HomeMy WebLinkAboutAttachmt 1 Exhibit B - Initial Study for Emeral Place Retail Ctr
Initial Study
for the
Emerald Place Retail Center Project
Stage 1 Planned Development Rezoning
Planning Application File No.
PA 07-019
Lead Agency
City of Dublin
100 Civic Plaza
Dublin, CA 94568
August 3, 2007
Exhibit B
ENVIRONMENTAL CHECKLlSTI
Introduction
This Initial Study has been prepared in accord with the provisions of the California Environmental Quality
Act (CEQA) and assesses the potential environmental impacts of implementing the proposed project
described below.
The Initial Study consists of a completed environmental checklist and a brief explanation of the
environmental topics addressed in the checklist. Because the propo:)ed project is generally based on
similar land use designations, circulation patterns etc. assigned to the project by the City of Dublin General
Plan and Eastern Dublin Specific Plan, the Initial Study relies on the following documents:
1. The Program EIR certified by the City in 1993 for the Eastern Dublin General Plan Amendment and
Specific Plan (the Eastern Dublin General Plan Amendment and Specific Plan Environmental Impact
Report, State Clearinghouse No. 91103064). That EIR, also known as the "Eastern Dublin EIR,"
evaluated the following impacts: Land Use, Population, Emplcyment and Housing, Traffic and
Circulation, Community Services and Facilities, Sewer, Water and ~;torm Drainage, Soils, Geology and
Seismcity, Biological Resources, Visual Resources, Cultural ResoLrces, Noise, Air Quality and Fiscal
Considerations.
2. The Supplemental EIR certified by the City in 2004 for the IKEA Project (the IKEA Project SEIR, State
Clearinghouse No. 2003092076). This SEIR evaluated the potential for new or newly designated
special status biological species to be present on the Project sile, traffic patterns and commuting
trends that may have substantially increased regional traffic beyond that identified in the 1993 EIR, and
the potential for supplemental traffic impacts that may also cause related regional air quality impacts.
Some of the potentially significant impacts identified in the Eastern Dublin EIR apply to the proposed
project and, therefore, the adopted mitigation measures also apply and are included in this Initial Study by
reference. All of the mitigation measures adopted as part of the IKEA S EIR also apply and are included in
this Initial Study by reference. This Initial Study is being completed pursuant to CEQA Guidelines Section
15162 with the intention of determining whether the Emerald Place R'3tail Center will have impacts that
were not previously addressed in either the 1993 EIR or the 2004 SEIR and will assess whether any
modifications to the prior impact and mitigation analysis are required.
Applicant/Contact Person
James M. Wright
Senior Vice President
Blake Hunt Ventures
411 Hartz Avenue, Suite 200
Danville, CA. 94526
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 2
August 3 2007
Project Location and Context
The project site is located on the north side of the 1-580 freeway, between Hacienda Drive and Arnold
Road and south of a new east-west connector road formerly calle::! Digital Drive and now renamed
Martinelli Way, south of Dublin Boulevard,
Exhibit 1 depicts the location of the project site in context of the larger City of Dublin and Exhibit 2 depicts
the project site in relation to Eastern Dublin.
The topography of the site is relatively flat, but has a distinct slope to the south, towards the 1-580 freeway.
There are two small structures located on site, which will remain. A ZOle 7 "turnout" structure is located at
the southwest corner of the site and immediately adjacent is a DSRSD water chlorination structure.
A Tentative Parcel Map was approved in 2004 and the site, which was formerly one parcel of
approximately 27.55 acres, was approved for two parcels separated b'( a private street named Ikea Way,
One parcel (APN 986-0033-002) is owned by IKEA Property Inc. and the second parcel (APN 986-0033-
003) is owned by Pan Pacific Retail Properties. It is anticipated that a new Parcel Map will be submitted to
reconfigure the property lines and record new easements.
Project Background
In February 2001, the City Council approved the Commerce One Project that allowed for the development
of a four building, 780,000 sq.ft. campus office complex on the subject site. In August 2001, the Alameda
County Surplus Property Authority informed the City that Commerce One was no longer in contract to
purchase the site.
In 2004, the City Council adopted a General Plan and Specific Plan Amendment, Stage 1 and 2 Planned
Development Rezoning, and Site Development Review approval for a 317,000 square foot JKEA retail
store and a General Plan and Specific Plan Amendment and Stage 1 Planned Development Rezoning for
a 137,000 square foot "lifestyle" retail center.
In late 2005, the City was informed by IKEA that they were withdrawing their plans to build a store in
Dublin, and in light of this news, the developers of the neighboring 137,000 square foot lifestyle center
proposed to enlarge their commercial center to encompass both parcels.
Project Description
The proposed project involves construction of a 305,000 square foot retail commercial shopping center on
the two parcels described above (See Exhibit 3). The center consists of multiple buildings centered around
a "town green" and contains 35,000 square feet of restaurant uses and approximately 270,000 square feet
of retail uses and ancillary office space. The 305,000 square foot total includes all enclosed building area
(minus trash enclosures and loading areas).
A total of 1,423 surface parking spaces would be provided on the project site to serve the entire retail
center, which is more than adequate based on the parking standc rds of the City of Dublin Zoning
Ordinance.
The proposed concept for the retail space is a "lifestyle center," which is a retail commercial shopping
center with small and medium sized tenants organized like a modified city block with a main street through
City of Dublin Page 3
Initial St!Jdy/Emerald Place Retail Center August 3 2007
PA 07-019
the center of the project and with a central town green public space. Nc specific users have been identified
for the Retail Center, but it is anticipated that it will be a mix of approxinately 4-6 major tenants with stores
of 15,000 - 35,000 square feet and a mixture of other smaller retail an:l restaurant users, It is anticipated
that the retail center would be open seven days a week, year round.
The site is designed to be pedestrian-oriented with the buildings along the central core connected via the
town green and the wide sidewalks. In addition, defined walkways will connect the parking areas and
outlying buildings with the central core, and there will be gracious laldscaping throughout the project -
within the setbacks along streets, throughout the central core, and within the parking fields, Pedestrian
and vehicular access will be provided along all building frontages.
Other actions
Grading activities would occur on the site to accommodate planned buildings, roads and utility
connections. Water, sewer and recycled water services would be provided by Dublin San Ramon Services
District (DSRSD) in accord with DSRSD's Eastern Dublin Facilities Master Plan.
Sewer service for the project would be accommodated through connection to the existing sewer system
owned and maintained by the Dublin San Ramon Services District (DSRSD). When and where available,
recycled water from DSRSD would be used for irrigation purposes, redu:;ing the need for potable water.
The project would also include placement of business identification and directional signs.
Requested entitlements
The following applications have been filed with the City of Dublin:
Staae 1 Planned Development (PO) Rezonina- The Stage 1 PD-Planned Development zoning
would establish specific land use and development standards unique to the proposed retail use.
As part of the PD rezoning, a site-specific Development Plan will be approved by the Dublin City
Council.
The following applications will be filed with the City of Dublin in the near future. At that time, the City will
determine whether further environmental review is required under CEQP, Guidelines Section 15162.
. Staae 2 Planned Development (pm Rezonina - The Stage 2 PD-Planned Development zoning
would establish more detailed development standards unique to the proposed retail use. As part
of the Stage 2 PD rezoning, a site-specific Development Plan will be approved by the Dublin City
Council.
. Site Development Review (SDR) - A SDR application will be filed to describe specific design, color,
materials, site layout and amenities, parking and access, landscaping and signage.
. Tentative and Parcel Maps - A Tentative Parcel Map could be filed to reconfigure the project site.
. Development Aareement - The Eastern Dublin Specific Plan requires that developers enter into a
Development Agreement prior to developing property. The Devt~lopment Agreements will serve to
"lock in" approved development on the site for specified number of years.
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 4
August 3 2007
EXHIBIT 1. REGIONAL CONTEXT
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City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
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August 3 2007
EXHIBIT 2. SITE LOCATION
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City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
MARTINELLI WAY,
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Place Town
Center
Page 6
August 3 2007
EXHIBIT 3. CONCEPTUAL SITE PLAN
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 7
August 3 2007
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 8
August 3 2007
1. Project description
Construction of a 305,000 square foot retail center on a 27.55-
acre site, including 1,423 on-s te parking spaces, associated
signage, landscaping, and relclted site improvements.
2. Lead agency:
City of Dublin
100 Civic Plaza
Dublin, CA 94583
3. Contact persons:
Mary Jo Wilson, Planning Manager, City of Dublin
(925) 833-6610
Kristi Bascom, Planning Consultant, City of Dublin
(925) 872-6327
4. Project location:
Between 1-580 freeway and Martinelli Drive and between
Hacienda Boulevard and Arnold Road within the Eastern Dublin
Specific Plan area,
5. Project contact person:
Jim Wright, Blake Hunt Ventun3s
(925) 314-2700
6. General Planl Specific Plan:
Designation:
General Commercial
7. Zoning:
Planned Development
8. Other public agency required approvals:
. Stage 2 PD-Planned Development Rezoning (City of Dublin)
. Site Development Review (City of Dublin)
. Tentative Parcel Map and Parcel Map (City of Dublin)
. Development Agreement (City of Dublin)
. Grading and building permits (City of Dublin)
. Sewer and water connections (DSRSD)
. Encroachment permits (City of Dublin)
. Notice of Intent (State Water Resources Control Board)
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
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August 3 2007
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 clecklist on the following pages.
- Aesthetics - Agricultural Resources - Air Quality
- Biological Resources - Cultural Resources - Geology/Soils
- Hazards and Hazardous - Hydrology/Water Quality - Land Use/ Planning
Materials
- Mineral Resources - Noise - Population/Housing
- Public Services - Recreation - Transportation/
Circulation
- Utilities/Service - Mandatory Findings of
Systems Siqnificance
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 the
previous environmental documents certified for this project by the City of Dublin adequately address
potential impacts and mitigate any impacts to a less-than-significant level.
_ I find that although the proposed project could have a significant E!ffect on the environment, there will
not be a significant effect in this case because the mitigation measums described on an attached sheet
have been added to the project. A Mitigated 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 pumuant 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,"
and Environmental Impact Report is required, but must only analyze the effects that remain to be
addressed.
L I find that although the proposed project could have a significant e1fect on the environment, there will
not be a significant effect in this case because all potentially significant effects have been analyzed
adequately in both the Program EIR certified by the City in 1993 for the Eastern Dublin General Plan
Amendment and Specific Plan (the "Eastern Dublin General Plarl Amendment and Specific Plan
Environmental Impact Report, State Clearinghouse No. 91103064) and the Supplemental EIR certified by
the City in 2004 for the IKEA Project (the IKEA Project SEIR, State Clearinghouse No, 2003092076). The
impacts of development on the site and the surrounding area have been avoided or mitigated pursuant to
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 10
August 3 2007
the earlier documents, including revisions or mitigation measures that are imposed on the proposed
project
An Addendum to the Eastern Dublin General Plan Amendment and SpEdic Plan EIR and the IKEA Project
SEIR has been prepared which explains the differences between the o"iginal project proposal as analyzed
in the 1993 EIR and 2004 SEIR and the project as currently proposec and documents why no additional
environmental review is required.
Signature:
Date: August 2, 2007
Printed Name: Kristi Bascom, Consulting Planner
For: City of Dublin
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 11
August 3 2007
EVALUATION OF ENVIRONMENTAL IMPACTS
Scope of the Environmental Assessment
This environmental assessment addresses the potential impacts of the proposed project in accordance
with the requirements of the California Environmental Quality Act (CEQA). The scope of review includes
only potential impacts resulting from development of the facilities described in the above Project
Description. Any potential site-specific environmental impacts not anticipated during this environmental
review will need to be addressed as part of a future application submittal consistent with CEQA
requirements. Additionally, any future development in the project arE'a that is outside the scope of this
document may need further analysis if it can be determined that potential environmental impacts exist.
Sources used to determine potential environmental impacts:
1, Determination based on Staff review of the project.
2, Determination based on field visit and site inspection.
3. Determination based on communication with appropriate City of Dublin departments and utility service
providers
4. Determination based on the City of Dublin General Plan (Revised N:)Vember 5, 2002)
5. Determination based on the Final Eastern Dublin Specific Plan, City of Dublin (June 6, 1998)
6. Determination based on the Certified Environmental Impact Report:State Clearinghouse No.
91103064), Eastern Dublin General Plan Amendment and Specific Plan (including the Draft and Final
EIRs, Addenda, etc.)
7. Determination based on the Certified Supplemental Environmental Impact Report (State
Clearinghouse No. 2003092076) for the IKEA Project (including the Draft and Final SEIRs, Addenda,
etc.)
Notes:
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 parentheses following each
question, A "No Impact" answer is adequately supported if the n~ferenced information sources
show that the impact simply does not apply to projects like the cne involved (e.g" the project falls
outside a fault rupture zone) or if there is no impact beyond thm;e previously identified in the prior
EIRs. A "No Impact" answer should be explained where it is baEed on project-specific factors as
well as general standards (e.g., the project will not expose sens tive receptors to pollutants, based
on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentiall~f significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
City of Dublin
Initial Study/Emerald Place Retail Center
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August 3 2007
4) "Negative Declaration: Less than significant with mitigation Inccrporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to
a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures from
Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier FIR or negative declaration.
Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they arE! available for review.
b) Impacts Adequately Addressed. Identify which effects fl'Om the above checklist were within
the scope of and adequately analyzed in an earlier docJment pursuant to applicable legal
standards, and state whether such effects were addres:;ed by mitigation measures based
on the earlier analysis.
c) Mitigation Measures, For effects that are "Less than significant with Mitigation Measures
Incorporated," describe the mitigation measures that were incorporated or refined from the
earlier document and the extent to which they address5ite-specific conditions for the
project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected,
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
On the following page, the source of determination is listed in parenthosis. See listing of sources used to
determine each potential impact at the end of the checklist. Copies of the documents referenced in this
Initial Study are available for public review during normal business hours at the City of Dublin Community
Development Department, 100 Civic Plaza, Dublin, CA 94568.
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
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August 3 2007
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.
I. Aesthetics. Would the project:
a) Have a substantial adverse impact on a scenic
vista? (Source: 1, 2, 4)
b) Substantially damage scenic resources, including
but not limited to trees, rock outcroppings, and
historic buildings within a state scenic highway?
(Source: 1,2,4)
c) Substantially degrade the existing visual character
or quality of the site and its surroundings?
(Source: 2, 4)
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area? (Source: 4)
II. Agricultural Resources
Would the project:
a) Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance, as showing
on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to a non-
agricultural use? (Source: 1, 2)
b) Conflict with existing zoning for agriculture use, or
a Williamson Act contract? (Source: 1, 2)
c) Involve other changes in the existing environment
which, due to their location or nature, could result
in conversion of farmland to a non-agricultural
use? (Source: 1, 2)
III. Air Quality (Where available, the significance
criteria established by the applicable air quality
management district may be relied on to make
the following determinations), Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? (Source: 2)
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation? (Source: 2)
Potentially L.ess Than Less than No
Significant ~;ignificant Significant Impact
Impact With Impact
Mitiaation
X
X
X
X
X
X
X
X
X
City of Dublin
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PA 07-019
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August 3 2007
Note: A full discussion of each item is found following
the checklist.
c) Result in a cumulatively considerable net increase
of any criteria pollutant for which the project
region is non-attainment under an applicable
federal or state ambient air quality standard
(including releasing emissions which exceed
quantitative thresholds for ozone precursors? (2)
d) Expose sensitive receptors to substantial pollutant
concentrations? (Source: 2)
e) Create objectionable odors? (Source: 2,5)
IV. Biological Resources. Would the project
a) Have a substantial adverse effect, either directly
through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans, policies
or regulations, or by the California Department of
Fish and Game or the U.S. Fish and Wildlife
Service? (Source: 2)
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies or
regulations or by the California Department of
Fish and Game or the U.S. Fish and Wildlife
Service? (Source: 2)
c) Have a substantial adverse impact on federally
protected wetlands as defined by Section 404 of
the Clean Water Act (including but not limited to
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption or other
means?
(Source: 2)
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nursery sites? (Source: 2)
e) Conflict with any local policies or ordinances
protecting biological resources, such as tree
protection ordinances? (Source: 2)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
VlitiQation
X
X
X
X
X
X
X
X
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 15
August 3 2007
Note: A full discussion of each item is found following
the checklist
o Conflict with the provision of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan or other approved local,
regional or state habitat conservation plan?
(Source: 1, 2)
V. Cultural Resources. Would the project
a) Cause a substantial adverse impact in the
significance of a historical resource as defined in
Sec, 15064.5? (Source: 2)
b) Cause a substantial adverse change in the
significance of an archeological resource
pursuant to Sec. 15064.5 (Source: 2)
c) Directly or indirectly destroy a unique
paleontological resource or unique geologic
feature? (Source: 2)
d) Disturb any human remains, including those
interred outside of a formal cemetery? (Source:
2)
VI. Geology and Soils. Would the project
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Fault Zoning
Map issued by the State Geologist or based on
other known evidence of a known fault (Source:
2)
ii) Strong seismic ground shaking (2)
iii) Seismic-related ground failure, including
liquefaction? (2)
iv) Landslides? (2)
b) Result in substantial soil erosion or the loss of
topsoil? (25)
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project and potentially result in on-
and off-site landslide, lateral spreading,
subsidence, liquefaction or similar hazards
(Source: 2)
Potentially Less Than Less than No
Significant ,:;ignificant Significant Impact
Impact With Impact
MitiQation
X
X
X
X
X
X
X
X
X
X
X
X
City of Dublin
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August 3 2007
Note: A full discussion of each item is found following
the checklist.
d) Be located on expansive soil, as defined in Table
13-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
(Source: 2)
e) Have soils capable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of waste? (Source: 2, 5)
VII. Hazards and Hazardous Materials. Would the
project:
a) Create a significant hazard to the public or the
environment through the routine transport, use or
disposal of hazardous materials
(Source: 2, 5)
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous into the environment?
(Source: 2, 5)
c) Emit hazardous emissions or handle hazardous
materials, substances, or waste within one-
quarter mile of an existing or proposed school?
(Source: 2, 5)
d) Be located on a site which is included on a list of
hazardous materials sites complied pursuant to
Government Code Sec. 65962.5 and, as a result,
would it create a significant hazard to the public
or the environment? (Source: 5)
e) For a project located within an airport land use
plan or, where such plan has not been adopted,
would the project result in a safety hazard for
people residing or working in the project area?
(Source: 2)
n For a project within the vicinity of private airstrip,
would the project result in a safety hazard for
people residing or working in the project area?
(Source: 2, 5)
g) Impair implementation of or physically interfere
with the adopted emergency response plan or
emergency evacuation plan? (Source: 2)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Ivlitigation
X
X
X
,X
X
X
X
X
X
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August 3 2007
Note: A full discussion of each item is found following
the checklist.
h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands? (Source: 2)
IX. Hydrology and Water Quality. Would the project:
a) Violate any water quality standards or waste
discharge requirements? (Source: 2)
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g. the production rate of existing
nearby wells would drop to a level which would
not support existing land uses or planned uses
for which permits have been granted? (Source:
2)
c) Substantially alter the existing drainage pattern of
the site or area, including through the aeration of
the course of a stream or river, in a manner
which would result in substantial erosion or
siltation on- or off-site? (Source: 2)
d) Substantially alter the existing drainage pattern of
the site or areas, including through the alteration
of a course or stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or off-
site? (Source: 2)
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
(Source: 2)
n Otherwise substantially degrade water quality?
(Source: 2)
g) Place housing within a 1 DO-year flood hazard area
as mapped on a Flood Hazard Boundary or
Flood Insurance Rate Map or other flood
delineation map? (Source: 2)
h) Place within a 1 DO-year flood hazard area
structures which impede or redirect flood flows?
(Source: 2)
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Potentially Less Than Less than No
Significant ::;ignificant Significant Impact
Impact With Impact
\1itigation
X
X
X
X
X
X
X
X
X
Page 18
August 3 2007
Note: A full discussion of each item is found following
the checklist.
i) Expose people or structures to a significant risk of
loss, injury, and death involving flooding,
including flooding as a result of the failure of a
levee or dam? (2)
j) Inundation by seiche, tsunami or mudflow? (2)
IX. land Use and Planning. Would the project:
a) Physically divide an established community?
(Source: 1,2,4)
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over
the project (including but not limited to the
general plan, specific plan, or zoning ordinance)
adopted for the purpose of avoiding or mitigating
an environmental effect? (Source: 1, 2)
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan? (1,
2,4)
X. Mineral Resources. Would the project
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and
the residents of the state? (Source: 1, 2)
b) Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general Plan, specific plan
or other land use plan? (Source: 1 , 2)
XI. Noise. Would the proposal result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
general plan or noise ordinance, or applicable
standards of other agencies? (Source: 2)
b) Exposure of persons or to generation of excessive
ground borne vibration or ground borne noise
levels? (Source: 2)
c) A substantial permanent increase in ambient noise
levels in the project vicinity above existing levels
without the project? (Source: 2)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels without the project? (Source:2)
Potentially Less Than Less than No
Significant :;ignificant Significant Impact
Impact With Impact
MitiQation
X
X
X
X
X
X
X
X
X
X
X
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Page 1 &
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Note: A full discussion of each item is found following
the checklist.
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project expose
people residing or working n the project area to
excessive noise levels? (Source: 2)
D For a project within the vicinity of a private airstrip,
would the project expose people residing or
working in the project area to excessive noise
levels? (Source: 2)
XII. Population and Housing, Would the project
a) Induce substantial population growth in an area,
either directly or indirectly (for example, through
extension of roads or other infrastructure)?
(Source: 1, 2)
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere? (2, 4)
c) Displace substantial numbers of people,
necessitating the replacement of housing
elsewhere? (Source: 4, 5)
XIII. Public Services. Would the proposal:
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
the construction of which could cause significant
environmental impacts, in order to maintain
acceptable service rations, response times or
other performance objectives for any of the public
services? (Sources: 1,2)
Fire protection
Police protection
Schools
Parks
Other public facilities
XIV. Recreation:
a) Would the project increase the use of existing
neighborhood or regional facilities such that
substantial physical deterioration of the facility
would occur or be accelerated (Source: 2)
Potentially Less Than Less than No
Significant :;ignificant Significant Impact
Impact With Impact
lAitiaation
X
X
X
X
X
X
X
X
X
X
X
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Page 20
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Note: A full discussion of each item is found following
the checklist.
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
(Source: 2)
XV. Transportation and Traffic. Would the project:
a) Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e. result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ratio on roads or congestion
at intersections)? (2)
b) Exceed, either individually or cumulatively, a level
of service standard established by the County
Congestion Management Agency for designated
roads or highways? (2)
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
(2)
d) Substantially increase hazards due to a design
feature (e.g, sharp curves or dangerous
intersections) or incompatible uses, such as farm
equipment? (2)
e) Result in inadequate emergency access? (2)
n Result in inadequate parking capacity? (2)
g) Conflict with adopted policies, plans or programs
supporting alternative transportation (such as bus
turnouts and bicycle facilities)
(1 )
XVI. Utilities and Service Systems. Would the project
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control
Board? (2)
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects? (2, 5)
Potentially Less Than Less than No
Significant :3ignificant Significant Impact
Impact With Impact
MitiQation
X
X
X
X
X
X
X
X
X
X
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Note: A full discussion of each item is found following
the checklist.
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects? (5)
d) Have sufficient water supplies available to serve
the project from existing water entitlements and
resources, or are new or expanded entitlements
needed? (2)
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
providers existing commitments? (2)
~ Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid
waste disposal needs? (2)
g) Comply with federal, state and local statutes and
regulations related to solid waste? (2)
h) Be provided with adequate electrical and natural
gas service? (2)
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a
plant or animal community, reduce the number of
or restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of
past projects, the effects of other current projects
and the effects of probable future projects).
c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
City of Dublin
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Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
V1itiQation
X
X
X
X
X
X
X
X
X
Page 22
August 3 2007
XVII. EARLIER ANALYSES
This Initial Study is being prepared to determine whether an earlier EIR (in this case, both the EIR
prepared for the Eastern Dublin General Plan Amendment and Specific Plan, State Clearinghouse No.
91103064 and the SEIR prepared for the Ikea Project, State Clearinghouse No. 2003092076) may be used
to evaluate the proposed project pursuant to CEQA Guidelines (Section 15063 (c)(7)).
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
Eastern Dublin EIR:
Portions of the environmental setting, project impacts and mitigation mHasures for this Initial Study refer to
environmental information contained in the Eastern Dublin EIR. The Eastern Dublin EIR is a Program EIR
which was prepared for the Eastern Dublin General Plan Amendmelt and Specific Plan of which this
Project is a part. It was certified by the Dublin City Council on May 10, 1993. As part of the certification the
Council adopted a Statement of Overriding Considerations for im~'acts including but not limited to:
cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service),
regional air quality, noise and visual.
The Eastern Dublin EIR contains a large number of mitigation measUl'es which apply to this Project and
which would be applied to any development within the Project area. Spl~cific mitigation measures identified
in the certified Eastern Dublin EIR for potential impacts are referenced in the text of this Initial Study.
Ikea Proiect SEIR:
Portions of the environmental setting, project impacts and mitigation measures for this Initial Study also
refer to environmental information contained in the Ikea Project Supplemental EIR, which was prepared to
evaluate the impacts of a proposed 317,000 square foot Ikea retail store and a 137,000 square foot
neighboring "lifestyle" retail shopping center on the same site in which the Emerald Place Retail Center is
now proposed.
Since certification of the Eastern Dublin EIR, several changes in circL mstances had occurred that could
affect the impacts and/or mitigations analysis of the Ikea project. Such changes in circumstances included,
but were not limited to: 1) additions of species to the California and/or I=ederal Endangered or Threatened
Species Lists; 2) continued development in the Tri-Valley area and beyond with potential changes in
commute patterns and traffic intensities, which also may affect air quality and noise within or on the project
area; 3) changes in California law regarding annexations (Le., adoption of AS 2838) which may affect the
designation of portions of the project site as prime agricultural soils; and 4) changes in the provision and
distribution of some public services (schools) and public utilities (water, wastewater, storm drainage and
gas and electricity).
The Ikea Project SEIR was certified by the Dublin City Council on March 16, 2004 (Resolution 44-04). As
part of the certification, the Council adopted a Statement of Overriding Considerations for unavoidable
impacts from the Eastern Dublin EIR and for the following supplemertal impacts: cumulative traffic, air
quality.
Pursuant to CEQA Guidelines Section 15162 and 15163, this Initial Study is intended to identify the
potential for any new or substantially increased significant impacts on or of the Project which were not
City of Dublin Page 23
Initial Study/Emerald Place Retail Center August 3 2007
PA 07-019
evaluated in the Eastern Dublin EIR or the Ikea Project SEIR and which would require additional
environmental review.
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ATTACHMENT TO INITIAL STUDY: DISCUSSION OF CHECKLIST
Legend
PS: Potentially Significant Impact
LS: Less Than Significant Impact; or Less Than Significant Impact due to the previously adopted
mitigation measures of the Eastern Dublin EIR or the Ikea Project SEIR
NI: No Impact; or No Additional Impact beyond that which was pre'/iously identified in the Eastern
Dublin EIR or Ikea Project SEIR (and mitigated if necessary) and/or for which a Statement of
Overriding Consideration was adopted
1. Aesthetics
Environmental Settino
The project site is vacant and graded. The site contains no rock outcroppings, significant stands of
vegetation or other features with significant aesthetic qualities. The Eclstern Dublin EIR does not classify
the project area as containing visually sensitive resources (Fig. 3.8-H).
The 1-580 freeway from the 880 Freeway to the easterly Alameda COU1ty limit, is designated as a Scenic
Route in the County Scenic Route Element of the General Plan, which has also been adopted by the City
of Dublin by reference in the Dublin General Plan.
Program 6Q of the Eastern Dublin Specific Plan says that the "the City of Dublin should officially adopt
Tassajara Road, 1-580 and Fallon Road as designated scenic corridors, adopt a set of scenic corridor
policies and establish review procedures and standards for projects wit~ in the scenic corridor viewshed." In
1996, the City did adopt the Eastern Dublin Scenic Corridor Policies and Standards document prepared by
David Gates & Associates. This document contains more detailed policillS that allow future development as
envisioned in the Specific Plan while maintaining the visual character of natural features within the area.
Such implementing polices are in addition to all other goals and polices contained in the Eastern Dublin
Specific Plan.
Proiect Impacts and Mitioation Measures
a) Have a substantial adverse impact on a scenic vista?
NI. Approval and construction of the proposed project would alter the character of existing scenic vistas
and could obscure important sightlines by adding new buildings and signs adjacent to the 1-580 freeway.
This impact was addressed in the Eastern Dublin EIR (Impacts 3.8/B, 3.8/C, 3.8/F, 3.8/H, 3.8/1, and 3.8/J).
Related Mitigation Measures applicable to the proposed project and/or site include: 3.8/2.0, 3.8/3.0,
3.817.0,3.817.1,3.8/8.0, and 3.8/8.1 (pages 3.8-4 through 3.8-9 of the Eastern Dublin EIR). Mitigation
Measures encourage preservation of the natural landscape, preservaticn of the natural beauty of the hills,
and preservation of the views to the northerly hills.
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The proposed project is located in Scenic Corridor Zone 1, as identified in the Eastern Dublin Scenic
Corridor Policies and Standards document. The proposed project will comply with visual standards and
policies for Zone 1 identified in the Scenic Corridor Policies and Stand"rds document, as noted in the Ikea
Project SEIR on pages 23 and 24 of the Initial Study.
No impacts beyond those already identified in the Eastern Dublin EIR and Ikea Project SEIR are
anticipated to result from the development of the Emerald Place Retail Center, and no further
environmental analysis is required.
b) Substantially damage scenic resources, including state scenic highways?
NI. Development of the project site will alter the visual experience of travelers on scenic routes in
Eastern Dublin. Interstate 580 has been designated as a scenic corridor by Alameda County and the City
of Dublin.
This potential impact (Impact 3.8/J) was identified and addressed in the Eastern Dublin EIR and
implementation of Mitigation Measures 3,8/8.0 and 3.8/8.1 (page 3,8-9) reduce this impact to a less-than-
significant level. These mitigation measures encourage the City to adopt certain roads as scenic corridors,
and encourage the City to require detailed visual analyses with devl~lopment project applications (i.e.,
Stage 2 PD-Planned Development applications). Additionally, Policies 6-30 and 6-31 of the Eastern Dublin
Specific Plan provide guidance for areas of the project visible from a sCE!nic corridor.
c) Substantially degrade existing visual character or the quality of ;'he site?
NI. This impact was addressed in the Eastern Dublin EIR (Impact 3.8/B-Alteration of Rural/Open Space
Visual Character and Impact 3.8/F-Alteration of Visual Character of Flatlands). Development of the project
area would alter the existing rural and open space qualities and alter the existing visual character of valley
grasses and agricultural fields. The Eastern Dublin EIR concluded that no mitigation measures could be
identified to either fully or partially reduce this impact to a less than significant level. Therefore, the EIR
concluded this impact would be a potentially significant unavoidable impact and an irreversible change
and, pursuant to CEQA, the City of Dublin adopted a Statement of Over"iding Consideration for this impact.
The proposed project would not substantially change the scale of devE,lopment anticipated in the Eastern
Dublin EIR for the project area and would not change the level of intensity of impact, therefore, no
additional discussion or analysis is necessary. (See also Ikea SEIR, p. :25)
d) Create light or glare?
NI. Construction of the proposed project would increase the amount of light and glare due to new street
lighting and building security lighting. In some instances the additional lighting could result as perceived
negative aesthetic impacts through the "spill over" of unwanted Iightin!l onto adjacent properties that are
not intended to be lighted, The anticipated light and glare generated by the proposed project would not be
unique or sufficiently different from other development projects with n the City or the Eastern Dublin
planning area. Also, considerable development with accompanying light and glare has occurred in the area
since the two prior EIRs.
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The impacts of the proposed Emerald Place Retail Center project to Aesthetics would be no different or
greater than those which were previously identified in the Eastern Du :>Iin EIR and the Ikea Project SEIR,
and therefore no additional discussion or analysis is necessary.
2. Agricultural Resources
Environmental Setting
Historically the project site has been used for grazing, dry-land farming, and other non-intensive
agricultural endeavors, Portions of the soils within the project area w~re identified as Class I or Class 1/
soils in the Eastern Dublin EIR, however, the project area has not been used for agricultural purposes for a
number of years.
The Eastern Dublin EIR considered the discontinuation of agricultural uses as an insignificant impact due
to the high percentage of Williamson Act contracts which were non-renewed and the limited value of the
non-prime soils.
Proiect Impacts and Mitigation Measures
a, c) Convert prime farmland to a non-agricultural use or involve ether changes which could result in
conversion of farmland to a non-agricultural use?
NI. The Eastern Dublin EIR identifies portions of the project site as containing Class I or Class 1/ Prime
Agricultural Soils in its analysis of the impact of converting non-urban lands. The site has not been used
for agricultural uses for a number of years and is substantially surrounded by urbanized lands or properties
where urban development has been approved but not yet constructed. (See also Ikea SEIR, p. 26)
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
NI, The project property is not zoned for agriculture and is not subject to a Williamson Act Land
Conservation Agreement. No impacts will therefore result.
The impacts of the proposed Emerald Place Retail Center project to Agricultural Resources would be no
greater than those which were previously identified in the Eastern Dublin EIR and the Ikea Project SEIR,
and therefore no additional discussion or analysis is necessary.
3. Air Quality
Environmental Setting
Dublin is located in the Tri-Valley Air Basin. Within the Basin, state and federal standards for nitrogen
dioxide, sulfur dioxide and lead are met. Standards for other airborne pollutants, including ozone, carbon
monoxide and suspended particulate matter (PM-1 0) are not met in at IE~ast a portion of the Basin.
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Proiect Impacts and Mitiqation Measures
a-c) Would the project conflict or obstruct implementation of an air quality plan, violate air quality
standards, or result in cumulatively considerable air pollutants?
NI. Chapter 3.11 of the Eastern Dublin EIR analyzed air quality. AB a result of more rapid urbanization
in the Tri-Valley area than originally expected, an increase in traffic through the Tri-Valley from other areas,
and changing commute patterns, the environment in which the project would occur had changed enough
such that this was determined to be a potentially significant impact and was assessed in the Ikea Project
SEIR. It was also estimated that the project could contribute to emissions exceeding Bay Area Air Quality
Management District (BAAQMD) significance thresholds.
Additional analysis was completed for the Ikea Project SEIR and it Nas determined that supplemental
ozone impacts were significant and unavoidable, even with the incorporation of the approved mitigation
measures. Pursuant to CEQA, a Statement of Overriding Considerations was adopted by the City of
Dublin upon approval of the project
To ensure that the Emerald Place Retail Center Project would not worsen the situation further, the City
Traffic Engineer completed a supplementary traffic analysis to anal\'ze how the traffic impacts of the
revised project (305,000 square foot retail center with 35,000 squam feet devoted to restaurant uses)
compared to the project studied in the certified Ikea Project Supplemental EIR (454,000 square feet retail,
warehouse, office uses with a maximum of 46,000 square feet of restaurant uses). The analysis
concluded that the traffic impacts would not be substantially different The Supplementary Traffic Analysis
(dated January 8, 2007) is an attachment to the Addendum prepared fJr the Emerald Place Retail Center
Project, and explains the study and its results in greater detail.
the project is consistent with the General Plan, upon which the BAAQMD Clean Air Plan is based, so it will
not obstruct implementation of the Plan.
With the additional analysis, no new or substantially more severe significant impacts beyond those already
identified in the Eastern Dublin EIR and Ikea Project SEIR are anticipated to result from the development
of the Emerald Place Retail Center, and no further environmental analYEis is required,
d, e) Expose sensitive receptors to significant pollutant concentrations or create objectionable odors?
NI. Development of the project area with urban uses will create emissions from a variety of miscellaneous
stationary (non-vehicular) sources such as evaporative emissions from paints and cleaning products, etc.
The Eastern Dublin EIR noted that although such emissions would be extremely small for any individual
resident, they could be substantial when summed over the entire scope of the project (Eastern Dublin EIR,
p. 3,11-6), The Eastern Dublin EIR identified this impact as a potentially significant cumulative impact
which could not be mitigated to achieve the eight-fold reduction in stationary source emissions needed to
meet the insignificant threshold and, pursuant to CEQA, the City of Dublin adopted a Statement of
Overriding Consideration with the Eastern Dublin approvals. The proposed project would not include a
residential component that would include adding sensitive receptors to the Eastern Dublin planning area,
no additional discussion or analysis is necessary,
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The impacts of the proposed Emerald Place Retail Center project to ,Air Quality would be no greater than
those which were previously identified in the Eastern Dublin EIR and the Ikea Project SEIR, and therefore
no additional discussion or analysis is necessary.
4. Biological Resources
Environmental Settino
Figure 3.7-A of the Eastern Dublin EIR indicates that the project area is dominated by dry-farming
rotational cropland and non-native grasslands. The project site is currently graded, has building pads, and
underground infrastructure had been installed from the project that was previously approved for the site,
Proiect Impacts and Mitioation Measures
a, d) Have a substantial adverse impact on a candidate, sensitive, or special-status species or interfere
with movement of native fish or wildlife species?
NI. The Eastern Dublin EIR identified twelve special status plant :)pecies, seventeen special status
amphibian, reptile, bird and mammal species, and ten special statu~; invertebrate species which could
potentially occur within the entire Eastern Dublin planning area (Tables 3.7-1 and 3.7-2, pp. 3-7.19-21),
based upon the U.S. Fish and Wildlife Service and the California Fish and Game Commission listings at
that time. Since certification of the Eastern Dublin EIR, the regulatory slatus of some of these species may
have changed, as further addressed in the Ikea SEIR.
The Eastern Dublin Specific Plan includes policies to protect special status species (Policies 6-17 and 6-
20). It was determined with the Ikea Project in 2003, that although the ~roject would adhere to the adopted
mitigation measures and Specific Plan policies, changes in regulatory drcumstances may have created a
potentially significant environmental impact if not re-addressed. This ~otential impact was assessed in a
Supplemental EIR and the results of the analysis were that the impacts of the project were less than
significant.
Because the site has been substantially disturbed since the time of th,~ previously biological analysis, no
impacts beyond those already identified are expected to result from the development of the Emerald Place
Retail Center project.
b, c) Have a substantial adverse impact on riparian habitat or federally protected wetlands?
NI. Figure 3.7-B of the Eastern Dublin EIR identifies areas within the planning area which potentially
contain riparian habitat and springs based upon the location of intermittent streams, seeps, etc. None of
these features exist on the project site so no impacts are anticipated,
e) Conflict with any local policies or ordinances protecting biological resources, such as tree
protection ordinances:
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NI. No trees grow on the project site, so no impacts exist with respect to tree protection ordinances or
similar regulations,
n Conflict with local policies or ordinances protecting biological resources or any adopted Habitat
Conservation Plans or Natural Community Conservation Plans?
NI. There are no Habitat Conservation Plan areas or Natural Community Conservation Plans located on
the project site. No impacts would therefore result
The impacts of the proposed Emerald Place Retail Center project to Biological Resources would be no
greater than those which were previously identified in the Eastern Dublin EIR and the Ikea Project SEIR,
and therefore no additional discussion or analysis is necessary.
5. Cultural Resources
Environmental Settino
Chapter 3.9 of the Eastern Dublin EIR addresses the potential impacts :>n cultural resources which may be
located within the project area. A field inspection of the entire Eastern Dublin area was performed in 1988.
Three potential pre-historic sites (two of them isolated locales) and twe historic sites were identified within
the Specific Plan area (see pp. 3.9-4 - 3.9-6 of the Eastern Dublin FIR). Maps of these sites were not
included in the EIR to protect them from possible vandalism. The Eastmn Dublin EIR mandated additional
project-level archeological surveys of the identified sites. None of thes3 mandated study sites are located
on the Emerald Place Retail Center project site.
Proiect Impacts and Mitioation Measures
a) Cause substantial adverse change to significant historic resources?
NI. The project site is largely vacant Neither of the two small structures on the site are historic structures.
No impacts are therefore anticipated,
b, c) Cause a substantial adverse impact or destruction to archeolog;cal or paleontological resources?
NI. There is a remote but potentially significant possibility that construction activities, including site grading,
trenching and excavation, may uncover significant archeological andlcr paleontological resources on the
site. The Eastern Dublin EIR categorized these resources as pre,historic cultural resources. Three
potential pre-historic sites were identified by the EIR within the Specific Plan area. The Eastern Dublin EIR
assumed that all pre-historic sites would be disturbed or altered in some manner. This potential impact was
identified and addressed in the Eastern Dublin EIR (Impact 3.9/A) and implementation of mitigation
measures 3,9/1,0 through 3.9/4.0 (page 3.9-6 - 3.9-7) reduces this impact to a less-than-significant level.
These mitigation measures require subsurface testing for archeological resources; recordation and
mapping of such resources; and development of a protection progmm for resources which qualify as
"significant" under Section 15064,5 of the CEQA Guidelines. Mitigation Measures 3.9/5.0 and 3.9/6.0,
described above, also were adopted to address the potential disruption of any previously unidentified pre-
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historic resources and these mitigation measures reduced the potential impact to a less-than-significant
level.
The Eastern Dublin Specific Plan also contains policies (Policies 6-~~4 and 6-25) requiring research of
archaeological resources prior to construction and determination of the significance. and extent of any
resources uncovered during grading and construction. No such resources have been discovered in the
grading that has occurred so far on the site. The previous Eastern Dublin EIR and Ikea Project SEIR
adequately addresses potential impacts to these resources and all rr itigation measures will continue to
apply to this project. There are no impacts not previously identified and analyzed in the previous EIRs.
d) Disturb any human resources?
NI. A remote possibility exists that historic or pre-historic human resour~es could be uncovered on the site
during construction activities. Implicit in the mitigation measures of th3 Eastern Dublin EIR and Eastern
Dublin Specific Plan policies is the potential for discovery of human rewurces near or within the identified
pre-historic and historic sites. With implementation of the above-mentioned mitigation measures adopted
with certification of the Eastern Dublin EIR (mitigation measures 3.9/1.0 -12) and adherence to the Eastern
Dublin Specific Plan policies relating to cultural resources (Policies 6-2L. and 6-25), no impacts not already
identified and mitigated if necessary will result from the development of the Emerald Place Retail Center
project
The impacts of the proposed Emerald Place Retail Center project to Cultural Resources would be no
greater than those which were previously identified in the Eastern Dutlin EIR and the Ikea Project SEIR,
and therefore no additional discussion or analysis is necessary,
6. Geology and Soils
Environmental Settinq
This section of the Initial Study addresses seismic safety issues, topogl'aphy and landforms, drainage and
erosion and the potential impacts of localized soil types.
Seismic
The project area is a part of the San Francisco Bay area, one of the most seismically active regions in the
nation. The Eastern Dublin EIR notes the presence of several nearby significant faults, including the
Calaveras Fault, Greenville Fault, Hayward Fault and San Andreas Fault (pp. 3.6-1 - 3,6-2 and Figures
3.6-A and 3.6-B). The likelihood of a major seismic event on one or more of these faults within the near
future is believed to be high, However, no active faults are known to traverse the project site and the site is
not identified as located within an Earthquake Safety Zone (formerly Alquist-Priolo Special Studies Zone)
as determined by the California Division of Mines and Geology.
A second thrust fault system has been inferred in the Coast Ranges of the Bay Area that may be
seismically active. A belt of faults and folds has been mapped in sedimHntary rocks south of Mount Diablo,
including one identified as the "leading edge-blind thrust, Mount Diablo Domain." Further investigation of
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this inferred fault has concluded that the risk of ground rupture from this inferred fault is low within the
project area.
Site Geology and Soils
Site soils are identified as "undifferentiated alluvial deposits" on Figure ~,.6-C of the Eastern Dublin EIR.
Landforms and Topography
The project area is part of a broad north-south trending plain knowr as the Livermore-Amador Valley.
Much of the property is flat with a distinct slope to the south. Grading spoils from construction on adjacent
lands have been deposited on the site which creates minor topographic relief.
Drainage
Existing drainage patterns on the site is in a sheet flow pattern to the south.
Proiect Imoacts and MitiQation Measures
a) Expose people or structures to potential substantial adverse impacts, including
loss, injury or death related to ground rupture, seismic ground shaking, ground
failure or landslides?
NI. Similar to many areas of California, the site could be subject to ground shaking caused by the regional
faults identified above. Under moderate to severe seismic events which are probable in the 8ay Area over
the next 30 years, buildings, utilities and other improvements constructed in the project area would be
subject to damage caused by ground shaking. However, since the project area is not located within an
Earthquake Fault Zone (formerly Alquist-Priolo Zone), the potential for ground rupture is anticipated to be
minimal.
The Eastern Dublin EIR identified that the primary and secondary effects of ground-shaking (Impacts 3.6/8
and 3.6/e) could be potentially significant impacts. With implementation of mitigation measure 3.6/1.0 the
primary effects of ground-shaking (Impact 3,6/8 - damage to structures and infrastructure, potential loss of
life) are reduced to a less-than-significant level by using modern seismic design for resistance to lateral
forces in construction, which would reduce the potential for structure f"ilure, major structural damage and
loss of life.
Mitigation measures 3.6/2.0 through 3.6/8.0 will be implemented to reduce the secondary effects of
ground-shaking (Impact 3.6/C - seismically induced landslides, differential compaction/settlement, etc.), to
a less-than-significant level. These mitigation measures require: stabilization of unstable landforms where
possible or restriction of improvements from unstable landforms; appropriate grading in hillside areas;
utilization of properly engineered retention structures and fill; desi!ln of roads and infrastructure to
accommodate potential settlement; and completion of design-level geotechnical investigations (pp. 3.6-8
through 3.6-9),
Adherence to Mitigation Measures MM 3.6/1,0 through 8.0 will ensure that new structures and
infrastructure built within the project area will comply with generally recognized seismic safety standards so
that effects due to ground shaking will be less-than-significant.
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There are no impacts beyond those analyzed in the Eastern Dublin EIH and therefore no additional review
or analysis is necessary.
The applicant for development of the property will have a soils and geotechnical report completed prior to
construction to conform with the adopted mitigation measures contained in the Eastern Dublin EIR and
polices set forth in the EDSP. The Stage 2 development plans and building permits submitted for the
project will reflect the report's recommendations.
b) Is the site subject to substantial erosion and/or the loss of topsoil?
NI. The Eastern Dublin EIR notes that development of the project Sitl3 would modify the existing ground
surface and alter patterns of surface runoff and infiltration and could result in a short-term increase in
erosion and sedimentation caused by grading activities (Impact 3.6/K). _ong-term impacts could result from
modification of the ground-surface and removal of existing vegetation ,:Impact 3.6/L). With implementation
of Mitigation Measures 3.6/27.0 and 28.0 (pp. 3.6-14 - 3.6-15) both of these impacts would be less-than-
significant, and no impacts not already identified in the previous EIRs 'NiII results from the development of
the Emerald Place Retail Center project.
These mitigation measures specify and require the preparation and implementation of erosion control
measures to be utilized on a short-term and long-term basis. In addilion to these measures, the project
would be subject to erosion control and water quality control meaSL res implemented by the California
Regional Water Quality Control Board. The Eastern Dublin Specific Plan also contains a policy (Policy 6-
43), which requires that new development be designed to provide effective control of soil erosion as a
result of construction activities, These mitigation measures will be reflected in the Stage 2 Development
Plan and erosion control plan that will be submitted with the grading and improvement plans.
c, d) Is the site located on soil that is unstable or expansive or will result in potential
lateral spreading, liquefaction, landslide or collapse?
NI. Portions of the project area are underlain by soil types with high shrink-swell potential which have the
potential to cause damage to foundations, slabs, and pavement (Impact 3.6/H). With adherence to
Mitigation Measures 3.6/14.0 through 16.0 (pp. 3.6-11-12) and by requiring appropriate structural
foundations and other techniques to overcome shrink-swell effects, potential shrink-swell impacts will be
less-than-significant, and no impacts not already identified in the previous EIRs will result from the
development of the Emerald Place Retail Center project.
e) Have soils incapable of supporting on-site septic tanks if sewers are not available?
NI. All new development within the project area would be connected to a public sanitary sewer system
installed by future project developer(s) and maintained by the Dublin San Ramon Services District which
serves all of the City of Dublin. No septic systems are proposed within the project area. Therefore, no
impact is anticipated with regard to septic tanks.
The impacts of the proposed Emerald Place Retail Center project to Geology and Soils would be no
greater than those which were previously identified in the Eastern Dublin EIR and the Ikea Project SEIR,
and therefore no additional discussion or analysis is necessary.
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7. Hazards and Hazardous Materials
Environmental Settinq
The site contains open grasslands, but has been graded and some infrastructure installed. Historically, the
project site has been used for agriculture and was used by United States Army, as part of Parks Reserve
Forces Training Area (RFTA) but was decommissioned and transfern~d to the Alameda County Surplus
Property Authority in the mid-1980's.
Based on information received by the Alameda County Health Services Agency: Environmental Protection
Department, incinerator debris and ash were discovered during environmental studies north of the subject
property within the public right-of-way of Martinelli Drive and the property north of Martinelli Drive. The
waste was removed from both properties and are now considered "clean closed" with respect to this
contaminant. Policy 11-1 of the Eastern Dublin Specific Plan requires that prior to the issuance of building
permits for sites in the project area, environmental site assessments are required. As part of the normal
review process for the development of the site, the City of Dublin wi I require the Applicant to obtain a
Phase II Environmental Site Assessment for the property. If applicable, remediation measures would be
recommended and required prior to development in accordance with State law.
Proiect Impacts and Mitiqation Measures
a, b, c) Create a significant hazard through transport of hazardous materials or release or emission of
hazardous materials?
NI. Proposed uses of the project area would include commercial retcil and restaurant uses. Only minor
less-than-significant quantities of potentially hazardous materials SUGh as lawn chemicals, household
solvents, etc., would be associated with the majority of the proposed m,es, With the expected minimal use
of hazardous materials and the requirement from the Alameda County Fire Department that all businesses
develop and adhere to a hazardous materials business plan, this impact is less-than-significant, and no
impacts not already identified in the previous EIRs will result from the development of the Emerald Place
Retail Center project.
d) Is the site listed as a hazardous materials site?
NI. None of the parcels comprising the project area have been listed as a hazardous materials site. As
noted above. Phase I Environmental Site Assessments have been completed for the property. Levels of
petroleum-based products typical of agricultural uses have been di~;covered near existing agricultural
outbuildings but these levels are less-than-significant. Should the project be approved, a Phase II
Environmental Site Assessment will be performed to construction. Hemediation measures, if needed,
would be recommended and completed in accordance with State and Federal requirements. No impacts
not already identified in the previous EIRs will results from the develo)ment of the Emerald Place Retail
Center project.
e) Is the site located within an airport land use plan of a public airport or private airstrip?
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NI. The project site is located within the General Referral Area of the Livermore Municipal Airport, as
shown on Figure 3.1/D of the Eastern Dublin EIR. The City of Dublin will refer the proposed development
plan to the Alameda County Airport Land Use Commission to ensure all airport height and safety issues
will be addressed, The project appears to comply with applicable A.LUP standards. No impacts not
already identified in the previous EIRs will results from the developmenl of the Emerald Place Retail Center
project.
o Represent a safety hazard to persons if located within two mile:; of a private airstrip?
NI. The project is not located within two miles of a private airstrip. No impacts are therefore
anticipated.
g) Interference with an emergency evacuation plan?
NI. The proposed project would provide vehicular access on threE! frontages of the proposed project
and pedestrian access on all four sides to allow for emergency evccuation. No impacts are therefore
anticipated
h) Expose people and structures to a significant risk of loss, injury or death
involving wildland fires or where residences are intermixed with wildlands?
NI. The proposed project would be located within an urbanized area with fire protection systems installed
as required by the Dublin Fire Department. No impacts are therefore anlicipated.
The impacts of the proposed Emerald Place Retail Center project to Hazards and Hazardous Materials
would be no greater than those which were previously identified in thl~ Eastern Dublin EIR and the Ikea
Project SEIR, and therefore no additional discussion or analysis is nece5sary.
8. Hydrology and Water Quality
Environmental Settinq
The project area is located within the Alameda Creek watershed which drains to the San Francisco Bay.
The project area is located within the jurisdiction of Zone 7 of the Alameda County Flood Control and
Water Conservation District ("Zone 7"). The project site is not located within a 100-year floodplain
(reference Flood Insurance Rate Map, CP# 060705 0002B, September 1997).
Proiect Impacts and Mitiqation Measures
a) Violate any water quality standards or waste discharge requirements?
NI. Site grading (cut and fill) would occur to construct driveways, parking lots, building pads, utilities
connections and similar improvements. Proposed grading could incn~ase the potential of erosion and
increase the amount of sediments carried by storm water run-off into cr3eks and other bodies of water, on
and off the project site. These impacts were identified in the Eastern Dublin EIR {Impacts 3.5N and
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3.5/AA). Adherence to mitigation measures 3.5/44.0 - 46,0, 49.0, 51.0 and 52.0 of the Eastern Dublin EIR
(pp. 3.5-35-3.5-27), that require: drainage facilities to minimize any increased potential for erosion;
channel improvements consisting of natural creek bottoms and side slopes with natural vegetation where
possible; preparation of a Master Drainage Plan for each development prior to development (Stage 2 PD-
Planned Development) approval; facilities and management practices which protect and enhance water
quality; specific water quality investigations which address water quantity and quality of run-off; and
community-based programs to educate local residents and busines~, on methods to reduce non-point
sources of pollutants are required at every stage, and the project Ap~licant has already submitted to the
City a draft Stormwater Pollution Prevention Program for review.
Additionally, development of individual parcels within the Specific Plan area will be required to prepare
Stormwater Pollution Prevention Plans (SWPPP), listing Best Management Practices which reduce the
potential for water quality degradation during construction and post-construction activities. These
measures can include revegetation of graded areas, silt fencing and USl3 of biofilters within parks and other
landscaped areas, These individual SWPPPs must conform to standards adopted by the Regional Water
Quality Control Board and City of Dublin and shall be approved by thE! City of Dublin prior to issuance of
grading permits. Both agencies monitor construction and post-construction activities according to the
SWPPP and adjustments are made during project construction as necessary to erosion control methods
and water quality protection as field conditions warrant. Specific development projects containing five acres
or more are also required to submit a Notice of Intent from the State Water Resources Control Board prior
to commencement of grading.
The Eastern Dublin Specific Plan also contains policies which reflect the mitigation measures of the
Eastern Dublin Specific Plan EIR listed above. Policies 9-7 through 9-~1 and Programs 9T through 9X (pp.
133-134) address the potential for erosion and changes in water quality, storm water run-off and storm
drainage due to development of the Project area. The ED EIR and applicable requirements for project-
specific SWPPPs adequately address potential water quality impacts of the project and no further analysis
is required.
b) Substantially deplete groundwater recharge areas or lower the local groundwater table?
NI. The Eastern Dublin EIR noted that the project area is located in an area of minimal groundwater
recharge stating that groundwater reserves and the majority of the Tri-'/alley's groundwater resources are
in the Central Basin, south of the Specific Plan area. Mitigation measure 3.5/50.0 notes that Zone 7
supports on-going groundwater recharge programs for the Central BaBin. Water for the proposed project
would be supplied by DSRSD, so that there would be no depletion of groundwater resources. The Eastern
Dublin EIR noted that development of an area could have an impact on local ground water resources and
groundwater recharge due to an increase in the amount of impervious surfaces within the project site. The
project is required to implement Mitigation Measures 3.5/49.0 and 3.5/~iO.0 of the Eastern Dublin EIR. No
impacts not already identified in the previous EIRs will results from the development of the Emerald Place
Retail Center project.
c) Substantially alter drainage patterns, including stream courses, such that substantial siltation or
erosion would occur?
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NI. Development of the project site would change existing natural drai1age patterns in the area. Approval
and implementation of the proposed project would increase stormwater runoff from the site due to
construction and post-construction activities and thereby increase the potential for erosion. These impacts
have been identified in the Eastern Dublin EIR (Impacts 3.5/Y and 3.5/AA) in relation to item a) above, The
Eastern Dublin Specific Plan also contains policies and programs (Policies 9-7 through 9-9 and Programs
9T through 9X, pp. 133-134) addressing potential erosion.
No additional impacts not already identified in the previous EIRs will results from the development of the
Emerald Place Retail Center project.
d) Substantially alter existing drainage patterns or result in f1oodinq, either on or off the project site?
NI. Development of the proposed project and construction of new comllercial square footage and parking
areas would change drainage patterns within the project area. This impact was identified in the Eastern
Dublin EIR (Impact 3.5Y) and related Mitigation Measures 3.5/44.0 - 3.5/48.0. These mitigation measures
require drainage facilities to minimize flooding; channel improvements consisting of natural creek bottoms
and side slopes with natural vegetation where possible; a Master Drainage Plan for each development
prior to development approval; facilities to alleviate potential downstream flooding due to project
development; and the construction of backbone storm drainage facilities.
The Eastern Dublin EIR adequately addresses potential drainage and flooding impacts. The adopted
Mitigation Measures and Specific Plan policies will continue to apply tc the project. No additional impacts
not already identified in the previous EIRs will result from the development of the Emerald Place Retail
Center project.
e) Create stormwater runoff that would exceed the capacity of drainage systems or
add substantial amounts of polluted runoff?
NI. Construction and operation of the project could lead to greater c uantities of stormwater runoff and
could include pollutants in the runoff. These potential impacts were identified in the Eastern Dublin EIR
(Impacts 3.5/Y and 3.5/AA) and Mitigation Measures 3.5/44.0, 46.0, 47.0, 49'.0, 51.0, and 52.0 of the
Eastern Dublin EIR, described in a) above. Policies of the Eastern Dublin Specific Plan (Policies 9-7
through 9-9 and Programs 9T through 9X, pp. 133-134) also would be implemented through the project
and would ensure that the project design and improvements are adeqJate for runoff and do not degrade
water quality, The Stage 1 Site Plan is designed to address this issue with the inclusion of bioswales and
capacity to store runoff on site. The Stage 2 Site Plan will be refined further.
The Eastern Dublin EIR adequately addresses drainage capacity a1d runoff pollution. The adopted
Mitigation Measures and Specific Plan policies will continue to apply to the project. No additional impacts
not already identified in the previous EIRs will result from the development of the Emerald Place Retail
Center project, and therefore no additional review is needed.
D Substantially degrade water quality?
NI. Construction activities related to development of the project site and post-construction activities could
degrade water quality resulting in additional sedimentation and potential pollutants in on-site or down-
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stream waters. Policies of the Eastern Dublin Specific Plan (Policies 9-7 through 9-9 and Programs 9T
through 9X, pp. 133-134) also would be implemented in that the City vliII require preparation of a SWPPP
prior to issuance of project grading plans.
The Eastern Dublin EIR adequately addresses water quality. The adopted Mitigation Measures and
Specific Plan policies will continue to apply to the project. No additional impacts not already identified in
the previous EIRs will result from the development of the Emerald Place Retail Center project, and
therefore no additional review is needed.
g, i) Place housing within a 100-year flood hazard area as mapped by a Flood Insurance Rate Map or
expose people or structures to a significant risk due to flooding or failure of a levee or dam?
NI. The proposed project does not include construction of residential land uses, so there would be no
impact with regard to placing housing within a 1 DO-year flood plain. The project site is not located within a
100 year floodplain.
h) Place within a 100-year flood hazard area structures which would impede or redirect flood flow?
NI. As noted in the response to "g" above, the project site is not in a 100 year floodplain. Development of
the project site is not expected to impede or redirect flood flows and no impact is anticipated.
j) Result in inundation by seiche, tsunami or mudflows?
NI. The site is not located near a major body of water that could result in a seiche or tsunami. The risk of
potential mudflow is considered low because the site is generally flat. Therefore, no impacts are
anticipated.
The impacts of the proposed Emerald Place Retail Center project to Hydrology and Water Quality would be
no greater than those which were previously identified in the Eastern Dublin EIR and the lkea Project
SEIR, and therefore no additional discussion or analysis is necessary.
9. land Use and Planning
Environmental SettinQ
The project site is located within the Eastern Dublin General Plan and Specific Plan planning area. The
land use designation for the site is General Commercial, and the pro~osed Emerald Place Retail Center
proposal is in conformance with this designation.
Proiect Impacts and MitiQation Measures
a) Physically divide an established community?
NI. The project site is composed of contiguous parcels not separated by freeways, or arterial roadways. No
impacts are therefore anticipated.
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b) Conflict with any applicable land use plan, policy or regulation?
NI. The proposed project is consistent with the General Plan and the Eastern Dublin Specific Plan.
c) Conflict with a habitat conservation plan or natural community conservation plan?
NI. No habitat conservation plan or natural community conservation pl3n has been adopted by the City or
other agency that includes the project site.
The impacts of the proposed Emerald Place Retail Center project to Land Use and Planning would be no
greater than those which were previously identified in the Eastern Dublin EIR and the Ikea Project SEIR,
and therefore no additional discussion or analysis is necessary.
10. Mineral Resources
Environmental Settinq
The subject area currently contains no known mineral resources.
Proiect Impacts and Mitiqation Measures
a, b) Result in the loss of availability of regionally or locally significant mineral
resources?
NI. There are no known significant mineral resources located within the project area. Development of the
project as proposed would have no impact on mineral resources.
The impacts of the proposed Emerald Place Retail Center project to Mineral Resources would be no
greater than those which were previously identified in the Eastern Dublin EIR and the Ikea Project SEIR,
and therefore no additional discussion or analysis is necessary,
11. Noise
Environmental Settinq
The major source of noise on and adjacent to the project site is from vehicles traveling on the 1-580
freeway, immediately south of the site. Figure 3.10-8 contained in th'3 Eastern Dublin EIR identifies the
project site as subject to future exterior noise levels in excess of 70 dbA CNEL.
Proiect Impacts and Mitiqation Measures
a, d) Would the project expose persons to generation of noise levels in excess of standards established
by the General Plan or other applicable standard or to substan'ial temporary or periodic increases
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in ambient noise levels?
NI. The project site is subject to severe noise levels. However, the proposed project would include
commercial land uses, not residential, thus any impacts would be the same as anticipated in prior EIRs.
No additional impacts not already identified in the previous EIRs will result from the development of the
Emerald Place Retail Center project, and therefore no additional review is needed.
b) Exposure of people to excessive groundborne vibration or grou,1dborne noise levels?
NI. Groundborne vibrations could be caused by vehicular traffic along the 1-580 Freeway and within
driveways and parking areas of development areas. No additional impacts not already identified in the
previous EIRs will result from the development of the Emerald Place Hetail Center project, and therefore
no additional review is needed.
c) Substantial permanent increases in ambient noise levels?
NI. Development of the project site with urban-type uses will introduce noise to the project area where no
noise generating noise uses presently exist although the surrounding area has largely developed since the
prior EIRs, However, any new noise levels on the project site would be less than presently exists from the
adjacent 1-580 Freeway. No additional impacts not already identified in the previous EIRs will result from
the development of the Emerald Place Retail Center project. and therefore no additional review is needed.
e, n Expose people residing or working within two miles of a public airport or in the vicinity of a private
airstrip to excessive noise levels?
NI. There is no private airstrip or public airport in the vicinity of the proposed project, therefore, no impact
would result.
The impacts of the proposed Emerald Place Retail Center project to Noise would be no greater than those
which were previously identified in the Eastern Dublin EIR and the Ik3a Project SEIR, and therefore no
additional discussion or analysis is necessary.
12. Population and Housing
Environmental Settina
Data from Projections 2002, published by the Association of Bay Area Governments (ABAG), expects the
nine-county San Francisco Bay Region to add approximately 1,230,340 new residents by the year 2020.
This represents an increase of about 16 percent over the 20-year forecast period from 2000-2020. ABAG
expects approximately 428,351 new households in the region by year 2020. ABAG estimates that Dublin's
population (including its Sphere of Influence) was 30,007 in the year 2000 and is projected to grow to
57,900 by 2020. ABAG estimates that the increase in new household!, will create a demand for at least
20,000 new dwellings each year. The City of Dublin is expected to provide 21,290 dwellings by the year
2020.
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The Eastern Dublin EIR anticipated that the Eastern Dublin area would create 12,458 new dwelling units
(Table 3.2-5, page 3.2-7), generating a new resident population of 27,7!l4.
Proiect Impacts and Mitiqation Measures
a) Induce substantial population growth in an area, either directly or indirectly?
NI. Development of the Emerald Place Retail Center will not induGe population growth beyond that
analyzed in the Eastern Dublin EIR or the Ikea Project SEIR.
b, c) Would the project displace substantial numbers of existing hou~ing units or people?
NI. The project area contains no residences that would be displaced to 3ccommodate the proposed project
no impact is expected.
The impacts of the proposed Emerald Place Retail Center project to Population and Housing would be no
greater than those which were previously identified in the Eastern Dutlin EIRand the Ikea Project SEIR,
and therefore no additional discussion or analysis is necessary.
13. Public Services
Environmental Settinq
Fire Protection. Fire protection service to the project site is provicled by the Alameda County Fire
Department (ACFD), under contract to the City of Dublin.
Police Protection. Dublin Police Services provides police and security services to the project site. Dublin
Police Services is under contract with the Alameda County Sheriff's office: the City of Dublin owns the
department's facilities and equipment but the personnel are employed by the Sheriff's Office. Police and
security protection includes 24 hour security patrols throughout thE! community in addition to crime
prevention, crime suppression and traffic safety.
Schools. Public educational services to the project area are provided by the Dublin Unified School District
(DUSD).
Maintenance. Maintenance of streets, roads and other public facilities within the project area is the
responsibility of the City of Dublin Public Works Department.
Solid Waste Service. Solid waste service is provided by the LivermorelDublin Disposal Company.
Proiect Impacts and Mitiqation Measures
The Eastern Dublin EIR assumed urban development of a similar natur9 and intensity to that proposed by
the project. The Eastern Dublin EIR addressed impacts of development of the project area on services
and mitigation measures were adopted to reduce the identified impacts to a less than significant level.
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Additionally, because the proposed project is a retail center that is similar in use, size, and scope as the
Ikea Project, the development of the Emerald Place Retail Center will not impact public services beyond
that analyzed in the Eastern Dublin EIR or the Ikea Project SEIR.
The impacts of the proposed Emerald Place Retail Center project on Public Services including police, fire,
schools, and public facilities would be no greater than those which wem previously identified in the Eastern
Dublin EIR and the Ikea Project SEIR, and therefore no additional discllssion or analysis is necessary.
14. Recreation
Environmental Setlino
Since the project area is not currently developed with urban uses the area contains no parks or other
recreational facilities. Nearby community and regional parks include Emerald Glen Park, a 50-acre city
park now being developed by the City of Dublin immediately west of Tassajara Road, and two community
parks slated for development elsewhere in the Eastern Dublin area. The combined area of the two
community parks is 126 acres. Each of these parks would allow lor organized sports activities and
individual sports as well as for passive recreation. Numerous neighborhood parks and neighborhood
squares have been included in the Eastern Dublin Specific Plan and General Plan planning areas.
Proiect Impacts and Mitioation Measures
a) Would the project increase the use of existing neighborhood or regional parks?
NI. Pursuant to the General Plan, Eastern Dublin Specific Plan, and the Eastern Dublin EIR mitigation
measures, the City has adopted a parks impact fee program. The pro. ect is required to participate in this
program. No additional impacts to Recreation not already identified in the previous EIRs will result from
the development of the Emerald Place Retail Center project, and therefore no additional review is needed.
b) Does the project include recreational facilities or require the co~struction of recreational facilities?
NI. The project includes no park or recreation facilities Any such facilities needed for the project will be
addressed through payment of the required park impact fees. No impacts would therefore result.
The impacts of the proposed Emerald Place Retail Center project on Recreation would be no greater than
those which were previously identified in the Eastern Dublin EIR and t~e Ikea Project SEIR, and therefore
no additional discussion or analysis is necessary.
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15. TransportationlTraffic
Environmental SettinQ
The project site is served by a number of regional freeways and sub-regional arterial and collector
roadways, including: Interstate 1-580 and Hacienda Drive. Developmt3nt of the proposed project would
introduce new roadways and streets into the project area. No changes to the number or location of major
roadways are proposed in the project than identified in the Eastern Dublin Specific Plan and General Plan.
Proiect Impacts and Mitiqation Measures
The Eastern Dublin EIR addressed the traffic and transportation impacts of development of the Specific
Plan area and mitigation measures were adopted to reduce some of the identified impacts to a less than
significant level. In 2003, due to increased urban development in the Tri-Valley area and beyond which
may impact roadways within the project area, it was determined that there could be the potential for
additional transportation/traffic impacts, including potential changes in commute patterns and traffic
intensities, and the Ikea Project SEIR was completed.
a) Cause an increase in traffic which is substantial to existing traffi~ load and street capacity?
NI. The Eastern Dublin EIR considered the development of the project area with Campus Office land uses,
and identified mitigation measures to address the impacts thereof. SincH retail uses could result in different
peak hour impacts not anticipated by the Eastern Dublin EIR, the Ike'a Project SEIR contained a traffic
analysis of retail commercial type uses.
The traffic analysis was completed for the Ikea Project SEIR and it was determined that some of the traffic-
related impacts of the project were significant and unavoidable, e'/en with the incorporation of the
approved mitigation measures. Pursuant to CEQA, a Statement of OvelTiding Considerations was adopted
by the City of Dublin upon approval of the project.
To ensure that the Emerald Place Retail Center Project would not worsen the situation further, the City
Traffic Engineer completed a supplementary traffic analysis to analyze how the traffic impacts of the
revised project (305,000 square foot retail center with 35,000 square feet devoted to restaurant uses)
compared to the project studied in the certified Ikea Project Supplemental EIR (454,000 square feet retail,
warehouse, office uses with a maximum of 46,000 square feet of restaurant uses). The analysis
concluded that the traffic impacts would not be substantially different from the Ikea Project amd no
additional or different mitigation measures would be required. The Supplementary Traffic Analysis (dated
January 8, 2007) is an attachment to the Addendum prepared for the Emerald Place Retail Center Project,
and explains the study and its results in greater detail.
With the additional analysis, it was determined that no new or substantially more severe significant impa~ts
beyond those already identified in the Eastern Dublin EIR and Ikea Project SEIR are anticipated to result
from the development of the Emerald Place Retail Center, and no further environmental analysis is
required.
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b) Exceed, either individually or cumulatively, a LOS standard established by the County CMA for
designated roads?
NI. As noted above, the construction of commercial floor space on thE! project site was not anticipated in
the Eastern Dublin EIR and could result in different peak hour impacts. Potential impacts of proposed
development on regional freeways and local roadways in conjunction with changing commute patterns and
traffic intensities unrelated to the project was addressed in the Ikea Project Supplemental EIR.
The impacts were also studied in the Supplementary Traffic Analysis for the Emerald Place Retail Center.
The analysis concluded that the impacts to LOS standards would not bll different from the Ikea Project and
that the project would not generate enough new trips to require CMA a1alysis. The Supplementary Traffic
Analysis (dated January 8, 2007) is an attachment to the Addendum pmpared for the Emerald Place Retail
Center Project, and explains the study and its results in greater detail.
With the additional analysis, it was determined that no new or substantially more severe significant impacts
beyond those already identified in the Eastern Dublin EIR and Ikea Project SEIR are anticipated to result
from the development of the Emerald Place Retail Center, and no further environmental analysis is
required.
c) Change in air traffic patterns?
NI. Development of the project area is not expected to create a changll in air traffic patterns at the airport
and hence would have no impact on air traffic patterns.
d) Substantially increase hazards due to a design feature or inco"'patible use?
NI. Approval of the proposed project and future development of the site would add new driveways,
sidewalks and other vehicular and pedestrian travel ways where none currently exist. As noted in the Ikea
Initial Study (p.43), these facilities will be required by the City of Dub in Public Works Department to be
constructed to design standards established in the Eastern Dublin Specific Plan and the Dublin Municipal
Code. No additional impacts beyond those identified in the prior EIRs a'e expected,
e) Result in inadequate emergency access?
NI. Construction of new commercial development in the project area will provide frontage and other
roadway improvements and are expected to provide adequate emergency access. Therefore, no impacts
will result.
D Inadequate parking capacity?
NI. Parking for the specific uses in the project will be calculated at the time they are known. However, at
this time, the proposed 1,423 parking spaces are more than adequate for the proposed 35,000 square feet
of restaurant uses and 270,000 square feet of retail uses, based on the City's parking standards.
g) Conflict with adopted policies, plans or programs for alternative transportation?
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NI. The proposed development project is designed with sidewalks, pedestrian walkways, bus facilities and
bicycle routes to minimize potential hazards to pedestrians and bicyclists and to support these alternative
transportation modes. In accordance with the Eastern Dublin Specific Plan, bicycle routes and pedestrian
trails are included as part of the proposed project. The City and Eastern Dublin Specific Plan have
standards by which bus turn-outs, bicycle paths, trails and sidewalks must be planned and constructed.
Bus turn-outs are required to be installed by project developers in acc:>rdance with City requirements and
bus service plans. The Stage 1 Site Plan shows the location of the bus turnout on Martinelli Way.
The impacts of the proposed Emerald Place Retail Center project on Transportation and Traffic would be
no greater than those which were previously identified in the Eastern Dublin EIR and the Ikea Project
SEIR, and therefore no additional discussion or analysis is necessary.
16. Utilities and Service Systems
Environmental Settino
Water and Sewer. The project area lies within the service area of DUJlin San Ramon Services area that
provides both domestic and recycled (non-potable) water for irrigation purposes. The District also provides
sewer collection services via a series of sewer trunks and mains a,d treatment services at a central
wastewater treatment plant located in Pleasanton.
Stonnwater Drainage. The City of Dublin provides and maintains local storm drain pipes and related
facilities. Regional drainage channels and related facilities are provided and maintained by Alameda
County Flood Control and water Conservation District Zone 7 (Zone 7).
Gas and Electricity. Pacific Gas and Electric provides service to the City of Dublin.
Proiect Impacts and Mitioation Measures
The General Plan, Eastern Dublin Specific Plan, and Eastern Dublin EIR all require adequate utilities and
services for new development. The availability and feasibility of obtaining utility services to the project site
was analyzed extensively in both the Eastern Dublin EIR and the Ikea Project SEIR.
Because the proposed project is a retail center that is similar in use, s ze, and scope as the Ikea Project,
the development of the Emerald Place Retail Center will not impact the requirement for utility services
beyond that analyzed in the Eastern Dublin EIR or the Ikea Project SEIR. Because the project that was
previously approved for the site began sitework and site construction, many of the utilities have already
been delivered to the site, or the infrastructure is already in place.
The impacts of the proposed Emerald Place Retail Center project on Utilities and Service Systems would
be no greater than those which were previously identified in the Easte"n Dublin EIR and the Ikea Project
SEIR, and therefore no additional discussion or analysis is necessary,
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 45
August 3 2007
17. Mandatory Findings of Significance
a) Does the project have the potential to degrade the quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a fish or wile/life 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 Eastern Dublin EIR addressed the potentially significant adverse impacts of the proposed
project through its evaluation of the proposed Eastern Dublin Specific Plan and General Plan
Amendment The Eastern Dublin EIR identified mitigation measures which were adopted to reduce
many such impacts to a less-than significant level.
Subsequently, the Ikea Project SEIR was certified, which analyzed those areas where
circumstances had changed and warranted further study.
The impacts of the proposed Emerald Place Retail Center prJject will be no greater than those
which were previously identified (and mitigated if necessary) in the Eastern Dublin EIR and the
Ikea Project SEIR.
b) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, tle effects of other current projects
and the effects of possible future projects.)
NO. The Eastern Dublin EIR addressed the potentially significant adverse impacts of the proposed
project through its evaluation of the proposed Eastern Dublil Specific Plan and General Plan
Amendment The Eastern Dublin EIR identified mitigation measures which were adopted to reduce
many such impacts to a less-than significant level.
Subsequently, the Ikea Project SEIR was certified, which analyzed those areas where
circumstances had changed and warranted further study.
The cumulative impacts of the proposed Emerald Place Retal Center project will be no greater
than those which were previously identified (and mitigated if necessary) in the Eastern Dublin EIR
and the Ikea Project SEIR.
c) Does the project have environmental effects which will caLse substantial adverse effects on
human beings, either directly or indirectly?
NO. The Eastern Dublin EIR addressed the potentially significa 1t adverse impacts of the proposed
project through its evaluation of the proposed Eastern Dublill Specific Plan and General Plan
Amendment The Eastern Dublin EIR identified mitigation measures which were adopted to reduce
many such impacts to a less-than significant level.
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 46
August 3 2007
Subsequently, the Ikea Project SEIR was certified, which analyzed those areas where
circumstances had changed and warranted further study.
The impacts of the proposed Emerald Place Retail Center project will be no greater than those
which were previously identified (and mitigated if necessary) in the Eastern Dublin EIR and the
Ikea Project SEIR.
Initial Study Preparer
Kristi Bascom, Consulting Planner
References
City of Dublin General Plan
Eastern Dublin General Plan Amendment and Specific Plan Environmental Impact Report (City
Council Resolution 05-93)
Eastern Dublin Specific Plan
Emerald Place Retail Center Proiect Application, 2007 (PA 07-C1ID
Ikea Proiect Supplemental EIR (City Council Resolution 44-04)
Persons/Agencies Contacted in Preparation of this Document
City of Dublin, Public Works Department
City of Dublin, Planning Department
Alameda County Fire Department
Dublin Police Service
Dublin San Ramon Services District
Project Applicant
City of Dublin
Initial Study/Emerald Place Retail Center
PA 07-019
Page 47
August 3 2007