants? LS. The project, if approved and constructed, would add an anticipated 99 future residents to the project site. Since the site is located along San Ramon Road, a major regional arterial highway, additional sensitive receptors, future residents, would be exposed to somewhat higher concentrations of vehicle related pollutants. Given the prevailing wind pattern, the amount of pollutant exposure is not anticipated to be significant and no mitigation measures are required. c) Alter air movement, moisture, temperature or climate? LS. The project is anticipated to consist of two story residences, which will not significantly interfere with prevailing wind patterns or climatic conditions. The final height of buildings within the project will be detennined through the Site Development Plan process. No mitigation measures are required. d) Create objectionable odors? NI. As a proposed residential project, no objectionable odors are to be created and no mitigation measures are required. VI. Transportation/Circulation . Environmental Setting Major regional access to the site is provided by Interstate 580, an east-west freeway, and Interstate 680, a north-south freeway. Primary access to the site on a city-wide level is provided by Amador Valley Boulevard, an arterial roadway south of the site and San Ramon Road, a major arterial roadway immediately west of the project site. Local access to the site is gained via Starward Drive which forms the. easterly site boundary. Table 1, below, summarizes existing traffic conditions at key intersections near the proposed project site. This information is based on information presented in the Downtown Dublin Traffic Fee analysis, completed by TJKM Associates in 1996. Existing conditions are expressed in terms of volume-to-capacity on adjacent roadways using the Level of Service (LOS) concept. LOS ratings are qualitative descriptions of intersection operations reported using an A through F ranking system to describe travel delay and congestion. LOS A indicates free flow of traffic through intersections and LOS F indicates jammed conditions with excessive delay and long back-ups. The City of Dublin uses LOS D (volume-to- capacity ratio of 0.90) as the minimum acceptable level of service in the community. Mitigation measures must be imposed if the addition of project traffic causes intersections operations to drop to an LOS E or F. . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 32 July 1998 . -. . J !.jS-j/:3D Table 1. Existing Peak Hour Intersection Levels of Service (without project) ':f::::::::::::::i::::::':::::ttt:::::f:::::m:'::::::::::::mt~~UQ#:m:::::::::::::::::::m:::::::m:::::::::t:f::::::':::::::::::::::::::(;QutrdJ:::::::: San Ramon Rd./Amador Valle Blvd. A.M. P.M. A.M. P.M. A.M. P.M. 0.55 0.68 0.35 0.65 0.35 0.54 si o-nal Re ional St./Amador Valle Blvd. Amador Plaza Rd./ Amador Valley Blvd. ~ · denotes volume-to-capacity ratio for signalized intersection and average delay in seconds per vehicle at unsignalized (stop-controlled) intersection. For stop sign controlled intersections. si al si nal Table 1 indicates that all three of the major intersections nearest the project site operate at satisfactory levels of service under existing conditions. The Downtown Traffic Fee Study analyzed future traffic and transportation conditions assuming full build out of the entire downtown area. As part of the analysis, future roadway improvements have been assumed, including upgrading the I-5801I-680 freeway interchange, the extension of BART to east and west Dublin, and construction of a new high occupancy vehicle lane on 1-680 between 1-580 and Rudgear Road in Walnut Creek. Other assumed roadway improvements include construction of the Shaefer Road interchange and construction of a new road paralleling Dublin Boulevard between Amador Plaza Road and Golden Gate Drive. Project Impacts a) Increased vehicle trips or traffic congestion? PS/M. The proposed project would add additional vehicles to local and regional roadways as a result of project construction. Table 2, below, summarizes future (2010) traffic conditions in the Downtown Dublin area. The analysis assumes future office development on the site. Assuming an average Floor Area Ratio of 0.30 for office development, a maximum of 31,300 square feet of office could be constructed on the site under the downtown plan. Based on standard generation rates published in the Institute of Traffic Engineers Trip Generation (Sixth Edition), an office development on the site would generate 48 morning peak hour trips and 46 evening peak hour trips. By comparison, the proposed project would generate 31 morning peak hour trips and 37 evening peak hour trips. Therefore, the following future traffic conditions analysis can be considered a conservative estimation of potential traffic impacts. This analysis includes the effects of constructing future improvements funded by the City's Traffic Impact Fee. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 33 July 1998 /1/ 1/'3::> T:? ! I Table 2: Future Traffic Conditions (2010) . San Ramon Rd./ Amador Valle Blvd. si nal A.M. P.M. A.M. P.M. A.M. P.M. ::::::::t:::I:::::::::tt:::I:~~ih"::::::t:::::::::::::II:::::::!J ......................................... .................. !!=:!:::I::::::!:::::::::!:1:f!::::::!::!t:::!!I)!I:IItens:!!::::!::!@:! 0.58 A 0.77 C 0.35 A 0.68 B 0.38 A 0.60 A :::::==::'I::!I'I::Ir=::I:::::==::::::'!::::::::IIlhtit~ai&U!::::::=:=:::"!'!:::':!::II'!:!:!::::::=::::!::=!:!'!:!!I:@!!'@Jz.b.fitrIDI:=:= Re .onal St'/ Amador Valle Blvd. Amador Plaza Rd./ Amador Valley Blvd. ~ (1) . denotes volume-to-capacity ratio for signalized intersection and average delay in seconds per vehicle at unsignalized (stop-controlled) intersection. si al signal Based on the above analysis, construction of the full build out of the Downtown Specific Plan would not result in significant traffic impacts at major intersections near the project site during peak morning or evening hours. The following mitigation measure is recommended to ensure that any future cumulative impacts of the project would be mitigated and to ensure consistency with adopted City requirements: Mitigation Measure 6: The project developer shall pay a Traffic Impact Fee (TIF) for this project prior to or concurrently with the issuance of building pennits. . b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? PS/M. Although a final, precise design for the proposed project has not been submitted by the applicant, implementation of the following mitigation measure will ensure that all no public safety hazards will be created. Mitigation Measure 7: The fmal design of the project shall meet all Dublin Public Works Department, Police Department and Fire Department policies and standards for internal street widths and comer radii. c) Inadequate emergency access or access to nearby uses? LS. The applicant proposes two drive approaches from Starward Drive. This complies with Dublin Police Department and Alameda County Fire Department requirements of providing two access points for a residential project of this size. No impacts are therefore anticipated with regard to emergency access and no mitigation measures are required. d) Insufficient parking capacity onsite or offsite? LS. The proposed project would supply parking at a ratio of 2.0 spaces per unit within an enclosed garage per unit plus a additional open parking on a number of driveways. The site plan also indicates that 15 on-site guest parking spaces would be dispersed throughout the project site. This quantity of parking meets City parking requirements so that no impacts would be created and no mitigations are required. . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 34 July 1998 -. . . tj?j;fJv e) Hazards or barriers for pedestrians or bicyclists? LS. The proposed project would not result in barriers or hazards to pedestrians or bicyclists. A sidewalk currently exists along the west side of Starward Drive along the frontage of the site. Although internal sidewalks are not proposed, the limited volume of internal traffic is not anticipated to be heavy so that pedestrians and bicyclists may use the internal roadway for non-vehicular circulation. No significant impacts are anticipated and no mitigation measures are required. f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? LS. Construction of the proposed project would serve to advance regional and subregional goals and policies which promote the development of higher density residential projects near major transportation corridors. No significant impacts are anticipated and no mitigation measures are needed. g) Rail, waterborne or air traffic impacts? NI. The proposed project is not sited near operating railroad facilities, near a navigable waterway or near an airport so that no impacts would result should the project be built. No mitigations are required. VII. Biological Resources Environmental Settin~ The site is currently vacant and is generally devoid of vegetation. The one exception is a column of mature trees growing along the southerly and westerly property boundaries. Single trees are also found along the northerly property line. The only significant tree on or adjacent to the site includes a 48" walnut tree generally located on the southwest comer of the site, but located immediately off the project site. Proiect Impacts a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals and birds) NI. No such species have been observed on the site based on filed observations conducted in January, 1998. No impacts are anticipated and no mitigation. measures are therefore required. b) Locally designated species (e.g. heritage trees). PS/M. Development plans submitted by the applicant indicate that the majority of trees on the perimeter of the site would be removed. The 48" walnut southwest of the site would be retained. The following mitigation measure is recommended to ensure that the walnut tree is safely preserved: Mitigation Measure 8: Prior to issuance of grading pennits, the project developer shall prepare a tree preservation plan for the off-site walnut tree, including limitations on grading near the drip line of the tree, providing temporary fencing of the tree during construction and clean cutting of tree roots, if necessary. The tree preservation plan shall be approved by the City's landscape architect. c) Locally designated natural communities (e.g. oakforest, coastal habitat) NI. There are no significant stands of vegetation on the site so that no impacts would result to natural biotic conditions and no mitigations are required. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 35 July 1998 i Ii j/3i:) d) Wetland habitat (e.g. marsh, riparian and vernal pool)? LS. No wetlands exist on the project . site so that no impacts would result if the project were built and no mitigation measures are required. e) Wildlife dispersal or migration corridors? NT. The site is substantially surrounded by existing commercial and residential development and no wildlife corridors have been observed on the site. The flood control facility north of the site could serve as a wildlife corridor area, however, the facility has been fenced to preclude access by the general public. Therefore, significant impacts are not anticipated and no mitigation measures are required. VII. Energy and Mineral Resources Environmental Settin~ The Conservation Element of the Dublin General Plan does not reference any significant mineral resources on the project site nor were any such resources observed during a field investigation in June, 1998. Proiect Impacts a) Conflict with adopted energy conservation plans? NI. The proposed project will not conflict with energy goals, policies or programs established in the General Plan regarding energy or energy conservation. No mitigation measures are required. b) Use nonrenewable resources in a wasteful and inefficient manner? NI. The proposed project . is not anticipated to use resources in a wasteful manner. The project will be constructed in accord with the Uniform Building Code and Title 24 of the California Administrative Code, both of which require stringent energy efficient construction methods, such as insulation, thermal pane windows and installation of efficient appliances. Exterior landscaping will be governed by both AB 325 and Section 8.88 of the Dublin Zoning Ordinance, which requires "water budgets" for landscape material sand methods of irrigation. Finally, the City is mandated by AB 939 to reduce the solid waste stream generated by residences, business and industrial establishments by promoting recycling and similar programs. No specific mitigations measures are required. c) Result in the loss of availability of a known mineral resource that would be offuture value to the region and residents of the State? NI. The preliminary geotechnical investigation for the project did not indicate that significant quantities of mineral resources are located on the site. IX. Hazards Environmental Setting A Phase I Environmental Assessment was completed for the project site in May, 1997 by the finn of ACC Environmental Consultants. The purpose of the assessment was to identify historical or current sources of contamination or hazards on the site. The report concludes that no evidence of recognized environmental conditions exist on the site. Within one-half mile of the site, a number of documented releases of hazardous substances and/or petroleum products exist, . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 36 July 1998 ~. . . Vt)':3c:>. however, there is no documented evidence that constituent plumes originating from any of these sites have migrated to or under the project site. Project Impacts a) A risk of accidental explosion or release of hazardous substances including but not limited to oil, pesticides, chemicals, or radiation? LS. The proposed residential project will not contain substantial quantities of oil, pesticides, chemicals or radiation. It is likely that limited quantities of household chemicals, pesticides, herbicides and similar materials would be used and stored on the site, either in individual units or for maintenance purposes. The amounts of such materials would be typical of any residential development in the community and such quantities are not considered to be significant. No mitigation measures are required. b) Possible inteiference with an emergency response plan or emergency evacuation plan? LS. The proposed project would not block Starward Drive, San Ramon Road or any other major evacuation routes so that no impacts would result should the project be built c) The creation of any health hazard or potential health hazards? NT. As a proposed residential development, the project will not generate a health hazard and n mitigation measures are required. d) Exposure of people to existing sources of potential health hazards? NT. Based on the completed Phase One Analysis, no documented sources of health hazard exists on the site. No mitigation measures are required. e) Increasedfire hazard in areas with flammable brush, grass or trees? PS/M. Construction of the proposed project will add wood frame dwellings, garages and other related improvements, including new landscaping. All structures will be built in conformity with provisions of the Uniform Building Code and Uniform Fire Code to minimize fire hazard. Landscaped areas will be permanently irrigated to ensure that plant material will not be flammable, based on recommended Mitigation Measure 9, below. Mitigation Measure 9: Permanent irrigation systems and automatic controllers shall be installed within all front yard areas and along the StaIward Drive project frontage to assist in reducing the danger from grass fIres. X. Noise Environmental Setting Primary long term sources of noise in the vicinity of the project site include vehicular-related noise emanating from San Ramon Road and a combination of vehicular and operational noise from the existing Shamrock commercial center south of the project site. A noise barrier masonry wall has been constructed along the west side of San Ramon Road north of the project site, but this wall does not extend along the project frontage. There is currently no noise barrier between the project site and the commercial center south of the site. Although a specific noise analysis has not been performed for this project, it is estimated that existing noise levels exceed the maximum City exterior noise exposure level of 65 dBA for single family neighborhoods. The City and state maximum interior noise exposure level is 45 dBA. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 37 July 1998 5~fD Proiect Impacts a) Increases in existing noise levels? PS/M. As a residential project, small, incremental permanent increases in noise from automobiles, mechanical and gardening equipment and similar sources can be expected. These are not anticipated to be significant. Short-term construction related noise can also be expected to be generated which could be considered significant based on specific types of equipment which may'be used in the construction process. Noise impacts would be felt by residences of existing residential dwellings north of the project site. . The following mitigation measure is therefore recommended to limit the potential impacts of construction noise on adjoining properties to an acceptable level. Mitigation Measure 10: All construction activities on the project site shall be limited to 7 a.m. to 5 p.m., Monday through Friday, unless alternative hours are approved by the Dublin Building Official for structural construction and the City Engineer for grading activities. Construction equipment, including compressors, generators, and mobile equipment, shall be fitted with heavy duty mufflers designed to reduce noise impacts. b) Exposure of people to severe noise levels? PS/M. Construction of the proposed project would expose residents of dwellings on the southerly and westerly portion of the site to noise levels in excess of that established in the Dublin General Plan. The proposed development plan indicates that a solid noise barrier wall would be constructed along the north, west and south property lines, although precise locations have not been submitted. The following mitigation measure is . recommended to reduce off-site noise impacts on the project to a level of less than significance. Mitigation Measure 11: The project developer shall have a qualified acoustical consultant: (1) Verify and approve the precise location, heights and type of materials to be used for noise barrier walls. Noise barrier wall plans submitted to the City for building permits shall be stamped approved by the acoustical consultant. (2) Verity that interior noise levels for dwellings constructed on lots 1-16 comply with maximum interior noise levels established by the City of Dublin and California Administrative Code. Construction plans shall be stamped approved by the qualified acoustical consultant. XI. Public Services. Environmental Setting The project site is served by the following service providers: · Fire Protection. Fire protection is provided by the Alameda County Fire Department, under contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous materials control and public education services. The closest Fire Station is located on Donohue Drive approximately one-quarter mile east of the project site. . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 38 July 1998 --. ...... : ~. -. ;;;j;JD · Police Protection. Police protection is provided by the Dublin Police Department which is headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers, performs a range of public safety services including patrol, investigation, traffic safety and public education. · Schools. Educational facilities are provided by the Dublin Unified School District which operates kindergarten through high school services within the community. Schools which would serve the project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8). Grades K-5 could be served by one of three elementary schools within the District. · Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza. · Other governmental services. Other governmental services are provided by the City of Dublin including community development and building services and related governmental services. Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. The City of Dublin has adopted a Public Facilities Fee for all new residential development in the community for the purpose of financing new municipal public facilities needed by such development. Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center Complex, construction of a new library, expansion of the existing senior center, acquisition and development of new community and neighborhood parks and similar municipal buildings and facilities. The applicant would be required to pay this fee. Proiect Impacts a) Fire protection? PS/M. According to representatives of the Fire Department, the proposed project lies within a quarter mile radius of a fire station located on Donohue Drive nonh of Amador Valley Boulevard. A typical response time of under five minutes is anticipated. As part of the site development review process, specific fire protection requirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. This would include installation of fire hydrants and similar fire protection measures. A potentially significant impact would be the width of the proposed private street through the site, which is planned to be 24-feet. with no on-street parking allowed. Although considered adequate to accommodate normal vehicular traffic through the site, any vehicles parking on the street could block access by fire and/or police emergency vehicles and could possibly hinder emergency evacuation of the site. The following mitigation measure is recommended to reduce this potential impact to a level of insignificance: Mitigation Measure 12: The private street through the site shall be painted and striped to preclude vehicle parking adjacent to the curb. Signing and painting shall be approved by the Alameda County Fire Department and Dublin Police Department prior to occupancy of any portion of the project. In addition, the project developer shall provide written authorization for Police and Fire officials to enforce the no parking requirement Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 39 July 1998 J 9/J.5~ b) Police protection? PS/M. The Police Department has indicated an ability to provide safety and . security services to the proposed project. Adherence to Mitigation Measure 11 will ensure that adequate emergency access would be provided through the site at all times. c) Schools? PS/M. The Dublin Unified School District recently completed a Facilities Master Plan which includes estimates of student generation by residential density type. Since many local schools are or are expected to be at full capacity in the near future, the following mitigation is recommended to ensure that potential impacts can be reduced to a less than significant level. Mitigation Measure 13: The applicant shall, prior to issuance of building pennits, obtain a written agreement with the Dublin Unified School District for the project's fair share mitigation of school impacts. Any fees which are required pursuant to that agreement shall be paid prior to issuance of building pernrits. d) Maintenance of public facilities, including roads? LS. The project represents an incremental increase in area population and vehicles. Roadways within the project will be privately owned and maintained. The applicant is required to pay a traffic impact fee to the City of Dublin which will assist in off-setting costs of public roadway maintenance. In regard to the existing slope easement adjacent to San Ramon Road, the proposed grading plan calls for a retaining wall in the general vicinity of the existing slope easement so that the slope easement would no longer be needed and can safely be abandoned. e) Other governmental services? LS. The project would represent incremental increases in the demand for general governmental services. Payment of the City's Public Facility Fee would . offset any impacts caused by the project. XII. Utilities and Service Systems. Environmental Setting: The project site is served by the following service providers: · Electrical and natural gas power: Pacific Gas and Electric Co. · Communications: Pacific Bell · Water supply and sewage treatment: Dublin San Ramon Services District · Storm drainage: City of Dublin · Solid waste disposal: Dublin-Livermore Disposal Company Proiect Impacts a) Power or natural gas? LS. According to representatives from Pacific Gas and Electric Company, adequate facilities exist in the vicinity of the project to provide power and natural gas service. No impacts to electrical power or natural gas systems are anticipated and no mitigation measures are needed. . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 40 July 1998 ~. . ~. -. 5:i Jp b) Communication systems? LS. According to representatives from Pacific Bell, communication facilities presently exist near the site which could be extended to serve future development on the site. No impacts are anticipated and no mitigation measures are required. c) Local or regional water treatment or distribution systems? LS. According to representatives of DSRSD, existing underground water facilities exist in nearby streets to supply adequate quantities and pressure to meet minimum domestic and fire flows. Less than significant impacts are anticipated to local and regional water treatment facilities and no mitigation measures are required. Reference Section IV, Water, for a discussion of long term water supplies to the project.. d) Sewer or septic systems? LS. According to representatives of DSRSD, a sewer line has been constructed within StarWard Drive which would adequately accommodate anticipated wastewater requirements of the project. Adequate capacity exists to accommodate anticipated sewer flows from the proposed project. Untreated effluent would be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San Francisco Bay. DSRSD officials indicate that adequate capacity exists within the regional treatment facility to accommodate this project. e) Storm water drainage? LS. This topic was previously addressed in Section IV, Water. f) Solid waste disposal? LS. The City of Dublin contracts with Livermore-Dublin Disposal Company to collect solid waste from households and businesses and transport it to the Altamont Landfill, located in eastern Alameda County. The Landfill currently has an anticipated capacity until the year 2005 and plans are underway to extend landfill capacity for an additional 50 years. Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that the City's waste stream complies with state requirements for reduction of solid waste. The most current information available indicates that Dublin exceeds state requirements for reducing solid waste. Although approval of the proposed project will incrementally increase the amount of solid waste, any such increases will be able to be accommodated with existing facilities and resources. g) Local or regional water supplies? LS. DSRSD staff indicate that adequate long term water supplies are available from Zone 7 and other sources to serve the proposed project No mitigation measures are needed. XID. Aesthetics. Environmental Settin ~ The site is currently vacant of any permanent structures. The only feature of aesthetic significance in the immediate vicinity is the large walnut tree southwest of the site. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 41 July 1998 5"'1 )5D Proiect Impacts . a) Affect a scenic vista or view? NI. Based on a field observation of the project site, no existing views or vistas would be blocked to a significant degree and no mitigation measures are required. b) Have a demonstrable negative aesthetic effect? PS/M. The proposed project would be largely self contained with adequate landscaped buffering or noise barrier walls on all sides. However, the design and appearance of the noise wall is unknown at this time. If not properly designed, the noise barrier wall could result in a significant adverse impact for motorists passing the site on San Ramon Road as well as from adjoining properties. The following mitigation measure is therefore recommended to reduce potential aesthetic impacts to a level of insignificance: Mitigation Measure 14: Perimeter noise barrier walls shall be attractively designed of masonry block or alternative materials with the final design to be approved as part of Site Development Plan review to ensure that the barrier wall will not result in a negative aesthetic impact. The perimeter wall shall also be painted with graffiti-resistant paint. c) Create light or glare? LS. The proposed residential project would add additional exterior lighting in the project vicinity, including driveway lighting, security lighting and porch lights and other light sources. However, perimeter walls would be constructed to block spill over of light onto adjacent sites so that no significant impacts would result and no mitigation measures would be required. XIV. Cultural Resources . Environmental Settin~ There is evidence that the site contains a streambed that has been filled many years ago. Generally, historic and prehistoric habitation occurred on sites adjacent to creeks, streams and other bodies of water, although no surface evidence exists that such artifacts are present on this site. Prqject Impacts a) Disturb paleontological resources? PS/M. Construction of the proposed project could disturb buried paleontological artifacts through grading and general site construction. This would be a potentially significant impact. Adherence to the following mitigation measure would reduce this impact to a level of less than significant: Mitigation Measure 15: Should archeological artifacts or remains be discovered during construction of the project, work in the vicinity of the fmd shall stop immediately until a qualified archeologist can evaluate the site and determine the significance of the find. Project personnel shall not collect or alter cultural resources. Identified cultural resources shall be recorded on forms DPR 422 (archeological sites) and/or DPR 523 (historic resources). If human remains are found, the County Coroner shall be contacted immediately. b) Disturb archeological resources? PS/M. Adherence to Mitigation Measure 14 would also reduce potential impacts to archeological resources to a level of less than significance. . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 42 July 1998 .. , .. . 55)/:30 c) Have the potential to cause a physical change which would affect unique ethnic cultural values? NI. The site is presently vacant and exhibits no unique ethnic or cultural values. No impacts are therefore anticipated and no mitigation measures are required. d) Restrict existing religious or sacred uses within potential impact area? NI. Similar to above, the site does not contain unique religious or sacred uses so that no mitigation measures are needed. XV. Recreation. Proiect Impacts a) Increase the demandfor neighborhood or regional parks or other recreationalfacilities? LS. The addition of approximately 99 residents in this portion of the City will add an incremental demand for parks and recreational facilities. This would be a significant impact and the following mitigation measure is recommended to reduce potential recreational impacts to a level of less than significance: Mitigation Measure 16: The project developer shall pay required Quimby Act park in- lieu fees to the City of Dublin prior to issuance of building permits. b) Affect existing recreational opportunities? NI. The project site does not contain existing recreational facilities and no impacts are anticipated. XVI. Mandatory Findings of Significance a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause afish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? No. The preceding analysis indicates that the proposed project will not have a significant adverse impact on overall environmental quality, including biological resources or cultural resources. b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? No. The project represents an example of infIlI, higher density housing which will be sited near a major regional transportation corridor. c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). No although incremental increases in certain areas can be expected as a result of constructing this project, including additional traffic, air emissions, and need for public services and utilities, the project site lies within an already urbanized area and sufficient capacity exists within service systems to support the additional population anticipated associated with the project. Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 43 July 1998 , ,-- /' I;)-;'!:J :::::-b! ./ I d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? No. Although potential safety impacts exist in the . vicinity of the site, adequate mitigations are proposed to reduce such potential impacts to levels of insignificance. . . Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 44 July 1998 .-. . . . 5?/I5D Initial Study Pre parer Jerry Haag, Urban Planner Agencies and Organizations Consulted The following agencies and organizations were contacted in the course of this Initial Study: . City of Dublin Eddie Peabody Jr,. AICP, Community Development Director Anne Kinney, Assistant Planner Michael Porto, Consulting Planner Kevin Van Katwyk, Senior Engineer Dublin-San Ramon Services District Bruce Webb, Engineer Alameda County Fire Department James Ferdinand Dublin Police Department S gt. Dave DiFranco Rose Macias, Crime Prevention Officer References Dublin General Plan, Revised September 1992 Downtown Dublin Specific Plan July, 1987 Geotechnical and Fault Investigation. Toi Propertv. Starward Drive. Dublin CA, Berlogar Geotechnical Consultants, July, 1997 Final Report. Downtown Traffic Impact Fee, TJKM Associates, July 1996 Phase One Environmental Site Assessment. Toi Property. Dublin CA, ACC Environmental Consultants, May, 1997 Urban Water Management Plan, Dublin San Ramon Services Disnict, January, 1996 Dublin Planning Department Starward Drive Project/Initial Study PA 98-013 Page 45 July 1998 Mitigation Monitoring }Jrogram Starward Drive Mitigated Negative Declaration PA 98-013 August 1998 The following mitigation monitoring and reporting program is intended to comply with applicable sections of thc California Environmental Quality Act, as amended. Responsible Time Frame Mitigation lVleasure Agcncy/Organ for Verification/ ization Completion Date Mitigation Measure 1: Prior to or concurrently with the approval Dublin Planning Prior to issuance of the proposed Vesting Tentative Tract Map for the project, the City Department of building of Dublin shall have amended the General Plan to a Medium Density permits Residential dcsignation, rezoned the project site to a Planned Development District and amended the Downtown Specific Plan to exclude the site from the Specific Plan area. Mitigation Measure 2: All dwellings constructed on the project site shall conform with Uniform Building Code Standards for Dublin Public Prior to issuance' Seismic Zonc 4. . 13uilding of building Dcpartmcnt permits Mitigation Mcasure 3 The project developer shall prepare and the City shall approve an erosion and sedimentation control plan for Dublin Public Prior to issuancc implcmcntation throughout project construction. The plan should bc Works of grading prepared in accordance with City of Dublin and RWQCB design permits standards Mitigation Measure 4: The project developer shall prepare a Stollllwater Pollution Prevention Plan for approval by the Dublin Dublin Public Prior to issuance Public Works and Planning Departments. The Plan shall include Works of grading specific BMP measures to reduce water quality impacts from Dcpartmcnt pcrmits construction activitics as well as from long term operational aspects of the proposed subdivision. V\ ~ \)\ V(~:~: ,: l; :, .' :.o} . .J . . ATTACHMENT 3 ".'1, ., I.'. ") f-'a b ! ,~I) !)UiJ~:' "'Jr:..',-.. e..f ...... V . . . Mitigation Measure 5: Specific measures shall be incorporated Dublin Public Prior to issuance into construction specifications and shall be followed by the project Works of grading grading contractor to minimize short term air quality impacts (refer to Department permits text of mitigation measure) Mitigation Measure 6: The project developer shall pay a Traffic Dublin Public Prior to final Impact Fee (TlF) for this project prior to or concurrently with the issuance of building permits. Works building pennit Department inspection Mitigation Measure 7: The final design of the project shall meet Dublin Public Prior to final all Dublin Public Works Department, Police Department and Fire Works and building Department policies and standards for internal street widths and Police inspcction corner radii. Department; Fire Departmcnt Mitigation Measure 8: Prior to issuance of grading permits, the Dublin Planning Prior to issuance project developer shall prepare a tree preservation plan for the off- Department of grading site walnut tree, including limitations on grading near the drip line of permits the tree, providing temporary fencing of the tree during construction and clean cutting of tree roots, if necessary. The tree preservation plan shall be approved by the City's landsc~pe architect. Mitigation Measure 9: Permanent irrigation systems and Dublin Planning Prior to final automatic controllers shall be installed within all landscaped planter Department building areas to assist in reducing the danger from grass fires. inspection Mitigation Measure 10: All construction activities on the project site shall be limited to 7 a.m. to 5 p.m., Monday through Friday, Dublin Building During all phases unless alternative hours are approved by the Dublin Building Official and Public of site for structural construction and the City Engineer for grading Works construction activities. Construction equipment, including compressors, Departments generators, and mobile equipment, shall be fitted with heavy duty mufflers designed to reduce noise impacts. Dublin Planning Department Starward Drive Residential Project P A-98-0 13 Mitigation Monitoring Plan August 1998 page 2 {j\ 't Mitigation Measure 11: The projcct developer shall have a qualified acoustical consultant: Dublin Building Prior to issuancc . and Planning of building (1) Verify and approvc thc precise location, heights and type of Dcpartments permits matcrials to bc uscd for noisc barricr walls. Noisc barricr wall plans submittcd to the City for building permits shall bc stamped approved by the acoustical consultant. (2) Verity that interior noise levels for dwellings constmcted on lots 1-16 comply with maximum interior noise levels established by the City of Dublin and California Administrative Code. Constmction plans shall be stamped approved by thc qualified acoustical consultant. Mitigation l\tleasure 12: The private street through the site shall be painted and striped to preclude vehicle parking adjacent to the Dublin Police Prior to final curb. Signing and painting shall be approved by the Alameda Serviccs; building County Fire Dcpartment and Dublin Police Department prior to Alameda County inspection occupancy of any portion of the project. In addition, the project Firc Dcpartmcnt developer shall provide written authorization for Police and Fire officials to enforcc the no parking requirement. Mitigation Measure 13: The applicant shall, prior to the effectivc Prior to effective datc of thc vcsting tcntativc tract map, obtain a writtcn agrccmcnt Dublin Planning datc of vcsting with the Dublin Unified School District for the project's fair share Dcpartmcnt tentative tract mitigation of school impacts. Any fees which are required pursuant map to that agrecmcnt shall be paid prior to issuance of building permits. Mitigation Measure 14: Perimeter noise barrier walls shall be attractively designed of masonry block or alternative materials with Dublin Planning Prior to issuance the final design to be approved as part of Site Development Plan Departmcnt of building revicw to ensure that the barrier wall will not result in a negative permit aesthetic impact. The perimetcr wall shall also be painted with graffiti-rcsistant paint. Dublin Planning Dcpartmcnt Starward Drivc Rcsidcntial Projcct P .-013 pagc 3 \Y\ ~ .,~ \)\ \) Mitigation Monitoring Plan August J YY8 . . . . . Mitigation Measure 15: Should archeological artifacts or remains be discovered during construction of the project, work in the vicinity of the find shall stop immediately until a qualified archeologist can evaluate the site and determine the significance of the find. Project personncl shall not collect or alLer cultural resourccs. Idcntified cultural resources shall be recorded on forms DPR 422 (archeological sites) and/or DPR 523 (historic resources). If human remains are found, the County Coroner shall be contacted immediately. Dublin Planning and Public Works Depmtlllcnt Mitigation Measure 16: The projcct developer shall pay required Dublin Public Quimby Act park in-lieu fees to the City of Dublin prior to issuance Works of building permits. Department Dublin Planning Dcpartmcnt Starward Drivc Residcntial Project P A-98-0 I 3 Mitigation Monitoring Plan August J 998 During grading and site construction Prior to issuance of building permits \.~ .......... ~ b\ page 4 I / /)); SD ~::::-- GENERAL PLAN POLICIES . TIre Land Use Element contains tlrefollowing policies wlriclr deal with tlris application: 2.1.1. Housing Availability Guiding PoJicv A: Encourage housing of varied types, sizes and prices to meet current . and future needs of aIJ Dublin residents; Implementing Policv B: Designates sites available for residential development in the primary planning area for medium to medium-high density where site capacity and access are suitable and where the higher density are compatible with existing residential neighborhoods nearby. Discussion: The proposed project would increase housing opportunities in this portion of Dublin by offering a higher density, single family housing configuration. In contrast to attached housing styles, traditional within Medium Density Residential areas, the proposed project would allow for individual home ownership with individual yard areas. 2. 1.2 Neighborhood Diversity Guiding Policy: Avoid economic segregation by city sector. Implementing Policy B: Allocate medium and medium-high residential densities to development sites in all sectors of the primary planning area. . Discussion: Approval of the proposed project would allow for higher density development along the east side of San Ramon Road, in an area predominately developed with traditional single family homes to the north of the project site. 2.1.3 . Residential Compatibility Guiding Policy: Avoid abrupt transitions between single family development and higher density development on adjoining sites. Implementing Policy B: Require all site plans to respect the privacy and scale of residential development Implementing Policy C: Require a planned development zoning policy for all development proposals over 6.0 units per gross residential acre. Discussion: The proposed project would provide for a positive land use transition between more intensive commercial uses fronting on Amador Valley Boulevard and low density, single family neighborhoods north of the site. The proposed site plan has been designed to provide for maximum separation and privacy between new residences on the . ATTACHMENT 4 . . . 6,:30};0 project site and existing single family residences to the north. A Planned Development Rezoning has been requested to ensure consistency between Implementing Policy C and the proposed project. Tlte Schools, Public Lands and Utilities Element contains Guiding Policy B which requires cooperation with the Dublin Unified School District to ensure provision of school facilities in the Extended Planning Area. Although the project site is located within the Primary Planning Area, not the Extended Planning Area, officials of the Dublin Unified School District were consulted as part of the Mitigated Negative Declaration process and a mitigation measure included to require the project developer to fully mitigate all impacts to the school district. Tlte Noise Element established maximum interior and exterior noise exposure levels for single family developments. The applicant proposes to construct a continuation of the existing noise barrier waII along the east side of San Ramon in a southerly direction to provide noise protection for dwellings that would be constructed on the site. A noise barrier wall is also proposed along the southerly property line to minimize noise emanating from the commercial center south of the site. Mitigation Measures contained in the Mitigated Negative Declaration would require that an acoustical consultant certify that dwellings near high noise sources be certified that both interior and exterior noise levels are met. 61}1b RESOLUTION NO. 98-37 . A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A VESTING TENTATIVE TRACT MAP AND SITE DEVELOPMENT REVIEW FOR P A 98-013 THE ST ARW ARD DRIVE SITE (Tract No. 7029) WHEREAS, the DeSilva Group Inc., the site property owner, has requested approval of a Vesting Tentative Tract Map to subdivide a 2.4 acre parcel and create 31 numbered and 5 lettered lots and approval of Site Development Review of 31 single family dwellings and related improvements on land generally located west of Starward Drive, east of San Ramon Road and north of the Shamrock Shopping Center (APN 941-0173- 005-02); and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Dublin Planning Department; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and implementing Guidelines, an Initial Study has been prepared to assess the proposed project. Based on the Initial Study, a Mitigated Negative Declaration has been prepared with the finding that with the implementation of mitigation measures contained in the Initial Study, there will be no significant environmental impacts; and WHEREAS, the Planning Commission did hold a public hearing on said application on August 11, 1998; and . WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Vesting Tentative Map and Site Development Review, subject to conditions; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Map: I. The Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Vesting Tentative Map are consistent with and conforms to the City's General Plan and Downtown Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Medium Density Residential development ATTACHMENT 5 . . . . (;:;f :30 .... ~. 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 2.4 acres of relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures established in the Negative Declaration prepared for the project and Conditions of Approval, the design of the subdivision will . not cause environmental damage or substantially injure fish or wildlife or their ha~itat or cause public health concerns. 6. 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 Director of Public Works has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. NOW, THEREFORE, BE IT FURTHER RESOL YED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review for: 1. Approval of this application (PA 98-013) as conditioned is consistent with the purpose and intent of Section 8.104 (Site Development Review) of the Dublin Zoning Ordinance. 2. The approval of this application, as conditioned, will comply with the policies of the General Plan, the Downtown Dublin Specific Plan as proposed for amendment and the Planned Development Rezone and Development Plan for the project which allows for residential development at this location. 3. The approval ofthis application, as conditioned, is in conformance with regional transportation and growth management plans. 4. The approval ofthis application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances of the City of Dublin and implements the General Plan, as proposed for amendment. 5. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to provide a desirable environment for the development. 6. The project has been designed with architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings have been incorporated into the project and as Conditions of Approval in order to ensure compatibility of this development with the development's design concept and character of surrounding uses. . 2 /' /' //3::::::> (:::>0&>1/ 7. Landscape considerations, including the location, type, size and coverage of plant materials and similar elements combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. . BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map and Site Development Review for PA 98-013 Stanvard Drive Residential Project, subject to the following Conditions of Approval and subject to City Council approval of the proposed General Plan Amendment and an amendment to the Downtown Dublin Specific Plan and Planned Development Rezone/Development Plan. Thi~ approval shall be as generally depicted by materials labeled Exhibit B-2, Development Plan, stamped "approved" and on file in the Dublin Planning Department, which includes Architectural (floor and elevations) Plans prepared by Schuler Homes, Inc., dated Received August 3, 1998, and a Conceptual Landscape Plan prepared by Thomas E. Baak and . Associates dated received August 3, 1998, and a Preliminary Grading and Utility Plan, a Vesting Tentative Tract Map, Site and Fencing Plans prepared by Ruggeri-Jensen-Azar & Associates, dated received August 3, 1998, except as modified by the Conditions of Approval contained below. . . '" "' CONDITIONS OF APPROVAL: . b r; };v Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of building oermits or establishment of use. and shaIl be subiect to Department of Communi tv Development review and aoproval. The foIlowinlZ codes represent those departments/a!2:encies responsible for monitorin!2: compliance of the conditions of approval. rPL.l PlanninlZ. rBl BuildinlZ. rpOl Police. rpWl Public Works rADMl Administration/Citv Attornev. rFIN} Finance. rFl Alameda County Fire Department. rDSRl Dublin San Ramon Services District. rCOl Alameda County Department of Environmental Health. TENTATIVE MAP "C<!NDf!ION ~EXT'C' ~ ,,<'~~ /\.~"~'~::,~ i":~~~~~~~~' -\.," ,~., ~ * "';::;'" ;' RESPON;; ;'AGENCYl ;F'~:_~J~;.:')~; 1. GENERU CONDITIONS Standard Conditions of Approval. PW Applicant/Developer shall comply with all applicable City of Dublin Standard Public Works Criteria (Attachment A). In the event of a conflict between the Public Works Typical Conditions of Approval and these Conditions, these conditions shaIl prevail. Fees: Applicant/Developer shaIl pay all applicable Various fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees in effect at the time of building permit issuance. Unissued building permits subsequent to new or revised TIF's shaIl be subject to recalculation and assessment of the fair share of the new or revised fees. Building Codes and Ordinances. AIl project B construction shall conform to all building codes and ordinances in effect at the time of building permit. Action Programs/Mitigation Measures. PL Applicant/Developer shaIl comply with all applicable action programs and mitigation measures of the MitilZated NelZative Declaration and Mitigation ~ ~ ~ Monitoring program that have not been made specific Conditions of Approval. Requirements. Applicant/Developer shaIl meet or PW perform all of the requirements ofthe Subdivision Map Act, the City's Subdivision Ordinance, and the approved Tentative Map for the project prior to City Council acceptance of offers of dedication 2. . 3. 4. 5. . ~,,' ,WHEN c ~":'::~RE' ,,: "Q'" ~D' ,:\,; 'r.c,",--' .',':-;',' ~i~~t'~~~~~~Q~~;~", , SOURCE RESP. TO COA ' , (Applicant to fill in) , Approval of Standard Improvement Plans through completion Various times, but no later than Issuance of building permits Through Standard Completion Approval of Standard Improvement Plans through completion Approval of Standard/ Final Map PW b ~ /30 C01\TJ>ITION TEX'T WHEN SOURCE RESP. RESPON. REQ'D TO COA AGE1'\CY Prior to: (AppIi nt ., ,. to fi , ' . , . 6. Ordinances/General Plan/PoIicies. The Developer PW,PL Issuance of Standard/ shall comply with the City of Dublin Subdivision Building PW Ordinance, City of Dublin Zoning Ordinance adopted Permits September 1997, the City of Dublin General Plan, (as amended) applicaple Specific Plan, (as amended) . i Public WorKs criteria and City Grading Ordinance. I 7. Improvement Agreement/Plans. . PW Approval of Standard/ . Applicant/Developer shall enter into an Improvement Improvement PW Agreement with the City for all subdivision Plans improvements prior to issuance of improvement permits. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing on-site and off-site subdivision improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. 8. Preconstruction Sun'ey. Within 60 days prior to any PW, PL Issuance of habitat modification, Applicant/Developer shall submit Grading . a preconstruction survey, prepared by a biologist (to be Permit approved and hired by the City prior to commencement of the survey). Said survey shall examine whether any sensitive species exist on or adjacent to the site and, if any exist, shall include recommended protection plans, including any modifications to site design, for those sensitive species that may be discovered as a resulf of the survey. Applicant/Developer shall be responsible for the cost of the survey and staff review of the survey. The significance of any discoveries and adequacy of recommended protection measures shall be subject to the discretion of the Director of Community Development. Said protection plans and measures shall occur at least 2 I days prior to anticipated habitat modification. Any updated surveys and/or studies that may be completed subsequently shall be submitted to the Department of Community Development. The Department of Community Development may waive this condition if significant evidence exists that the site - does not warrant this survey. 9. Infrastructure. The location and siting of project PL,PW Approval of . .. specific wastewater, storm drain, recycled water, and Improvement potable water system infrastructure shall be approved Plans by the City of Dublin and the serving utility. 2 ,//2 . b 7;' jD CO~1)ITION TEAl WHEN, SOURCE RESP. RESPO~. REQ'D TO COA AGENCY Prior to: (Applicant .' to fill in) .~ -" .~- ...... . '.>0 . ~ . , . .,';.. 10. Drainage Channel. Any proposed modifications or PW, PL Approval of alterations to the Drainage Channel shall be approved Improvement by the City of Dublin and any required permitting Plans agencles. 1I. Solid Waste/Recycling. Applicant/Developer shall ADM On-going comply with the City's solid waste management a~d recycling requirements. 12. Refuse CoIlection. The refuse collection service PL finaling provider shall be consulted to ensure that adequate Building space is provided to accommodate collection and Permits sorting of petrucible solid waste as well as source- separated recyclable materials generated by the residents within this project. 13. Public Utility Easements. Applicant/Developer shall PW A pproval of Standard provide Public Utility Easements per requirements of final Map the Director of Public Works and/or public utility companies as necessary to serve this area with utility services and allow for vehicular and utility service access. 14. Title ReportslDeeds. A current title report and copies PW Approval of Standard of the recorded deed of all parties having any recorded final Map title interest in the property to be divided, copies of the deeds, and the final Maps for adjoining properties and easements shall be submitted as deemed necessary by the Director of Public Works which are no more than 6 months old as of the date of submittal. 15. Document Preparation. The improvement plans for PW Approval of Standard this Tentative Map (including Improvement Plans, Improvement Grading Plans, and subdivision maps) shall be Plans prepared, designed, and signed by a registered civil :. engineer to the satisfaction of the Director of Public Works in accordance with the Ordinances, standards, specifications, policies, and requirements of the City of Dublin using standard City title block formats and check lists, after approval. After approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. 16. Removal of Obstructions. The ApplicantlDeveloper PW Issuance of Standard shall remove all trees including major root systems and Grading other obstructions from building sites that are Permit necessary for public improvements or for public safety as directed by the Director of Public Works. , SPECIAL CONDmONS .. o' ;...;;..../ ''''0':. .; .,' .... 17. The Developer/Applicant shall purchase City-deemed PW Approval of PW surplus properties adjacent to this project and San Final Map " Ramon Road. 18. Fire/Emergency Access. Applicant/Developer shall PW Approval of PW . . 3 ?D ISD COl\TDITION TEXT WHEN SOURCE RESP. RESPO:\'. REQ'D TO COA AGE:'\CY . Prior to: (Appr t to fi provide adequate access and turnaround for fire and final Map other emergency vehicles (42-foot minimum radii) per Alameda County Fire Department (ACFD) standard requirements in all public streets. Internal private streets and drive aisles shall be designed for fire and other emergency vehicles to conveniently pass through (20-foot minimum lane width) and have access to all buildings. 19. Final Layout and Design of Streets. Final detailed PW Issuance of PW layout and design of internal private and public streets Grading and drive aisles must be approved by the ACFD and Permit and Director of Public Works. Building Permit. 20. Abandonment of Easements. Applicant/Developer or PW Occupancy PW current landowner shall obtain an abandonment from of affected all applicable public agencies of existing easements units. 21. Handicap Ramps. All handicap ramps shall comply PW Completion Standard with all current State ADA requirements and City of of Dublin Standards. Improvement s Grading & Drainage 22. Grading Plans. Grading plan designs must be based PW Issuance of Standard on approved soils reports. In addition to the civil Grading engineer, a soil engineer must sign the grading plans. Permit The soil engineer or his technical representative must be present at all times during grading. 23. Protection from 100 -year storm event. PW Issuance of PW Applicant/Developer shall prove to the City that the Grading building pads are a minimum of 1 foot above a 100- Permit year storm event, especially from waters in the Drainage Channel. 24. Lot Drainage. Drainage shall be in accordance with PW Issuance of PW the criteria established in the Standard Public Works Grading Criteria attached hereto as Attachment "A". Permit Applicant/Developer shall grade all lots to drain to the front of the public streets or private streets according to City of Dublin Grading Ordinance and Standard Conditions of Approval. If needed, the Developer shall construct retaining walls along the rear yard lot lines of and side yard lot lines so that each lot will drain directly to its respective front street. All grading improvement plans shall be reviewed and approved by the Director of Public Works prior to start of any grading. 25. Drainage study. Applicant/Developer shall prepare Issuance of PW and submit to the Director of Public Works for review Grading a detailed drainage study of all proposed storm drain Permit improvements of the project. Final pipe sizes, slopes, 4 . CONDITION TEXT WHEN SOD""RCE RESP. RESPON. REQ'D TO COA AGE:\'CY Prior to: (Applicant ,> -- >' to fill in) '. depths, etc. shall be based upon final storm water design calculations by a licensed professional engineer in California. 26. No change To Overall Drainage Patterns. Issuance of PW Applicant/Developer shall not change the overall Grading drainage patterns of the existing topography by the Permit grading construction of this project. 27. Finished Floor Elevation. The finished floor PW Issuance of PW elevation of the lowest building must be one foot Grading above I OO-year flood levels. Permit 28. Mitigation Measures/Drainage Impacts. PW Occupancy PW Applicant/Developer shall demonstrate to the of Any satisfaction of the Director of Public Works that all Building mitigation measures that need to be improved as a result of drainage impacts of this project will be constructed prior to occupancy of any building.' All drainage improvements shall be constructed to the satisfaction to of the Director of Public Works. 29. Retaining Walls. Where finish grade of this property PW Issuance of Standard/ is in excess of twenty-four (24) inches higher or lower Building PW than the abutting property or adjacent lots within the Permit subdivision, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works/City Engineer shall be required and any fence or wall height shall be measured from the top of grade on the higher side of , the retaining wall or slope. 30. Required Permits. AppIicant/Developer shall obtain PW, Issuance of PW the required permits from Alameda County, Zone 7, CO, Grading and the California Department of Fish and Game to Zone 7 Permit discharge and construct drainage improvements within the Drainage Channel, if necessary. 31. Geotechnical Investigation Report. PW Issuance of PW Applicant/Developer shall prepare a Geotechnical Grading Investigation Report covering the project site for Permit review by the City, and (as a minimum) shall design the grading plan based the recommendations outlined in said Report, on the plans and notes for the project, and as required by the City's Grading Ordinance. ....., Drainage Fees. This project is subject to the payment PW, Issuance of PW -'_. of drainage fees through the City of Dublin to Alameda Zone 7 Grading County Flood Control District, Zone 7. Permit Improvements ." . .. .,' , ' ,"'.' "', /..."'"","':",...,,,' >' '., " "'''''' ." " 33. Detailed Improvement Plans. The Developer shall PW Issuance of PW prepare detailed dimensioned Improvement Plans in Grading - accordance with the latest City of Dublin Improvement Permit r;/ //3D . . 5 COl''DITION TEXT WHEN SOURCE RESP. I RESPON. REQ'D TO COA I AGE~CY I . Prior to: (APPI. to fil Plan Review Checklist prepared and filed with the City of Dublin Public Works Department and shaIl be to the satisfaction of the Director of Public Works. 34. Sidewalks. Applicant/Developer shall construct a PW Occupancy PW minimum 5-foot wide sidewalk on the west side of of Any Starward Drive, if necessary, to the satisfaction of the Building Director of Public Wqrks, unless otherwise approved by the Director of Public Works 35. Landscape Strip. Applicant/Developer shall design PW Occupancy PW and professionally landscape an irrigated 4 1/2 foot of Adjacent landscape strip between the sidewalk and the back of Building curb unless otherwise approved by the Director of Public Works. Root barriers shall be installed surrounding each tree or along the sidewalk and back of curb on each side of the street. This landscape strip shall be adequately maintained by the individual homeowners under the direction and oversight of the tract homeowners association and the City of Dublin Public Works Department. These landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. . 36. Improvements Constructed Prior to Occupancy. PW Occupancy PW All improvements (including curb, gutter, sidewalks, driveways, paving, landscaping and utilities) necessary to serve that phase, must be constructed prior to occupancy of the first building in that phase in accordance with approved City standards and to the satisfaction of the Director of Public Works/City Engineer only after the Subdivision Development Agreement has been approved and required bonds and fees have been delivered to the City. 37. Landscaping. The Developer shaIl construct all PL, PW Completion landscaping within the site and along the project of frontage from the face of curb to the site right-of-way Improvement to the design and specifications of the City of Dublin, s and to the satisfaction of the Director of Public Works. Street tree varieties of a minim urn IS-gallon size shall be planted along all street frontages and shall be shown on the Landscaping plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review to and approval by the . . Director of public Works. 38. Landscaping Maintenance. Applicant/Developer PL,PW Completion Standard/ shall maintain landscaping for not less than 90 days of PW after City-approved installation. This maintenance Improvement s 1;/;3~ 6 . COl\TJ>ITION TEXT WHEN SOURCE RESP. RESPO~. REQ'D TO COA AGL'liCY Prior to: (Applicant .- to fill in) I shall include weeding and the application of pre- emergent chemicals. 39. Landscaping at Private Street Intersections. PL,PW Completion Landscaping at private street intersections shall be of such that sight distance is not obstructed. Except for Improvement trees, landscaping shall not be higher than 30 inches s above the curb in these areas. 40. Homeowners Association. Applicant/Developer shall PW,PL A pproval of PW establish a subdivision Homeowners Association that final Map will monitor and provide oversight to the maintenance of owner-maintained City street landscape areas and common areas. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the appropriate homeowner and/or the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Developer shall submit the project CC&Rs for review and approval by the Director of Public Works and the Director of Community Development. 41. Permits for Oversized and Ovenveight PW Issuance of Standard/ Construction LoadslHaul Routes. Permits shall be Grading PW required for oversized and/or overweight construction Permit loads as determined by the Director of Public Works/City Engineer coming to and leaving from the site. If soil is to be imported or exported from the site, a haul route plan shall be submitted to the City for review and approval. 42. Decorative Paving. Applicant/Developer shall not PW Occupancy PW construct decorative pavement within City right-of- of Adjacent way unless otherwise approved by the Director of Building Public Works. The type of decorative pavers and pavement section shall be subject to review and approval of the Director of Public Works. Decorative pavement across entrances to all private streets shall be constructed to the satisfaction of the Director of Public Works. 43. Relocation ofImprovements. Any relocation of PW Completion Standard improvements or public facilities shall be of accomplished at no expense to the City. Improvement s 44. The boundary of parcels shall be survey monumented PW Completion at completion of construction of improvements of specified by these conditions. The centerline of City Improvement and private streets and new boundaries shall be survey s ~ I" ? .:; / / ..::::> . . 7 ?t/; /30 I C01\1>ITION TEXT WHEN SOTJ'RCE RESP. REsro;'\". REQ'D TO COA AGE~CY Prior to: (Applic nt to fi monumented and set in accordance with the City of Dublin Standard plans and the California State Subdivision Map Act to the satisfaction of the Director of Public Works. Parking, Traffic & Circulation 45. Layout and Design. Layout and design of the project PW Issuance of PW parking, striping, drive aisles, and sidewalks within the Building project shall be configured to maximize safety, Permits circulation, convenience, and sight distance per the City of Dublin zoning ordinance, standard plans and details, and current policies as approved by the Director of Public Works. 46. Transitioning Existing Improvements. PW A pproval of Standard Applicant/Developer shall be responsible for Improvement transitioning existing improvements to match Plans improvements required as Conditions of Approval for this Tentative Map. 47. Line and Striping Plan. Applicant/Developer shall PW Issuance of Standard submit a Line and Striping Plan if necessary for this Building . project to the Director of Public Works for review and Permits approval. The Plan shall show interim lane configurations and transitions, as approved by the Director of Public Works. 48. LA VTA. Applicant/Developer shall consult with the PW Occupancy PW Livermore-Amador Valley Transit Authority of Any (LA VT A) on the bus route, on the periphery of the Building proposed project. The location and configuration of the all bus stops if required and shelters shall be constructed under direction of the City's Director of Public Works. 49. Traffic Impact Fees. Applicant/Developer shall be PW Issuance of PW responsible for payment of traffic impact fees (TIFs). Building Said TIF's shall be determined by a Traffic Study Permits performed by the City's outside consultant, but paid I for by the Developer/Applicant. 50. Construction Traffic Routing. All construction PW Issuance of traffic may be subject to specific routing, as Grading determined by the Director of Public Works, in order Permit to minimize construction interference with regional non-project traffic movement. 51. Traffic Signage/Red Curbing. Traffic safety signs PW, PO Approval of Standard -- and "red-curbing" shall be provided in accordance with Improvement . the standards of the City of Dublin subject to plan Plans -- - approval by the Director of Public Works. 52. Street Sign/Naming Plan. A street sign/naming plan PL Approval of Standard 8 fJ5 ;lYe:> . co~rnITION TEXT WHEN SOD""RCE RESP. RESPO~. REQ'D TO COA AGE:'\CY Prior to: (Applicant " to fill in) for the internal street system shall be submitted and Improvement shall be subject to approval of the Community Plans Development Director. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without change a street name change for subsequent changes in direction. 53. Street Name Sign Content. Street name signs shall PW Issuance of Standard display the name of the street together with a City Grading standard shamrock logo. Posts shall be galvanized Permit steel pipe. 54. The Developer shall show in the project construction PW Approval of documents the locations of all transformers, vaults and Improvement electrical boxes, double detector check valves, and joint Plans trench that will service the site with electricity, fire, water system, telephone and CATV to the buildings to the satisfaction ofthe Director of Public Works. All new utilities and utility vaults shall be underground. In the event any utility cannot be underground as determ ined by the Director of Community Development, above ground boxes and transformers shall be screened by landscaping to the satisfaction of the Director of Community Development and Director of Public Works. 55. The Developer shall construct a site lighting system in PW Approval of accordance with the City of Dublin Zoning Ordinance Improvement and to the satisfactionofthe Director of Public Works. Plans The Developer shall submit a preliminary lighting plan showing the distribution of lights on the site, type and location of yard lights, and shall be reviewed and approved prior to construction to the satisfaction of the Director of Public Works 56. The Developer shall construct all new fire hydrants in PW Completion streets to City and Alameda County Fire Department of standards. The Developer shall comply with applicable Improvement Alameda County Fire Department, Public Works s Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. 57. The Developer shall specifY the type and location of all Approval of yard lights on the on-site improvement plans. These Improvement improvements shall be subject to the review and Plans approval of the Director of Public Works prior to construction. I Utilities " " , "",:;':, , ' , 58. I Utilities Service Report and Plan. PW,PL Approval of Standard . . 9 1i6//-.5D CONDITION TEXT WHEN SOlJ'RCE RESP. RESPON'. REQ'D TO COA AGEr\CY Prior to: (AppIi to fiI Applicant/Developer shall submit a utilities service Improvement report and plan to the satisfaction of the Public Works Plans Director and Community Development Director along with documentation that domestic fresh water, electricity, gas, telephone, and cable television service can be provided to each residence within the project and when such service will be available. 59. Construction of Utilities. The Developer shall PW Occupancy PW construct all utilities as may be deemed necessary to of Any Utilities provide for the proper, clean, and safe functioning of Building utility services for each proposed residence within the project. All utility construction is subject to the requirements and specifications of the agency having jurisdiction over the respective utility facilities. 60. Utility Undergrounding/PSE's. Utilities shall be PW Approval of PW installed in accordance with the criteria established in final Map Standard the Standard Public Works Criteria attached hereto as Attachment "A". All utilities within the project and to each lot shall be underground in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public service easements and sized to meet utility company standards. 6I. Transmission Lines. All transmission lines shall be PW Completion away from sensitive areas unless otherwise approved of by the Director of Public Works. Improvement s 62. Joint Utility Trenches/Undergrounding/Utility PW Occupancy PW Plans. Applicant/Developer shall construct all joint of affected Utilities utility trenches (such as electric, telephone, cable TV, units and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground in designated landscape areas between the proposed sidewalk and back of curb. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. 63. Recycled Water. The Applicant/Developer shall PL, Occupancy PW contact DSRSD as to the potential use of recycled DSR of affected Utilities water and, if necessary, contract with the Dublin San units Ramon Services District (DSRSD) to provide water, wastewater, and and/or recycled water service connection points to the project, including all landscaped common areas. The plans for these facilities shall be reviewed and approved by DSRSD. 10 . . . r; 1/;'3D COl\TJ)ITION TEXT WHEN SOu'RCE RESP. I REsrON. REQ'D TO COA AGE:'\CY Prior to: (Applicant - to fill in) -, .' 64. Recycled Water Laterals. If it is determined that PW Occupancy See DSRSD recycled water will be available to the site; the of any conditions landscaped common areas of the project shall have Building below laterals installed to the satisfaction of the Director of Public Works to enable future recycled water connection in addition to potable water connection. Recycled water lines shall be installed to serve. landscaped areas. All landscaped areas shall be subject to the City's Water Efficient Landscape Regulations. 65. Utility Installation Prior To Installation of Paving, PW A pproval of PW Curb, Gutter or Sidewalks/Utility Stub Improvement Connections. All water, gas, sewer, underground Plans electric power, cable television or telephone lines, and storm drain facilities shall be installed before any paving, curb, gutter, or sidewalks are installed or as approved by the Director of Public Works. Utility stub connections to property boundaries shall be required unless waived by the Director of Public Works in writing. EMERGENCY SERVICES I 66. ACFD Rules, Regulations and Standards. F Issuance of Applicant/Developer shall comply with all Alameda Building County Fire Services (ACFD) rules, regulations and Permits standards, including minimum standards for emergency access roads and payment of all applicable fees, including a City of Dublin Fire Impact Fees. 67. Fire Conditions. Developer shall comply with all F Issuance of conditions of the Alameda County Fire Department Building (ACFD) including: Permits a. Final location of fire hydrants shall be approved by the Alameda County Fire Department in accordance with current standards. Minimum fire flow design shall be for 1500 gallons per minute with 20 psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the center of the paved street opposite each hydrant. A drawing of the approved locations shall be submitted for future reference. b. Fire lanes shall be identified in the plan and approved by the ACFD prior I I to installation. c. Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads offire equipment. The minimum standard shall be H2O design. Design shall be approved by ACFD prior to installation. I d. Gates or barricades designed for emergency vehicle access shall meet the I standards of the ACFD and the City of Dublin. e. Prior to delivery of any combustible material storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. Approved roadway shall have the required aggregate base compacted to 90% minimum. If. Plans may be subject to revision following review. I I 11 ? ~ 1/:30 CONDITION TEXT WHEN SOD'RCE RESP. RESPON. REQ'D TO COA AGE:'\CY Prior to: (Appli t to fi 68. Fire Accesses. Fire access between residences shall be F,PO FinaIing controlled by fences and adequate gates to prevent Building unauthorized pedestrian traffic. Permits 69. Projected TirneJine. Developer shall submit a PO Issuance of projected timeline for project completion to the Dubliri Building Police Services Department, to allow estif!1ation of Permits staffing requirements and assignments. STORM WATER /POLLUTION 70. Best Management Practices. Applicant/Developer PW Issuance of shall demonstrate to the Director of Public Works that Building the project development meets the requirements of the Permits State Regional Water Quality Board's "Best Management Practices" to mitigate storm water pollution. 71. NPDES Permit. Pursuant to requirements of federal PW FinaIing law, a NPDES permit shall be obtained from the Building RWQCB, and any terms of the permit shall be Permits implemented, if applicable. ALAMEDA COUNTY FLOOD CONTROL Al\1J> WATER CONSERVATION DISTRICT, ZONE 7 72. Wells. Known water wells without a documented Zone 7 Issuance of intent of future use, filed with Zone 7, are to be Grading destroyed prior to any demolition or construction Permits activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services. Other wells I f encountered prior to or during construction are to be treated similarly. 73. Salt Mitigation. Recycled water projects must meet Zone 7, On-going any applicable salt mitigation requirements of Zone 7. PW 74. Requirements and Fees. Applicant/Developer shall Zone 7, Issuance of Standard comply with all Alameda County Flood Control and PW Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 75. DSRSD Conditions. Applicant/Developer shall DSR DSRSD . comply with all conditions ofthe DSRSD including: .. General Conditions . '.. i .. a. Complete improvement plans shall be submitted to DSRSD Issuance of DSRSD that conform to the requirements of the DSRSD Code, the Building . DSRSD "Standard Procedures, Specifications and Drawings Permits for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and policies, and all Recycled Water Design and Construction Standards. 12 . CONDITION TEXT WHEN SOD""RCE RESP. RESPO:'ll. REQ'D TO COA AGE:\'CY . Prior to: (Applicant to fill in) b. All mains shall be sized to provide sufficient capacity to Issuance of DSRSD accommodate development project's demand. Layout and Building sizing of mains shalI be in conformance with DSRSD utility Permits master planning. c. SeV:-'ers shall be designed to operate by gravity flow to A pproval of DSRSD's existing sa!1itary sewer system. Pumping of Improvement sewage is discouraged and may only b~ allowed under Plans extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present value 20-year maintenance costs as well as other conditions within a separate agreement with Applicant/Developer for any project that requires a pumping station. d. Domestic and fire protection waterline systems for Approval of DSRSD residential tracts or commercial developments shall be Improvement designed to be looped or interconnected to avoid dead-end Plans sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to be Approval of DSRSD located in public streets rather than in off-street locations to Improvement the fullest extent possible. If unavoidable, public sewer or Plans water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. f. The locations and widths of all proposed easement Issuance of DSRSD dedic:ations for water and sewer lines shall be submitted to Grading and approved by DSRSD. Permit u All easement dedications for DSRSD facilities shall be by Approval of DSRSD ",' separate instrument irrevocably offered to DSRSD or by Final Map offer of dedication on the Final Map. h. The Final Map shall be submitted to and approved by Approval of DSRSD DSRSD for easement locations, widths, and restrictions. Final Map 1. All utility connection fees, plan checking fees, inspection Issuance of DSRSD fees, permit fees, and fees associated with a wastewater Building discharge permit shall be paid to DSRSD in accordance Permits with the rates and schedules established in the DSRSD Code. f77 j;.5D . . 13 COl\'DITION TEXT WHEN SOURCE RESP. RESPO~. REQ'D TO COA AGE:\CY - Prior to: (APPIi. to fill J. All improvement plans for DSRSD facilities shall be signed Issuance of DSRSD by the District Engineer. Each drawing of improvement Building plans shall contain a signature block for the District Permits Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, Applicant/Developer shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one- year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. Applicant/Developer shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer line or water line construction shall be permitted Issuance of DSRSD unless the proper utility construction permit has been issued Building by DSRSD. A construction permit will only be issued after Permits and all of the DSRSD conditions herein have been satisfied. all DSRSD requirements I. The Applicant/Developer shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. SPECIFIC CONDITIONS 76. Construction by Applicant/Developer. All in-tract DSR Completion Standard potable and recycled water and wastewater pipelines of and facilities shall be constructed by the Improvement Applicant/Developer in accordance with all DSRSD s master plans, standards, specifications and requirements. OTHER CONDITIONS " 77. Encroachment Permit - An encroachment permit PW Issuance of Standard shall be secured from the Director of Public Works for Grading any work done within the public right-of-way where Permits this work is not covered under the public improvement plans. 78. Parkland Dedication - To implement General Plan PL Building Implementing Policy 2.1.3 (C), the developer shall Permits fund a study to update the "Public Facilities Fee I Justification Study ("Study") prepared for the City by Recht Hausrath & Associates, dated March 7, 1996, to include the project within the development projections used in the Study and to recalculate the amount of the City's adopted Public Facilities Fee (Citywide) to include the project. The developer shall pay the Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 32-96; adopted by the City Council on March 26, 1996, or in the amounts and I ~Df5D 14 . CONDITION TEXT WHEN SOLTRCE RESP. RESPON. REQ'D TO COA AGENCY Prior to: (Applicant - to fill in) at the times set forth in any resolution revising the i amount of the Public Facilities Fee. The applicant shall pay an "in lieu" fee for neighborhood parks in accordance with, pursuant to and at the times specified in the City's Quimby Act ordinance, Chapter 9.28 of the Dublin Municipal Code. CC&Rs MaintenancelHomeowners Association 79. Covenants, Conditions and Restrictions (CC&Rs). PL Recording of Covenants, Conditions and Restrictions (CC&Rs) shall final Map be established for this development. The CC&Rs shall be approved by the Director of Community Development to assure that: a. A Homeowners Association is established for this development complete I with Bylaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels developed with a single-family unit shall be maintained and kept in good order by the resident and/or owner of each residence. Bonds/Surety I 80. Bonds or securities. A Faithful Performance Bond or PW, Issuance of PW securities that are 100% ofImprovement costs, and a ADM Grading Standard Labor and Materials Bond or securities that are 50% of Permits Improvement costs, must be provided prior to issuing any grading and/or improvement permits. Improvement costs will include street, drainage, grading, back-fill of utilities, and landscaping costs to the satisfaction of the Director of Public Works. 81. Release of bonds. Bonds shall be in accordance with PW, Completion Standard the criteria established in the Standard Public Works ADM of Criteria attached hereto as Attachment "A". Labor and Improvement materials bond wiII be released after City's acceptance s of improvements. The Maintenance bond will be released one year after acceptance of improvements and after all defects have been repaired. Applicant/Developer, with the approval of the Director of Public Works, has the option of providing a Maintenance Bond after acceptance of improvements by the City in the amount of25% ofImprovement I 61//50 . . 15 CONDITION TEXT 82. " .'.-' "., costs. This bond will serve instead of the Faithful Performance Bond. Prior to release of the Faithful Performance Bond or the Maintenance Bond, all improvements and landscaping shall be installed and established per approved plans and a declaration by the project civil engineer that the finished graded building pads are within ::l:: 0.1 feet in elevation of those shown on approved plans. Hold HarmIess/Indemnification - Applicant/Developer, and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. 83. Construction Noise Management/Impact Reduction Construction Noise Management Program/Construction Impact Reduction Plan. Applicant/Developer shall conform to the following Construction Noise Management Program/Construction Impact Reduction Plan: Construction of the Subdivision shaH be conducted so as to minimize the effect of the construction as required by the Mitigated Negative Declaration on the existing community and on the occupants of the new homes as they are completed. The following measures shaH be taken to reduce construction impacts: 1. Off-site truck traffic shaH be routed as directly as practical to and from the freeway (I-680) to the job site. An Oversized Load Permit shaH be obtained from the City by the contractor prior to hauling of any oversized loads on City streets. 16 RESPO~. AGE~CY PL, ADM PL and/or PW WHEN REQ'D Prior to: Through completion of Improvement sand Occupancy of the Last Building Issuance of Grading Permit 9:< /;3D SOTJRCE RESP. TO COA (APPIi. to fill Standard . CONDITION TEXT WHEN SOURCE RESP. RESPO~. REQ'D TO COA AGE~CY . Prior to: (Applicant " to fill in) -. 2. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded . areas and material to be transported off-site. Use recycled or other non-potable water resources where feasible. 3. Construction equipment shall not be left idling while not in use. 4. All construction equipment shall be fitted with noise muffling devises. 5. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. 6. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. 7. Excavation haul trucks shall use tarpaulins or other effective covers. 8. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. 9. Houses will be constructed in phases such that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. 10. During construction, non-residential facilities shall provide pedestrian access from public streets to building entrances as required by the Director of Public Works/City Engineer. II. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: A. All inactive portions of the construction site should be seeded and watered until grass growth is evident. B. Require that all portions of the site be sufficiently watered to prevent excessive amounts of dust. C. On-site vehicle speed shall be limited to 15 mph. D. Use of petroleum-based palliatives shall g3f~ . . 17 g;l j;30 CONDITION TEXT WHEN SOD""RCE RESP. RESPO;-.l. REQ'D TaCt AGE:\'CY , Prior to: (Appli to filII meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. . E. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. II. Construction interference with regional non-project traffic shall be minimized by: A. Scheduling receipt of construction materials to non-peak travel periods. B. Routing construction traffic through areas ofleast impact sensitivity. . C. Limiting lane closures and detours to off- peak travel periods. D. Providing ride-share incentives for contractor and subcontractor personnel. 12. Emissions control of on-site equipment shall be .minimized through a routine mandatory program of low- emissions tune-ups. 13. During 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. 84. Hours of operation. Construction and grading PL On-going PW operations shall be limited to weekdays, Monday Standard through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 85. Fencing. A detailed fencing/wall plan shall be PW,PL Approval of submitted with the improvement plans for the first Improvement 18 . . . , 66 //3~ CONDITION TEXT WHEN SOURCE RESP. RESPO:-l. REQ'D TO COA AGE:\CY Prior to: (Applicant .' '" to fill in) phase of development. The design, height, and Plans location of the fences/walls shall be subject to approval of the Director of Community Development. Wall sections shall not be butted together but separated by pilasters. The site shall be secured during construction with tempor~ security fencing. 86. Archaeology - Should any prehistoric or historic PL,PW, final PW artifacts be exposed during excavation and B Inspection of Standard construction operations, the Department of Community Grading Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOP A), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. I Environmental 87. Phase 1 and Phase 2 environmental assessment PL,PW Issuance of studies. Applicant/Developer shall supply the Grading Department of Community Development with a copy Permit of the Developer's Phase 1 and Phase 2 (if required) environmental assessment studies. All remediation required by those studies shall be implemented to the satisfaction of the Director of Public Works prior to Improvement Plan approval. 88. Stationary Source Emissions. Applicant/Developer PL Issuance of shall ensure that stationary source emissions associated Grading with project development are minimized. Permit A. The houses shall be designed to meet or exceed the requirements of Title 24 of the California Code of Regulations (energy efficiency requirements). By meeting or exceeding these requirements, the houses will require less energy to heat and cool, thereby reducing the emissions created in the production of electric power and created by burning natural gas. B. The subdivision will utilize curbside recycling, which will reduce the amount of solid wastes from the subdivision which would be deposited at a landfill site, thereby minimizing the amount of nitrous oxide emissions from the landfill. 19 96 /30 CONDITION TEXT WHEN SOURCE RESP; RESPO:\'. REQ'D TO COA AGE:'\C\' Prior to: (Applic to fill C. During rough grading construction the construction site will be regularly watered to contain dust, and after construction the front yards and street landscaping will be installed, thereby minimizing the amount of air pollution caused by airborne dust from the site. 89. Rodenticides and Herbicides. The use of PL Issuance of rodenticldes and herbicides within the project area . Grading shall be performed in cooperation with and under the Permit supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. 90. Kit Foxes. Should any Kit Foxes be discovered on the PL,PW Issuance of site either during the Preconstruction Surveyor during Grading project construction, applicant/developer shall comply Permit with the Kit Fox Mitigation Program established by the City. Miscellaneous 91. Dust Control/Cleanup. Applicant/Developer shall PW On-going ensure that areas undergoing grading and all other construction activity are watered or other dust control measures are used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. Further, Applicant/Developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period as determined by the Director of Public Works. 92. Conditions of Approval. In submitting subsequent B Issuance of PW plans for review and approval, each set of plans shall Building Standard have attached an annotated copy of these Conditions of Permits. Approval. The notations shall clearly indicate how all Conditions of Approval wiII be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 93. Postal Service. Applicant/Developer shall confer with PL Approval of Standard local postal authorities to determine the type of mail final Map units required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development. 94. Plot Plan. A plot plan for each single family PL Issuance of residential lot shall be submitted and approved by the Building 20 . CONDITION TEXT WHEN SOD'RCE RESP. RESPON. REQ'D TO COA AGE:\CY ", Prior to: (Applicant to fill in) Director of Community Development and Director of Permits Public Works before approval of building permits for the respective lot. Said plot plan shall include pad elevations, unit number and type, dwelling unit outline, air conditioning units, setbacks, lot drainage, and street . utility locations. 31/30 SITE DEVELOPMENT REVIEW . This Site Development Review approval for P A 98-013 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the following plans and documents labeled Exhibit B-2, Development Plan, available and on file in the Department of Community Development. (Some of the following items require revisions as noted in other Conditions herein): Architectural Plans prepared by Richard C. Handlen, EDI Architecture, Inc. for "Starward, Dublin California" dated July 31. 1998, by the City of Dublin Department of Community Development; Site Plan, Fencing Plan and Vesting Tentative Map prepared by Ruggeri, Jensen, Azari and Associates, dated July 16, 1998 and Preliminary Landscaping Plan prepared by Thomas Baak, and Associates, Landscape Architect, dated July 17, 1998, by the City of Dublin Department of Community Development stamped approved and on file. The Site Development Review shall also generally conform to the colors and materials board received on August 11, 1998, on file in the City of Dublin Department of Community Development; the written statement prepared by the Applicant and on file in the City of Dublin Department of Community Development. NO;~ :~;;~~1:t~~J Xy{~~, ~1ii E; SOURCE . GE:NERAL CONDITIONS. 114. Standard Conditions. The project shaH comply with the PL, B City of Dublin Site Development Review Standard Conditions (Attachment B). 115. Fees: Applicant/Developer shaH pay all applicable fees Various in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; in effect at the time of building permit issuance. Colors and Materials Board. Applicant shall submit a PW colors and materials board subject to approval of the Director of Community Development to reflect any changes made during project review. 117. House Numbers List. Applicant/Developer shall submit PL Through Standard " - Completion Various times, but no later than Issuance of building permits Issuance of Building Permits Issuance of 21 9% 1/3D NO. COl\'"1HTION TEXT RESPON. WHEN SOURCE AGENCY REQ'D - " Prior to: a house numbers list corresponding lots shown on the Building Tentative Map. Said list is subject to approval of the Permits Director of Community Development. 118. Term. Approval of the Site Development Review shall PL Approval of Standard be valid for one year from appr~val by the Planning Improvement Commission. If construction has not commenced by that Plans time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 119. Revocation. The SDR will be revocable for cause in PL On-going Municipal accordance with Section 8.96.020.1 of the Dublin Zoning Code Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 120. Plotting Plans - Plotting Plans for each phase of the PL Issuance of project and dwelling unit type shall be submitted by the Building ApplicantlDeveloper to the Department of Community Permits Development for approval by the Director of Community Development prior to submitting for building permits in each respective phase. 12l. Air Conditioning Units - Air conditioning units and B,PL Occupancy of ventilation ducts shall be screened from public view with Unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official.and Director of Community Development. 122. Automatic Garage Door Openers - Automatic garage B, PL Occupancy of door openers shall be provided for all dwelling units and Unit shall be of a roll-up type. Garage doors shall not intrude into the public right-of-way. Walls and Fencing , 123. Walls and Fences. All walls and fences shall conform to PL Occupancy of Section 8.72.080 of the Zoning Ordinance unless Unit othenvise required by this resolution. Construction/installation of common/shared fences for all side and rear yards shall be the responsibility of Applicant/Developer. Construction shall comply with fence detail submitted with the plans. The perimeter masonry wall on the south side of the project shall be at a minimum height of seven feet. 124. Wall or Fence Heights. All wall or fence heights shall PW Approval of - be a minimum 6 feet high (except in those locations Improvement " where Section 8.72.080 of the Zoning Ordinance requires Plans . . . 22 . . . . F'1)30 NO. CONDITION TEXT RESPON. WEEN SOURCE AGENCY REQ'D - Prior to: lower fence heights and where an 8-foot sound attenuation wall is required). All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works. 125. Level area on both sides of fence. Fencing placed at the PW,PL Issuance of top Qfbanks/slopes shall be provided with a minimum Grading one-foot level area on both sides in order to facilitate Permits maintenance by the property owners. 126. Streetlights - Streetlights on arterial streets adjacent to PW Recording of Standard the project shall be the City Standard cobra head Final Map luminaries with galvanized poles or as approved by the Director of Public Works. Street lights shall be designed so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan demonstrating compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the Director of Public Works. The type of residential streetlights used shall be acceptable to the Director of Public Works. Parking 127. Parking. Applicant/Developer shall provide parking as PL Completion of Standard shown on the Site Plan and Preliminary Landscape Plan Improvements received by the Dublin Department of Community Development. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". Handicapped and visitor parking spaces shall be appropriately identified on the pavement. 128. Recreational Vehicle Parking. Recreation vehicle On-going Municipal parking shall not be permitted on site and shall be Code regulated by the CC&R's. Police I 129. Residential Security. The project shall comply with the PL,B Occupancy of Standard City of Dublin Residential Security Requirements. Units CC&R's for the project will include posting of private street areas in accordance with California Vehicle Code Section 22658, sections 1 and 2. Fire lanes wiII also be posted in accordance with California Vehicle Code I" Section 22500.1. The Developer and/or Property Owner , shall keep perimeter walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti " resistant paints and foliage shall be used. The CC&R's shall provide for graffiti removal in perpetuity. .," -" ~o. CONDITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D - Prior to: Landscaping I 130. Final Landscaping and Irrigation Plan. PL, PW Issuance of ApplicantlDeveloper shall submit a Final Landscaping Building and Irrigation Plan, conforming to the requirements of Permits or Section 8.72.030 of the Zoning Ordinance (unless according to - otherwise required by this Resolution). The plans shall be Phased stamped and approved by the Director of Public Works Occupancy and the Director of Community Development. That plan Plan, should generally conform to the Site Plan and Preliminary whichever is Landscape Plan prepared by Thomas Baak and first Associates, Landscape Architect, dated July 17, 1998 . It must reflect any revised project design shown on the Tentative Map with a later date. 131. Street Trees. Street tree varieties of a minimum 15- PL,PW Issuance of PW gallon size shall be planted along all street frontages as Building Standard shown on the final Landscape Irrigation Plan. Exact tree Permits or locations and varieties shall be reviewed and approved by according to the Director of Community Development. Trees planted Phased within, or adjacent to, sidewalks or curbs shall be Occupancy submitted to the Director of Public Works for review and Plan, approval by the Director of Community Development and whichever is the Director of Public Works to determine the need for first root shields. Elsewhere, root shields are required. 132. Review. Shrub, vine, espalier, perennial, and ground PL Issuance of cover varieties shall be reviewed and approved by the Building Director of Community Development. Permits or according to Phased Occupancy Plan, whichever is first 133. Fire-resistant or drought tolerant plant varieties. Fire- PL,F Issuance of resistant or drought tolerant plant varieties shall be Building required in the plant palette. Pemiits or according to Phased Occupancy Plan, whichever is first 134. Monument Signs. Design of monument signs shall be PL,PW Completion of approved by the Director of Community Development to Improvements assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. 135. Backflow Devises. Backflow devises shall be hidden PL Issuance of Standard from view by means of fencing, enclosures, landscaping Grading -15 )30 . . . 24 q/ oj/3D . ;\0. COl'"'DITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D - Prior to: I and/or berms. Permits 136. Standard Plant Material, Irrigation System and PL Occupancy of Standard Maintenance Agreement. Applicant/Developer shall Any Unit sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and . Maintenance Agreement prior to the occupancy of any units. 137. Water Efficient Landscape Regulations. PL,PW, Issuance of Standard Applicant/Deyeloper shall ensure that the Final DSR Grading Landscaping and Irrigation Plan conforms to the City's Permits Water Efficient Landscape Regulations, including dual piping to facilitate future recycled water. Standards Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standard approval allowing occupancy of any new home, the Unit physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the home shall be PL Occupancy of Standard complete to allow for safe traffic movements to and Unit from the home. b. All traffic striping and control signing on streets PW Occupancy of Standard providing access to the home shall be in place. Unit c. All street name signs on streets providing access to PL Occupancy of Standard the homes shall be in place. Unit I d. All streetlights on streets providing access to the PW Occupancy of Standard homes shall be energized and functioning. Unit e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy of Standard which may create a hazard shall be completed to the Unit satisfaction of the Director of Public Works and any non-hazardous repairs shall be complete and/or bonded for. f. The homes shall have a back-lighted illuminated PL Occupancy of I Standard house number. Unit C1 The lot shall be finish graded, and final grading B Occupancy of Standard O. inspection shall have been approved by the Building Unit Department. h. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard utility boxes shall be set to grade to the approval of Unit the Director of Public Works. I. The homes shall have received all necessary B Occupancy of Standard inspections and have final approval by the Building Unit Department to allow occupancy. J. All fire hydrants in streets providing access to the F Occupancy of Standard homes shall be operable to City and ACFD Unit standards. . . 25 9;-//~ NO. CO~1)ITION TEXT RESPON. WHEN SOURCE AGENCY REQ'D Prior to: k. All streets providing access to the homes shall be PW,F Occupancy of Standard improved to an adequate width and manner to allow Unit for fire engine circulation to the approval of the Director of Public Works and ACFD. I. All front yards of single family dwellings shall be PL Occupancy of Standard landscaped. Common areas of the project shall be . Unit landscaped by phase. m. All mailbox units shall be at the back of the curb. PL Occupancy of Standard Unit n. Exterior lighting shall be provided for dwelling PL Occupancy of Standard entrances and shall be of a design and placement so Unit as not to cause glare onto adjoining properties. o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy of Standard to provide for security needs. (Photometries and Unit lighting plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval prior to the issuance of building permits). 138. Glare/Reflective Finishes - The use of reflective finishes PL Issuance of on building exteriors is prohibited. In order to control the Building effects of glare within this subdivision, reflective glass Permits shall not be used on all east-facing windows. Miscellaneous 139. Refuse Collection Areas. The refuse collection areas PL Approval of within the project shall be reviewed by the refuse Improvement collection service provider to ensure that adequate space Plans is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. 140. Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard shall comply with all applicable requirements of the City Zone 7, Improvement of Dublin, Alameda County Fire Department, Public DSR, PL Plans .. Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Dublin Unified School District and Dublin San Ramon Services District. 141. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval wiII or have been complied with. Construction plans will not be .... accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of bldg. Permits. 142. Prior to Building Permit Issuance, the applicant! BL Building 26 . . . i 9:3//3~ . SOURCE developer shall submit revised architectural elevations to the Director of Community Development for review and approval for all three floor plans indicating additional architectural embellishments (belly bands, sill bands, shutters, etc.) for the passive building wall. 1"43. Maintenance Access Easement Zone 7 Applicant/Developer shall grant Zone 7 a maintenance access easement from Starward Drive over the private street and guest parking area for maintance of the Drainage Channel. Forty-eight hour notice shall be given to the Home Owners Association to ensure two parking stalls are unobstructed. 144. Cross-sections: Applicant/Developer shall provide Zone Zone 7 7 with three cross-sections through the drainage channel and the subject property located at 1) Lot No. 16, 2) Lot No. 17, 3) Lot No. 20. 145. Encroachment Permit: An Encroachment Permit shall Zone 7 be required prior to any work on Zone 7 property. FinalofYesting Tentative Map FinalofYesting Tentative Map Issuance of Building Permits PASSED, APPROVED AND ADOPTED this 11 th day of August, 1998. . AYES: Cm. Johnson, Hughes, Musser, and Oravetz NOES: ABSENT: Cm. Jennings Planning Commission Chairperson ATTEST: Community Development Director . 27 9'YI5D . BLANK PAGE 28 . . . . . . CITY OF DUBLIN is / /!p STANDARD PUBLIC WORKS CRITERIA The Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. BONDS: 1. Developer shall provide Performance (100%), labor and material (50%) securities and a cash monumentation bond 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/City Engineer prior to approval of the Final or Parcel Map. .., 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 (or approved equal) 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 \vith the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. ... .:Y. 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. 29 1l-rfJ //t JI! jf/) II A 4. I 7~/JP The labor and materials security is released in accordance with the City's Subdivision Ordinance and the Subdivision Map Act. . DR.\INAGE: 5. Each lot shall be graded so as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. 6. \\!here 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 sidevv'alk areas. 7. 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. 8. 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 . 9. 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 lOa-year storm level 10. No buildings or other structures shall be constructed within a storm drain easement. 11. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin.. 12. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharge into an approved drainage facility, not onto slopes. 13. 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. NPDES (172 & 173): . General Construction: 30 . 1.+ . ::2 /)/I;~-::::> I. '...-: For projects disturbing five (5) acres or more, the applicant shall submit a Stom1 Water Pollution Prevention Plan (S\VPPP) for review by the City prior to the issuance of any building or grading permits. The S\VPPP 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 shaH be submitted with the grading plan (169 & 201). 15. 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. 16. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer and shaH be shown on the approved grading plan. 17. Gather all construction debris 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. . 18. 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. 19. 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. 20. 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 de-watering 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. 21. . 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. 22. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 31 j- -). 26. 27. j" -,). 76 //,~ 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 shal1 be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless a detailed erosion control plan is reviewed by the Director of Public Works/City Engineer and implemented by the contractor. . 24. 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. ComrnerciallIndustrial Developments (172 & 173): The project plans shall include storm water pol1ution prevention measures for the operation and maintenance of the project for the review and approval of the Director of Public \Vorks/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. 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. 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. . 28. 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 washiI).g must be managed in such a way that there is no discharg'e 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). 29. All loading dock areas must be designed to minimize "run-on" to or runofffrom 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. 30. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. . 31. 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 ...? .:>- . . 77//:;0 drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. ....') .:l_. 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. 33. A111andscaping shall be properly maintained ana shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, ?Dd minimize the use of fertilizers and pestIcides which contribute to runoff pollution. 34. 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 ofthe DSRSD. 35. A structural control, such as an oiVwater 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 for review and approval prior to the issuance of a building permit. 36. 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 to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must ~e instructed and signs posted indicating tha~ all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 37. Commercial Car Washes: No wash water shall discharge to the storm drains. \Vash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 38. . Vehicle/Equipment 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 "run-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. 39. 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. ~~ JJ 1C5[::) //30 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. . 40. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved method. 41. 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. GENER.\L DESIGN 42. The developer is responsible for the construction site and construction safety. 43. 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. 44. 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 be based on the approved soils report. 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 blueprints must be submitted to the City. 45. 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/City Engineer. Parking lots shall have a minimum gradient of 1 % and a maximum gradient of 5%. 46. 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. 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. 47. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1 ') above the 1 OO-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished elevation above the 1 OO-year flood level. . 34 . . . 48. )61 J~~ 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. 49. Minimum sight distance for public streets, including intersection sight distance, shall meet the CAL TRANS Highway Design Manual. 50. 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 \V orks/City Engineer. 51. 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 ofland slippage, erosion, settlement and seismic activity. 52. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) EASE1\1ENTS: -.., ).). 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. EROSloN: 54. Prior to any grading of the site and filing of the Pinal 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. 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. 35 /6::' //:30 FINAL :\lAP / PARCEL MAP: )). 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. 56. 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 "Record Drawing" 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. 57. 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. 58. Provide an access road and turn-around and maintenance easement to storm drainage detention facilities and trash racks. 59. 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 Pinal/Parcel Maps for adjoining properties and easements shall be submitted at the time ofthe submittal of the final subdivision maps. 60. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 61. A lO-foot public service easement shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 62. 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. 63. FRONTAGE IMPROVEMENTS: 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. 36 . . . . . . GR.\DIKG: /biJf'f;D 64. Grading shall be designed in conformance with the approved tentati,"e 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 Unifonn Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 65. Grading shall be done under the continuous inspec:tion of the Project Soils Engineer. Grading shall be completed in complianc~ 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 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 \Vorks/City Engineer. 66. 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 an10unt approved by the City Director of Public Works/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 67. 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 \V orks/City Engineer prior to the start of work. 68. The developer shall keep adjoining streets clean of project dirt, mud; materials, and debris. 69. Vlhere sailor 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 sailor geologic report shall be submitted for approved by the Director of Public Works/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards ofland slippage, erosion, settlement, and seismic activity. 70. 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 Work's approval. 71. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 37 / U /!~,.""", () 'r / I ./~ , n. The project civil engineer shall certify that the finished graded building pads are within:t 0.1 feet in elevation of those shown on approved plans. . IMPROVEMENT PLANS. AGREEMENTS. AND SECURITIES: 73. Obtain copies of and comply \\'ith conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plim Review Check List." 74. The Applicant/Developer shaH enter into an improvement agreement with the City for all improvements. 75. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/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. 76. 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. . 77. 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 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. 78. All required securities, in an amount 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. MISCELLANEOUS: 79. 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. 80. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. . 38 . . . I IJ~ ., Iv:5' I./t./ '1 81. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public \Vorks/City Engineer. 82. 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 ofbui~ding p~rmits. PERMIT: 83. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-way or impacting their facilities. 84. An encroachment permit shall be secured from the Director of Public \Vorks/City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. 85. 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. UTILITIES: 86. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each ofthe dwelling units and/or lot included on the Final Map of the subdivision. 87. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 88. Water facilities must be connected to the DSRSD or other approved water 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. 89. 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 39 / cL-J;30 properly abandoned, backfilled, or maintained in accordance \\ith applicable ground\\'ater protection ordinances. For additional information contact Flood control, Zone 7 . . 90. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 91. 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. 92. Developer shall design and construct the water and sewer system in accordance \vith the DSRSD requirements. NPDES REQUIREMENTS: C01\lMERCIAL/INDUSTRIAL 93. The project plans shall include stormwater pollution prevention and control measures for the operation and maintenance of the project during and after construction for the review and approval of the City or County Engineer. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted onsite in order to limit to the ma.ximum extent practicable the entry of pollutants into stormwater runoff. The project plan shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handbook, California Storm Water Best Management Practice Handbooks, and Regional Water quality Control Board's Erosion and Sediment Control Field Manual. . The applicant is responsible for ensuring that all contractors and subcontractors are a\",are of and implement all stormwater quality control measures. Failure to comply with the approved construction BMPs shall result in the issuance of correction notices, citations or a project stop order. 94. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance of five acres or more, the developer shall submit evidence to the City or County that a Notice ofIntent (NOl) has been submitted to the (California) State Water Resources Control Board. 95. Most washing and/or steam cleaning must be done at an appropriately equipped facility that 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. Sanitary connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. These requirements shall be required for automotive related businesses. . 96. All loading dock areas must be designed to minimize "run-on" or runoff from the area. Accumulated waste water that may contribute to the pollution of stormwater must be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the 40 . . . /01 j/'3D sanitary sewer, or intercepted and pretreated prior to discharge to the storm drain system I. The property o\\ner shall ensure that BMPs are implemented to prevent potential storm water pollution. These BMPs shall include, but are not limited to, a regular program of sweeping, litter control and spill clean-up. 97. Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area. Drains in any wash or process area shaH not discharge to. the storm drain system; these drains should connect to the sanitary se\ver. The applicant shall contact the local permitting authority and sanitary district with jurisdiction for specific connection and discharge requirements. 98. All paved outdoor storage areas must be designed to reduce/limit the potential for runoff to contact pollutants, such as bulk materials stored outdoors may need to be covered as deemed appropriate by the City or County Engineer. 99. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface infiltration and minimize the use of fertilizers and pesticides that can contribute to stormwater pollution. Where feasible, landscaping should be designed and operated to treat storm water runoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 100. Sidewalks and parking lots shall be swept regularly 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]. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; washwaters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. 101. The design, location, maintenance requirements, and maintenance schedule for any stormwater quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. 102. Restaurants, where deemed appropriate, must be designed with a contained area for cleaning mats, equipment and containers. This contained wash area shall be covered or designed to prevent run-on or runoff from the area. The area shall not discharge to the storm drains; washwaters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees shall be instructed and signs posted indicating that all washing activities shall be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the wastewater treatment plant receiving the discharge.2 I Mobile washing and discharges must be conducted according to the Mobile Cleaner Best Management Practices for Waste Water Runoffdeveloped by the Cleaning Equipment Trade Association September 23, 1994. 41 jog 130 103. Commercial Car Washes: No washwater shall discharge to the storm drains. . Washwaters shall discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. 104. Vehicle/Equipment Washes: ~o vehicle or equipment washing activity shall discharge to the storm drain system. Wash areas shall be limited to areas that drain to the sanitary sewer collection system, or shall be collected for ultimate disposal to the sanitary sewer. These ,vash areas shall be covered and designed to prevent run-on and runoff from the area. A sign shaII be posted indicating the location and allowed uses in the designated wash area. Sanitary connections are subject to the review, approval, and conditions of the sanitary district with jurisdiction for receiving the discharge. 105. Fuel dispensing areas must be paved 'with portland cement concrete (or, equivalent smooth impervious surface), v.ith a 2% to 4% slope to prevent ponding, and must be separated from the rest of the site by a grade break that prevents run-on of storm ,vater to the extent practicable. The fuel dispensing area is defined as extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of 1 foot, whichever is less. 106. The fuel dispensing area must be covered, and the cover's minimum dimensions must be equal to or greater than the area within the grade break or fuel dispensing area, as defined . above. The cover must not drain onto the fuel dispensing area. 107. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" or equivalent using approved methods by the City or County. 108. All on-site storm drains must be cleaned at least once a year immediately prior to the rainy season. Additional cleaning may be required by the City or County Engineer. NPDES REQUIREMENTS: RESIDENTIAL DEVELOPMENT/CONSTRUCTION 109 The project plans shall include stormwater pollution prevention and control measures for the operation and maintenance of the project during and after construction for the review and approval of the City or County Engineer. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted on-site in order to limit to the maximum extent practicable the entry of pollutants into stormwater runoff. The project plan shall also include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the practices outlined in the ABAG Erosion and Sediment Control Handbook, California Storm Water Best . 2 The Alameda County Health Agency, Department of Environmental Health will normally check that these requirements are met as part of their review of new restaurants and remodeling of existing restaurants. 42 . . . I/.:- /07// :;0 Management Practices Handbooks, and the Regional Water Quality Control Board's Erosion and Sediment Control Field .A {anual. The applicant is responsible for ensuring that all contractors and subcontractors are aware of and implement all stormwater quality control measures. Failure to comply with the approved construction BMPs shall result in the issuance of correction notices, citations, or a project stop work order. 110: Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance of five acres or more, the developer shall submit evidence to the City or County that Notice ofIntent (NOl) has been submitted to the (California) State \Vater Resources Control Board. 111. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" or equivalent using methods approved by the City or County. 112. All on-site storm drains must be cleaned at least once a year immediately prior to the rainy season. Additional cleaning may be required by the City or County Engineer. 113. Trash enclosures and/or recycling area(s) shall be covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system; these drains should connect to the sanitary sewer. The applicant shall contact the local permitting authority and sanitary district with jurisdiction for specific connection and discharger requirements. 114. . 115. 116. The design, location, maintenance requirements, and maintenance schedule for any storm water quality treatment structural controls shall be submitted to the City or County Engineer for review and approval prior to the issuance of a building permit. When a common area car wash is provided, no washwater shall discharge to the storm drain system. The car wash area should drain to the sanitary sewer. The area should be covered and designed to prevent excess rainwater from entering the sanitary sewer. The applicant shall contact the local permitting authority and sanitary district with jurisdiction for specific connection and discharger requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs prohibiting such use. A property owners association shall be created and shall be responsible for maintaining all private streets and private utilities and other privately owned common areas and facilities on the site including landscaping. These maintenance responsibilities shall include implementing and maintaining stormwater BMPs associated with improvements and landscaping. CC&R's creating the association shall be reviewed and approved by the City or County Attorney prior to the recordation of the final Map and recorded prior to the sale of the first residential unit. The CC&R's shall describe how the stormwater BMPs associated 43 lit:) /'5D with privately owned improvements and landscaping shall be maintained by the association. 117. Landscaping shall be designed with efficient irrigation to reduce runoff, promote surface infiltration and minimize the use of fertilizers and pesticides that can contribute to the stormwater pollution. Where feasible, landscaping should be designed and operated to treat storm water runoff. When and where possible, xeriscape and drought tolerant plants shall be incorporated into new development plans. 44 . . . I /" ~ ;/1// :;!~ I CITIrOF DUBLLV . SITE DE VEL OPAfENT RE VIE "FF CRITERL4. A.ll projects approved by the City of Dublin shall meet the follov.ing criteria unless specificclly exempted by the Community Development Dep3J.-t:rnent. 1. Final buildinf! and site development plans shall be revie\\Ted 'and approved bv the Commu11irv Development Department staffpnor to the issuance of a buiJdim! peimit. All such plans shall Insure: 2.. Tnat S'"..andm-d commercial or residential security requirements as eS'"l1lblished by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for L'1e handicapped, are provided throughout the site for all publicly used racilities. C. That continuous concrete curbing is provided ror all parking stalls. . d. Tnat eALerior lighting of the building and site is not directed onto adjacent prope;-ries ail.d the light source is shielded from direct oITsite vie'wing. e. Tnat all mechanical equipment, including elecmcal and gas meters, is archirect1zally screened from view, and that electrical transformers are either underground or archirecturally screened. f. That all trash enclosures are of a sturdy material (preferably masonry) and in na..-mony with the architecture of the building(s). g. That ail vents, gutters, dov.rnspou!s, flashings, etc., "are painted to match the color of adjacent Slli-Iace. h. That all materials and colors are to be as approved by the Dublin Community Development Dep3J.-tment Once constructed or installed, all improvements are to be main~led in accordance with the approved plans. _>\ny changes wIDch affect the e),."1erior character shall be resubmitted to the Dublin Community Development Department ror approval. 1. Tnat each parking space designated for compact cars be identiiied with a pavement markh"1g reading "'Small Car Only" or its equivalent, and additional signing be provided if ne::;ess3.:")'. J. That all exterior architectural elements visible from view and not detailed on the p}3J.'"1S be . :fin; shed in a style and in materials in n3J."1Ilony with the e),."1erior of the building. 1:. Tna1 all other public agencies that require review of the project be supplied v"ith copies of the :final building and site plans and that comnliance be obtained with at least their minimum ~ ~ Code requirements. ATTACHMEJ'...T"f B ") I . lid. Ii '3~ :;:-i,121 lar.-:lCSC2De D]ans. irriQation s\'stem DJ2J."lS. rree DTeSeT\:anon lechJlioues. 2,10 !::UaJ2mees. s;;:=.ll be reviewed and aDDroved bv t.'Je Dublin Planning- DeD2J"rrnent Dnol 10 t.l,e issllaJ."1ce ofL'Je buiJdin2" nermit. All such submittals shall insure: . a. That plant material is utilized which ",rjJJ be capable of healthy growth within the given range of soil and climate. o. Tnat proposed landscape screening is of a height and density so th,:-t it provides a positive visual impa.ct ",~thin three years :from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of15 gallons in size, and at least 50% oftbe proposed shrubs on the site are minimum of5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff. a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving sUI;aces. f. Tnat all cut and fill sloDes in excess of 5 feet in heif!ht are rounded both horizontall" and . - -' vertically. g. Tna1 all cut and :fill slopes graded and not constructed on by September 1, of any given year, are hydroseeded -with perennial or native grasses.and Dowers, and that stock piles of1005e soil existing on that date are hydroseeded in a similar manner. . h. Tnat the area under the drip line of all existing oars, walnuts, etc., which are to be saved are . fenced during construction and grading operations and no activity is permitted under them that VoW cause soil compaction or damage to the tree. . 1. Tnat a guarantee from the ov,,'TIers or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. J. That a permanent maintenance agreement on all landscaping 'will be required from the ov,,'TIer insuring regular irrigation, fertilization and week abatement 3. Final msnectlon or OCCUDancv nerrnits -will not be cranted until all construction and landscaDing- is cOIDD1ete in accordance \vith aDDTOved nlar...s and the conditions reauired bv the Cjrv. . g:rorms! sdrcond . . . //.3// f,o A Communitv Meeting on the Starward Drive Residential Project was held last Wednesday August 5, at 7964 Gunshot Court. Approximately twenty neighbors attended. The Applicants, the DeSilva Group and City Staff gave a brief presentation which was followed by an informal question and answer sesSIOn. The following is a list of concerns stated by the residents of the surrounding neighborhood. a) The project will increase traffic in the area, adding to the existing difficulty in making a right turn off Starward Drive onto Amador Valley Road (no signal light exists at this intersection). Response: Commercial land uses were evaluated under the Downtown Dublin Specific Plan Traffic Study. The traffic generated by this residential project would be less than that generated by a commercial project, which would be a permitted use under the existing General Plan and zoning. The Public Works Department will investigate the need for a signal light through a city- wide traffic study planned for the immediate future. b) A residential project of31 homes will increase the number of visitor parking in the neighborhood. Response: There are 23 guest parking stalls available on-site and an additional 11 parking stalls directly along the Starward frontage of the site, providing a total of 34 guest parking spaces. The Applicants eXplained that adequate parking is available on-site, directly on Starward Drive and on the adjacent commercial property, and in their opinion visitors to the project would not have to enter the neighborhood in search of parking. c) Maintain privacy of the existing homes on Gunshot Court. Response: The Applicants explained that the site plan has been designed with sensitivity to this issue. The minimum setback between the nearest residential unit on the project site and the nearest home on Gunshot Court would be 95 feet. d) Residents asked what type of people the homes would be marketed to and what the price of the homes would be. Response: The Applicants stated that the potential market for these properties would be mainly single home owners and retired persons. The house price range from the high $200,000 to the low $300,000. e) Residents were concerned regarding construction traffic, noise and safety Response: City Staff explained that these were issues that the City were also concerned about and are addressed in the conditions of approval attached for the project. f) Residents of the adjacent homes on Gunshot were concerned regarding the difference in grade between the proposed development and existing houses and the actually height of the sound wall. Response: The difference in grade approaches approximately 2 feet, which would result in an eight foot fence increasing privacy between the project and the houses on Gunshot Court. g) Density of the project, and the possibility of removing a couple oflots. Response: The Applicant stated that to lose a couple of lots would not be economical and would render the project infeasible. In conclusion, the surrounding residents had a number of concerns regarding the project as stated above, but would be happy to see the site developed. ATTACHMENT 6 STARWARD DUBLIN CALIFORNIA COlOR SCHEDULE COW" N"'4t IUll.Y NOORE) (otllll"I'MUJI SCHEME DODY -a-- ~~NW;Dr IUCllt CRU) ''''''.L IBI rElIUR CUP (DARK CRAY) IIl.n.1I ::-IM~lo\HnqUE 1IIIm;) UII ~~~~~~~%U IUClIT MAUlt) IAI nAltiiYiiiAKl INEDiUNCRiNiI IlItU.L IPt TArlLE M\JUNTA'" (Gun: CRUN) 111)11-0 ~ -~:: OOESKI" IUCUT TAN) lOt nr.ACH F'JDDU: IPAllk IoIAUV~J IIlU'.1l _ ,--- IAI DEL lA CflExt tArmquE lInlTE) "1' ~:I '~~ll COO"'E (MEDIUM TAMI .IL M"IUI It hVl IlL1lIu,",un "JW"IGlIS.uC.utAGD. R1CIIAIUJ C. lIANDLEN EDI ARClllTECTURE, INC. 333 UROAUWAY SAN FRANCISCO, CA \H133 T '11~.ali~.~llllll I' '11f1.:l!J.I.1l7li7 . EXHllllT 13-2 DEVELOPMENT PLAr{UUlIN I'V,.:.i;'IG 9131013 31 JULY 913 <J TYPICAL STREETSCAPE rnLII ACCBNT ROUF CMthort -- SillS!! ~AnLt"ooD COHn ~~~CXI IDARIII: eltAn ~ItUlt:) ::;-~;rosntlIIl SIlI~S CArt !lAP-K"onn forrU rAOVlor.NCI ~~:R":;..=: \,iREMI) i~l!r,~~l IIltIetl 5"15~ .."LUnD AltnqUE sun: COHU Cltf:r.N (r.RAlI ~ROlEI ~~:Rl CRntf) tUlC'llI",1mThlfIl SInIf!;LI DEVELOPED FOR: SCHULER HOMES, INC. 1 250 PINE STREET, SUITE 305 WALNUT CREEK, CALIFORNIA 94596 BUILDUIG MATEIUALS ru,Jtk ru,yY ~~~IlH"YTI 51'159 COfff.[ ~II[MII Sll'I55 RIVIf.RA U.ATIlEflf;[)"Il'OOD ~:~~) ~:kX CrlAYI ~~;~~::) ClIT"''' TO " runn 1')11 T~lIll COUJL IIlCkORY ~:~~:"J CONf'O!.iITIOH SIIIHGLE R01)rs STUCCO SIDING STUCCU TIUM VWYL WINDUWS FAUlTED SECTHmAI. GAMGr. DOon rAINTF;D CALVANlZF.D sm:n METAL CUrn:RS CONCIU:n: SIAl) fOUlfDATIONS COllCRETE PORCnES ~"I<W1III'nTD ..KII T"I ror..o. THIlT AlII -..NT1II.... <> S T A H WAR D <> D U /.[ "['.[,['< l..[..~r',l.' l:1:J:::1:-:I~kr:-I:< [~I~;~~~~<I><[><~_1 DLIN __ CALIFORNIA ~ F-=.;S.~t SCHULER HOMES, INC. I"i..."""....----, 01' :2" 3' ".. e: (I011lI'r....n.Ol'l'l: PAGE ---------_._------~~- . . J\l!lj o . Ground Ct:fW/I ..... TJ...... <<=-"-.1.... TJ...... ....- 1... -l.Nge........- ,.,... -- ,..... ..... Mi.""" iourMtweli.1IkH'MI '"' """'" . Van., .tvd. ...,. ~ ...~ 8M&. SoundwlII F' '\ . ,.... ".MI'W1' S-WW" .... fM'ch U:ltcdnt"l ... n.mon ......., ..,., s..-tw" ~, VI"" bn Souncrw.. ~ . .... )11\lllil~J;D .~~ ~3 )~ J .,- A ~- J ~ I l~ J(;:\f 1J<.ClX'1~j V ~ ..........,. .~ '. :\. .~ .' . .. - f- - . .J""" . 19 PWl2 PWl I 27 '~:. ,.... J.-, , '"," -1: ~., . ,'.'1 11\ 29~F, ~HJ ~ , ~~1 PWl2 : -L'< ~ ~ tJ , , - r-- deeorau... PlYing ~ it Cl ~ ~ IX: ~ fI) I I, ,. ,~':;'1F',p"' ,.7!f- " ,... .. . .'....H..~r ,( ~~. i)':'~~ . . ;~'~.:- "~(.::!;~ ,.' . .1 ,~, ~. :- ,....-..:. ,.' ..' " ".: . '.. ,. ~' ' ... ' ',' "r.~~ ""'_.....""",.-- ~"":=:::..- .\ 1 1 ..........18<<..:'1... 1 8~_ ~W_ -, l \ \ \ Mlll.M3t:1 Toddl.-"" 0........ Slid. ...........-.....,.......,....- _"'.""fM_t.r ....-_.,.........,.-.. ......- '.""~"""'''''!Ir\ok.. .........,..--.....- -.......~,..,..... ..- ' 1'-1Wol......"""'....... ___..., tI.w--._ ,.-_h..........._ ......-.""~..lMo_ ~=-~ .-, --w. -..-.._ .--.-........ \ \ LandscaDe Leaend: ~ Sla1WortlDrlveTro..(15GAlIon) b~lNtJ1.UtI (bIIcova) C8llOi.Z!........~G~~(1f_..,,) ,.,..,...-.ntoII 'Y1lrMlOd' (PWr>>fTH) Broadle.IT'..... (15 Gallon) ~~~~T"'" Pm-........... 'M_...t_PoM) Spe~~'?!9 n I . 'PnM'tu. 0MfI."'" '1'(,..,. ~~""rlng Fbn) I'n.rlaM~X~(Ao~o.rry) Acconl T,"'" (15 Gallon) =~St1~~~ ___-1--....' Largo Shn.tJo: ' ~~~) H.~~.(TO)'Ol'l' ~ J-portic1Itt T......-. rw......... Pri~) ',-na_(S/Woy_' MO<l~:" ,,=-~";"'" Bu.ll'tlf}ttpor*a m./ao. '0....., ".~ (8onrood, ..C/.!rLtfh~~,*"JOl1ROCkto.MJ ~ (Pin. er..D.d+tH...nl f~.,rr(()o,n,fESClIIforU' . 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U Z ::; OJ ;;J o 1 ';1-"'~ H.d /".1-0'0. L-1 .' . VICINITY MAP J&U 1 '''' TYPICAL STREET SECTION "".s. r-'-- 'I ! l'J:l'J.r."- ....... 1:-=IH(rPJ TYPICAL LOT LINE EXHlmI IU.S, . '\ !' "f.. .~ ! o U N ::> Cl lY. W > .~ ", It ! CROSS CROSS ~ "f.. I It i.... . ....................._.._..._........ It r.................---............ j i 1~ j EXISTING BUILDING EXISTING BUILDING SITE PLAN - TRACT 7029 DUBLIN. CALIFORniA DATEz JULY 1t1. 1908 . .1 l 1- ~ C" PDT) I...... 30 '" i SITE SUMMARY srA1lS1ICAl AN~I'S'S t, '''=' Cl'I'I:l'!:f ----_______ tf(l.lOl'(1 .z DOtSIm QIf'OS:f ______u_____ ftu att/AOI(' cnJf .vAcr~ ___ (fCW 1F. J "A/fN'PfC"",~ Jf mrA( ~Uggerl - I"Jensen - ~~~,~oclat.~~ 'SOt O~H!> D'''V[. ~Jlrl': .~, . "'U'~""ltn. CA 'I~'''8 1I'ti~ (U~I :llJ-"oo. ,....1:: (U!ol 111-'JOO '- '-. ~ " \\\ II JOn '10: 9710)6 . . VICINITY MAP ..us. ,._.,r.::.~ 1';:/1 .JL I <l>r .r ... TYPICAL ST!l.'iET SECTION -"J ~I ..m,-p. H ~~ TYPICAL LOT LINE EXHIBIT ,/I(U. . .. :...-.--........1 ! -f.. ',,- o U N =:J a lY. w > ',,- --- &: CO. CROSS 4 -f.. I 4 l' ~ i EXISTING BUilDING [XIS liNG BUILOIUG FENCING PLAN - TRACT 7029 DUBLIN, CALlFonNIA DA TEt JUt. Y 10. 1Q90 I r ~ IllInn) 1......00... !ilIE SUMMARY . i $1A17SIJCV.NlN.l":ll1 l JI/r. 0f'I:n:J' .__._________ 1.<<1 AO"(f .z. ~rn Cl'JOU ---____________ 1U/I1U/AOI( (P{H PAa;..t.Ncr.$CN'[" --- "fOf tF. ... "AIWmf1/WOKlRt J4 ""AI. ~Uggerl - 1'\. ensen _ JA~~~~~~"",^,,,~,, ..,,, I'tlQtI(: l'1~1 Ul-'IOO. ,..~: (11~' Jl1-'.J(JO "- --- ~ ~ ......... \\\ \) JWl Hll; '1710Jr. VICINITY MAP ----.u-- :-~ SECTION A-A ....- .=~~ ".- . :-:7 iCI,N ~1:Ul::!l. ....- .,-~ ...._aou ~,,. .----r a-v SECTION C-C -~~,- SECTION 0-0 _r~JU.( lli:- ..r.-.c.... .----r- IUr_ a_v SECTION E-E ....- :-h-'"--rUfI]:' '",''' I .. l-- -J I 'l:3 : a_ ,,'u D.~ us Dr: a...,,1 "'~7u~r---~-"- SECTION f'-f' --- TYPICAL LOT_lJ!L~ ".So . -f. .~ o U N ::> o "" w > .~/ j' .~ I ---..'........."................-.-, ~ I BOREL BANK & CO. ~ ........j 1_____......... CROSS , I I -f. ~ ..--_......... .......~...............~-- ! I EXISTING eUllDINC i ! ~... I ~ [XIST1NG BUILDING VESTING TENT A TIVE MAP - TRACT 7029 1?-~_. i ,. rut J I....... ~.... DUBltH" CAUFORN1A 00\ TE, JIlL Y 15, 1098 . r_'u~ 1";:', . I J,'!fj'tt I i JL , <!>' .r .r JL TYPICAL STRl;I;T SECTION IU..s. LEGEND EB2fl1.SEQ ~ ~ -......- "'<T_ Jb'~ ---- /II1Ofrcr IMr/lr.Jt.) /(l1NftfJ -.u --------- ~rUH€ -- Sl'tmltJlfA<<(!D) ---~.---- -.- $,ANrNlY' .${JIIof (nJ ----a .____ -.- ~ttlf('" -------- . JtQftI WA1tJ!' IfUt (l.".1) 0 . III~(V.HJ 0 .... fI/f( H'tOIfA/lf :1::r::r: ....... 0. ""'.... ... ......-- H~, ,.,......" "" ""'fJfr fLC'I<ADeJrf v. (a..f1'Ot1tr H..r.s. NOr '" $CAlC 1'341.0 ,.~ OLYA1JCW rC """"',., "'" .. ~r...,,)" SOQf ,. ""''''..... '" ""''''- GENERAL NOTES: ClWI(lto "<~l'JIOftlI".K "m~l'CU.l1'AM;l ",dlal'tn1 CUJuot'.t:4 ....... (j1tJ) c.~nn ~ 1Nr'D-$Ill'lllQJtUlO.f'IC ',m (Ullf IQA.O'Mll' '!d rrv :m """ eo "'" "to) 61"',," ~ ~-..IJf'Df~A.1..M#A$.1a:J.Irn UVl'Uf/IDfS~surrl~ 1'l.lASNrIt:J\ CA ...,. ("OJn'.flOfJ <<O/tOHlCAl ~ kJIJloc:M ao~ ~r.w1'J S!81 ~ <<urY"-"tl ~1tl'f.CI~ (JWJ 4U-c:'II AOIf..c.~ ""'/IIffJJ""AIJ'O-at:n"1IC~1JCPfa.tItlt,", ""AC. Nf'tAo 1.0. AG"O ""'" ..",...,. """""'" ...... J,01S<<: 1\)rAC.tD~ ""~crr1J-.ctrS-4t Df('~.lSl)J/'$D(HftJlAfOO-ol("....rtoc:o~ Jl\..-.o/:l(l(1~r SM:l.C r......' ortAQO (1tm If. 11ft) Jr ~ r.vc.,. /l(r/lOG /lOIr]' tOI'J .A~ "r': r. ".~ fUIf"""'..tJ"f ~1I(J'l'. ~~I'OIJ(JlU<f'''''*D.rlJlI("'''aA tcrr.I'InlIlII'IIOIItJPtl..ll.Alfl.I#tf:Dft""C"H:4.A. ..."n .::..tlfXstn'tr, ~rM.,.srlVl': .-...... P..<<IfS"'fttNla'l~","mocr ctRI'I' ~ IfAUaf .5VnfCU lnlJf1CT QW rT CI4It ~ lJf1Jf'I'!/ln.wJ (/X.41lO'f1. smrrr ~~ /IH1 lor ~~ NIt;' PFO~ """!V8.cC'lDln.v.~OlSIQtJ/fItIfJ~I't(Jft7fIIt:. ~Uggerl - ensen - IN:~~~~~.~,~~:~s:,'''^"'rn, C' ..", ~ {9;tj) 2..H-lloo. r,u" ('1~).UI_9JOO "- ...... ~ '- ">\ \)' Jell NO.: 9nOjlj . . mCHARD C. HANDLEN ED! ARCIllTECTUHE. INC. 333 DHOADWAY SAN FRANCISCO, CA 9.U33 T -115.302.2000 f 1 !:;.3!H.0707 . r---'I NOU: TilE PlANS DEPICT A CORNEll LoT 1I0ME, Mlln WINDOWS AnE REVEnSED AT INTERIOR LOTS. MeR BR-2 ER-3 SECOND FLOOR 25'-0" 9 !@j r------------ I ---_________J 6IlEA T ROOM 9 ,<;J ~ 6AAA6E r---------- I I ._________..J ~ll ~ 20'-1" FIRST FLOOR PLAN ONE FLOOR PLAN STARWAltD o o D D ~~~"'~~.~L'~"~~~~~": ~e'oP':>t.,...,.. ~_A~.~w. "'1.1.._~"" I A r . NOTE: TilE PLANS IJEl'lCT El.EVATION C (C01\NW LOT) flHST FLOOH SECOND FLOOI\ LIVING TOTAL GARAGE GROSS TOTAL 9lHOU 31 JULY 9U OOln!,r"C.II"f: ~Dn SF lUG SF 1,301 SF -Ill! SF 1,779 SF r'~ o I' :r ;r "" e SCHULEH HOMES, INC. PAGE 1 -- - 'l) ""'--..... '- ~ \)\ \) !2:Sllz:sJ l2:Sl [3J t=J~~t=J t=J~~t=J t=J~~c=J DUu.nO{C MATlRW3 COMPOSITION SIIINGLt ROOrs ~TtlCCO SIDING STUCCO TRIM VINYL WINDOWS PAINTED SECTIONAL GARAGE DOOR rMNTED CALVo snEET METAL C~TIEns CONCRETE sIAn fOUNDATIONS CONCRETE punCIIES RlCHAHD C. lIANDLEN EDI AHCIlITECTUHE, INC. 333 DlWADWAY SAN FRANCISCO, CA 94133 T .jla.362.2000 F 'lIa.3IJ.1.0767 . RIGHT ,rocco d~' rCCOAAnvE I'O.AH TFJH (fTF) SnlC.CO 01 e"1l2""d" FOH-1 TRIt-4 (rYP) 5T1XCO "/6.=0 C'ECAATI'It rOAM BRAC.",(r ITY"I 5ruc.co 0/2!! FOH-i nJ5TIGM1ON (T'r'pl FRONT ELEVATION A FRONT ELEVATION IJ Q -. ~ N +. REAR LEFT NOTE: THlM DETAIL EXTENDS TO FENCE NOTE: 12" ~:AVE~ -I" G UTTI-:I1 HOOF PLAN - ELEVATION A PLAN ELEVATIONS A & B S TAR W o ONE (INtEIUO R-[O'l'SJI A R D 0 xL-"'IXIXJ,,'o(JXIXL'<J><J..'<.IXlXl2SI<-<I?$RsI~l-:<:IxL-'<J,.'\IXlxlXlXLxJXlXlX~'< DUDLIN __ CALIFORN ~ __o~__ tJ'f~"'l'l:'''~w. ou.._~<'tII A 90100 31 JULY 90 nOlnrroC.DftG SCIIULEH HOMES, INC. . l"'\.r ...r--'i o I' 2' 3' "'. e' "- ~ C ~ o rAGE 2 . . ill . . sTu::co ovm Ie' Dl,a" rOAH PCf'-avr ~ ,I- l~;, .- .- " " :: .- fEES ~ . . ! 1- ,') [ l-snt:.CO 0/::1" iraN-! RlJ5T1CATlotl {TYPJ--} = RIGHT ELEVATION C REAR DUD.DlNG IIATBRlAL9 CONI'osmON SlIUiGLE Roors STUCCO SIDING STUCCO TRIM VINYL WINDOWS PAINTED SECfIOfML CARAGE DOon PAINTED CALVo SlIf:E'T METAL CUTTERS CONCRETE SLAD rOUNVATlONS CONCRETE PORCIIES RICHARD C. llANDLEN EDl ARClllTECTURE. INC. 333 DIWADWAY SAN FHANCISCO, CA 9<1-1:13 T -II 5.302.2000 F -115.3U,1.0707 LEFT FRONT ELEVATION C flOTE: TRIM DETAIL EXTENDS TO FENCE ELEVATIONS o S T PLAN ONE C & D - iC 0 HNEll-Lo'rS I AgWARD 0 ..."-L'<J.x],,'<lXlXL'<1>(l>(1'<.IXL-<I(!.I~ I~l~ tsL'S!x[x.IXL '<.1x.L>:.LY,l>'JXL-<I/I/, DUBLIN __ CALIFORtl ~ ~c"....~ tp_..........,..."Yo IU~~.... FRONT ELEVATION D A ~ ):--:::.u ( - &ttuo al ~,e j j rOAJ-f TRIM /TIPJ , :-- : 1.',/-0' nCcAAn,{ I ! \ ~HJTTt:~ /rYrJ jl~!:; . ~rl ~ 1 f~~~(H~~~.\T rof _ .;t~~~t~ ! : ~~'~~ft:co STOl: - ,I- I , F , -" " RIGHT ELEVATION D NOTE: 12" EAVES ,i" GUTTEI( ROOF PLAN - ELEVATION C 9UI0U 31 JULY 9U '- '),,,- ...... --- ....... \>\, D ~ o I' J' :r .( PAGE 3 nU1nl'rtJC.lHfI; SCHULEH HOMES, INC. r---l 6R-2 1lR-:l 25'-0" ~ r------------ I ____________J 6REA T ROOH t-flR Q I ~ GAAA6E r---------- I I ._________..J MI ~ 20'-1" SECOND FLOOR fIRST noon LOT 24 LOT 24 RlCIIARD C. IIANDLEN EDI ARClllTECTURE, INC. 333 BROADWAY SAN FRANCISCO, CA 9-H33 T H5.30~.2000 F .115.304.0767 . o PLAN ONE LOT 24 S TAR WAR D :-:~~-'N~VJxIl~~~~~ .,..-""'" ... m_.....'1'f..l"(.oO:; H..l.......,1lC:'IC'MI:t . o I A 11_ II LEFT LOT 24 NOTE: TilE PLANS IJEI'ICT ELEVATION C (COI{NER LOT) FII1ST FLOOR SECOND FLO(JI{ UVING TOTAL GARAGE GROSS TOTAL !'inn SF 70;' SF 1,301 SF -110 SF 1,779 SF '- ~ 1'" --- \)\ \) 90100 31 JULY 9U ~ o I' 2' 3' ". e PAGE 4- nOln.ltoC.Jl"G SCIIULEH IlOr..mS, INC. . . RICHARD C. HANDLEN EDI AHCHITECTURE. INC. 333 BROADWAY SAN FRANCISCO, CA 9'l133 T 415.362.20011 F -115.39,1.0767 . 25'-0" l' NOTE: TilE PlANS DEPICT A CORNER LOr 1I0ME. Mill! WINDOWS AilE IlEVERSED AT INTERlOIl LoIS, Q -' rJ 1 I I-tlR ER-2 Q I u- "t PORCH ' 1JR-4 D 1JR-3 6AJV.6E &q q{ . Q I [] --------------- [] 1 20'-1" l nRST FLOOR NOTE: TilE PLANS UEPICT ELI';VATlON l' (C01(Nm LOT) SECOND FLOOR o PLAN TWO FLOOR PLAN S TAR WAR D o l'll!ST FLOOl! SECOND F!.OOl( UVING TOTAL GAl!AGE GROSS TOTAL .- )<1:<L-'<J,'<J;xJ,.'<J,'<.IXlXIxJxL,'<.["'Sk'SI2S\X!:.:;[,,'S! :s1>J;<L ',[,,'<.lx]xlxl'<JX.v<IX DUDLIN mI CALIFORN ~ ~e"""~ 1r~"'1'l::'_.oo: H.l..~~oUI I A 9U10U 31 JULY 9U 1I11tOl,r"l:.I11'lf: SCHULER HOMES, INC. (j7G SF !J22 SF 1,5110 SF ,1:1:1 SF 2,031 SF ~ o r :2" 3' A' ~ ~ ")\ ----- '- ' \)\ ~ I'Ac;r. 5 lZSll2'.SJ I.25llZSl c=Jc=Jc=Jc=J c=Jc=Jc=Jc=J c=Jc=J c=Jc=J RIGHT OUll..DlNC JUTERI.AL9 COMPOSITION SIIINGLE Roors STUCCO SIDING STUCCO TRIM vmYL WINDOWS PAIHTED SECTIONAL GARAGt DOOR rAJNTED CALVo SIIEET METAL GUnERS CONCRETE SLAO FOUNDAtiONS CONCRETE rORCIlES RICHARD C. HAND LEN EDI ARCIllTECTURE, INC. 333 UROADWAY SAN FRANCISCO, CA 94133 T 011 ~.3G2.2000 F 011 ~.a9,\.07G7 . ~~~g;{ ~Qn tcp 01 m{----- S=.12.3...,"I''' 1- - 1- j( EE t ~~00':/:' 'I : f'O.AHTRlH(NPl !L- L 24'llbO' {-- :1--- . -. I !;fGOAAtlVE !;Wl'T[R(rtF'J 00 0 - I :.- stocGO ,,' All" DCCGAATlVE ! FO.... """"""T fm') ." 'r' " " J.- STtJC.CO 01 e' DI^ ~ e' T.AU rl DECORATIVE GC\..l..t-1H (TTP) H.-- ~T1JGt;O 01 2..04 I: rON1 TRIH (rrPJ 00 " " " :: E33EEJEEI EEJ c=Jc=Jc=Jc=J [. r==Jc=J c=J c=:J [=:J c=:J [=:J c=:J FRONT ELEVATION U FRONT ELEVATION A REAR LEFT PLAN TWO ELEVATIONS A & II iINTErHOn-LOTSI] o STAI\WARD 0 ~'<1::L4'<M"""Xlr:t'~'[:~~t~'L: I . ES~ . sm:co cl :~~ FOAM TRIH lflrJ Q 6.11 I -~ I I I Q ~,t: I '.12 In~ ~ I .1 , Do 5.12 L NOTE: 12" [~i\ VES -[" GUTTEIl ROOF PLAN - ELEVATION A 90100 31 JULY 9U no I nl'rnC.lJlU: SCHULER HOMES. INC. I""\.J""'....--, o I' J' 3' 4' e' ~ ~ rAGE 6 '- \>> \) . . ,- -1 { 1 "I 83 E8 REAR BUILlJUm MATlRlAL9 COMPOSITiON SIUNCLE ROOrs STUCCO SlUING Sl'UCCO TRIM VINYL "INDOWS PAINTED StCTlONAL CARAGE DOOR PAlmED CALVo SIIEET METAL CUTIERS COtfCRETE SlAD fOUNDATIONS CONCIU.IE poUCllf.5 JUCHARD C. HAND LEN EDI AHCIIITECTUHE. INC. 333 D1lOADWAY SAN FRANCISCO, CA 9-H33 T .115.302.2000 ~- .115.39.1.0707 . sru:.co ovtR le'Dl~.rO,A.H POF<A!r " Imgm m mm LEFT ELEVATION C rrf CD~ 6L,..' El , , rE>>:E: RIGHT FRONT ELEVATION C FRONT ELEVATION D ELEVATIONS o S T PLAN TWO C & D - ~COHNEit-r;oTsl AHWARD 0 ...xIxJ.,'<t<.IXL.'<1'<J.,'<.I><1'<1><lX[><;~L.:,<J::S~~l>sl~l"lXlXlxJ,'<l/.J/,I>'JX DUDLIII mI CALIFORN ~ ~~_t trO-",,,,,,-,.,or. ..........."'~~ 'I A . __._. !.f\l(.c.C' >;1/ ;.) Ul lcp I'll ~...b ro""~ lRIH " " " II il ~~~\, 'e',t-:>' t;CCCRAlI,Jt !H1f1t.R!lTrj ~ !:nx:co c( ....4 Ct":CP.All'/E ro,t.M CR,Kk(T INrI m 1 :(' " " " " " " .' " " " .' .,' LEFT ELEVATION D NOTE: 12" EAVES .1" G UTTElt HOOF PLAN - ELEVATION C 90100 31 JULY 00 "- ~ V\ ~- ~\ \) ~ o r J' 3 .4" e PAGE '7 ntllnl'r"I;,Il'l": SCHULEH HOMES, INC. RICHARD C. IIANDLEN EDl ARCHlTECTUHE, INC. 333 UHOADWAY SAN FHANCISCO, CA 9.1133 T 0115.362.2000 F 0115,39.1.0767 . 25'-0" 2'-0" 1- Q I Q Ul 6REA T FOOH NOTE: POP-OUT ONLY OCCURS AT ELEVATION C CORNEl! LOT -till!: cr NAlL AT ELEV...T1C16 D . 1;, {-U)lf cr t\,.ALL AT ELE'/ATI<::'le A. e . ". 6ARAGE !JR-4 r------ I I 1 -------------~ ~q qj 20'-1" NOTE: TilE I'I.ANS DEPICT EI.EVATION l' (CORNEI( I.UT) SECOND FLOOR FIRST FLOOR o PLAN THREE FLOOR PLAN S TAR WAR D F!HST FLOOI( SECOND FLOO\( UVING TOTAL GAHAGE GROSS TOTAL o l!"'"' IIII! xl'<.N'<.IXN><:],,'\],,'<1'<1'<lX [:-;[;-<: I ~~':<-I 'SLV,IXl'<1'<lX[Xl,<l><l><:t..jY -l'<lX DUBLIN mlCALIFORN ~ ~_C.l'C'OM-l! U"-"',","~-':' ........_~.ftI A 90100 31 JULY 90 nnlnprnC.DIIG SCHULER HOMES, INC. PAGE . 7:)(; SF UIl;, SF 1,721 SF -121 SF 2,1-12 SF 1""'....-....---, o I' J' 3' .4 tJ . 8 .......... )0 Z '-.... ~ . S'fOC.C.O 01211 FOAM P115TIG.A.T1OH (rrp, FRONT ELEVATION A ~. I i- ('j +I , , , , , , , {- ;sn'GCO of 1...4 (ON1tJtlt1ffTl'J RIGHT HEAR Buu.nINa IlATERJALS COMPOSITIoN SIUNCLE ROars STVC'cO sJDmG STUCCD TRIM VINYL lrlNDO'lfS PAINTED SECTIOtlAL CARAGt DOOR PAltfTED CALVo SilEO Mr.TAL CUTIERS COffCRf:TC SLAO fOUNDATIONS CDNCltET& PORelltS . . I:" CIA rrC:CIl'AIl It ',uu...; =..4 5W...GO tRIM In,.1 w? ,< "',1 " " " " " " 0' j' l-l " " " i bdbdbIJ Ii FRONT ELEVATION B c=J 00 00= DO 5ltIGCO ,,/ ::~Ib T.AP[:FCD FaN-! TRIM (fTPJ I " I I I I I I I I I. I NOTE: 12" E,IVES 4" GUTTEl! LEFT NOTE: mlM OETAIL EXTENDS TO fENCE HOOF PLAN - ELEVATION 1\ ELEVATIONS o S T PLAN THREE A & B i!N'rEIHOf{-LOT81 ARWARD 0 I ^ UUiOU 31 JULY UU '- ~ --.J '-.. '- \J) () mClIARD C. llANULEN ED! AHCIIlTECTURE. INC. 33:\ UlWADWAY SAN FRANCISCO. CA !H!:.!:.! T -II ~.3G2.201lU F.1l f,.3D,LIl7li7 .a'x:j,'<J,.'\lXl-'<lX.l-'<l,'<l-<1'<lX1':.I/<.!",Ixl><I~I~I~:1~'<1...[;-,lx.IX: DUDLltl mlCALlfORtl ~ =--""""'- tE'_.........._.-.: ..... -"" ~~ i\,,,,,,~.... -----, 01' 2' :3 ... " PAGE 9' 110InJ'r"....n"f: SCHULEI~ HOMES, INC. [11- -131-1....0. - - t'rCCRA nvt: -= ' ~"HTtR5 IfTP) - =: ST1X<:O of 6'.6' - ;; / gc~~~~I~ti~~AH I r- eRN;~TS jTYP1 I:J I:J l':.ll " " " " I := RIGHT ELEVATION C (CORNET LOT ONLY) REAR LEFT NOTE: trml VETAIL EXTENVS TO FENCE Bun.nmG IlAtERlALS COMPOSITION SIIINGLE ROOfS STUCCO SlUING srucco TRIM VINYL WINDO"S PAUiTED SECTIONAL GARAGE DOOR PAINTED CALVo snECT J,lr.TAL CUTIERS CONCRETE SLAD rOUNDA,1I0NS CONCRETE rORCHES " ..;, :: ,I :JJ.I:J'J(4e" :: ~~rrnPJ n " ., I sn'C-Co o/1x t' : FOAM ~TIGATIOH (fll1 f=" S1U:CO 01 &" DI". " t)' ~ '4..L : CECGAATlVE CGU/H'l (1 P) [I FRONT ELEVATION C PLAN THHEE ELEVATIONS C & D - i CORN.EH o STARWAHD II i :: " " n FRONT ELEVATION D Lots ~ o RICHARD C. lIANDLEN ED! ARClIITECTUHE. INC. 333 BROADWAY SAN FRANCISCO, CA 9'1133 T -I/5.:I62.20UO t' .115.:JU,I.U767 -.XI)<lX1XJxL.'<L'\L-'<[''<IX.IXIXL<I)<.I;<l0l><;I::S1~<l;\lXNxJ;<j,,-.: 11<1'<[,-< DUBL!N mlCALIFOUN ~ ~C:\I"l:I'OIto'l~ C'!_"",\,>:OJol!.w. ........._-~ . . A o c=l Dol DO OJ III H t~~~~~;,,[ _~ :: c;HHltRS !lYPJ ': Ii)'.""" N:r:r./?ATl,[ 11 5+lJllI:Rl1fT" :: .~nx:co", ..... It ['('CRAII'.t rCAI-i 11111:1: ~:;,::, :'i 'iti::l ~..r. -....., ; RIGHT ELEVATION D ~I =r:- NOTE: 12" I';AVES .1" GIJTTEH HOOF PLAN - ELEVATION C ~ ~ 9U10U 31 JULY 9U r'i../""',."r---, o I' J' 3' 4' e" '- \)\ \J I'AGE 10 1I11101.r"C.IJIfG SCHULEH HOMES. INC. . . ~. I l- N +t LEFT o1JILlJrnG UAtlRW.9 COMf'OSITIQN SIIINCLE ROurs SfUCCO !'\1tllNO STUCCO tRIM YINYL 1'INI:>O"5 PAINTED SECTIOl'ML GARACE DOOR PA.INTED CALVo SIIEET Mr.tAL CUTTERS CONCRETE SLAD fOUNDATIONS CONCRETE PORCHES RICHARD C. llANDLEN EDI ARCIIITECTUItE. INC. :)33 BROADWAY SAN FHANCISCO. CA 94133 T ,II r),3G2.2uno t' H5,:llJ-Ll17G7 . ", ',I " ., " ,- " ., .. n ,< srn::.co 011'tl I' Fa,*" fUJS'TlCAtlOH (fT'P}-) : Sl1.tGO 0/ tJ' 0'" l( "'1,&.LL ' OC'CAATlVE~(TYP}: REAR NOTE: TRIM DETAIL EXTENUS TO FENCE I~fll :: ~~,Ii;;:;(( ~ H ~UJl1tR.5 I tlPJ .. to',bl)' tt(Z;PATht 11 !tVT1[R INrI :: '$1'1Y~O ~I ...4 II t;"[(.(.'RAT!\.[ rOAt-1 II i -\\ -[I. Ji::~" _ It __ II ~frt:R.5lnr' " " .. II II " II :: " I . ----- !.T\V'/.()t'),l" f1"OI'" rOAM re:f' -oJr :ill 'I[ [':tol . 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