HomeMy WebLinkAbout99-032 SmmrHll/PD 07-10-2001 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: July 10, 2001
SUBJECT:
PA 99-032 SummerHill/Silveria Planned Development Prezone/Stage
Development Plan
Prepared by Dennis Carrington, Senior Planner/Janet Harbin, Senior
Planner
ATTACHMENTS:
Resolution recommending City Council adopt the Ordinance
approving the Planned Development Prezoning and Stage 1
Development Plan
Stage 1 Development Plan, Silveria, Haight and Nielsen Properties
dated July 2, 2001
Initial Study
BACKGROUND ATTACHMENTS (by Reference):
5.
6.
7.
10.
Dublin General Plan
Eastern Dublin Specific Plan Map
Eastern Dublin Scenic Corridor Policies and Standards
EIR for Eastern Dublin Specific Plan and General Plan Amendment
(including Addendum date May 4, 1993) SCH# 91103064; and
Addendum dated August 22, 1994
City Council Resolution Certifying Eastern Dublin Specific Plan
and General Plan Amendment Program EIR (Resolution #51-93)
City Council Resolution adopting Eastern Dublin Specific Plan and
General Plan Amendment; adopting findings and approving
overriding considerations; and adopting Mitigation Monitoring
Program ("Matrix") for EDSP EIR (Resolution #53-93)
Mitigation Monitoring Program ("Matrix") for EDSP EIR
RECOMMENDATON:
2
3.
4.
5
Open public hearing and hear Staff presentation.
Take testimony from the Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Adopt Resolution recommending City Council adopt the Ordinance
approving the Planned Development Prezoning and Stage 1
Development Plan (Attachment I)
Copies To: Applicant/
Property Owner
PA File
Senior Plann~
/
Item No. 0,!
PROJECT DESCRIPTION:
Site description/Location. The proposed project consists of a Stage I Planned Development Prezoning
and Development Plan for 230 single-family homes on approximately 105 acres on the Silveria, Haight
and Nielsen properties located south and east of the intersection of Tassajara Road and Fallon Road.
Development is proposed only for the Haight and Silveria properties under the development plan. The
Nielsen property has one dwelling unit and no further development is proposed on the property. The
project requires annexation to the City and the Nielsen property is being included to avoid the creation of
a county island.
Under the Cortese-Knox-Hertzberg Local Government Reorganization Act which establishes procedures
for annexations by local agencies, the City must "prezone" a property to be annexed to an appropriate
zoning district that will enable future implementation of a development plan. As these properties are
within the Eastern Dublin Specific Plan area, the appropriate zoning district to be applied to the land is a
Planned Development District.
Stage 1 Development Plan. A Stage 1 Development Plan is intended to:
Establish a Planned Development Zoning District through which one or more properties
are planned as a unit with development standards tailored to the site.
Provide maximuna flexibility and diversification in the development of property.
Maintain consistency with, and implement the provisions of, the Dublin General Plan and
applicable Specific Plans.
Protect the integrity and character of both residential and non-residential areas of the City.
Encourage efficient use of land for preservation of sensitive environmental areas such as
open space areas and topographic features.
Provide for effective development of public facilities and services for the site.
Encourage use of design features to achieve development that is compatible with the area.
Allow for creative and imaginative design that will promote amenities beyond those
expected in conventional developments.
Silveria Stage 1 Development Plan. The proposed Stage 1 Development Plan consists of the following
items:
2.
3.
4.
5.
6.
7.
8.
9.
Zoning
Statement of proposed uses.
Stage 1 Site Plan.
Site area, proposed densities, size, area, and Phasing Plan
Master Neighborhood Landscaping Plan (Conceptual Landscape Plan).
General Plan consistency.
Inclusionary Zoning Regulations.
Diagram
Aerial Photo.
This report briefly analyzes each item of the Stage 1 Development Plan as follows:
Zoning. The project is divided into three phases: Phase One South of Fallon Road, Phase One
North of Fallon Road and Phase Two. Each of these phases will be designated Planned
2
Development (PD) District - Residential. Except as specifically modified by the provisions of this
PD District/Development Plan, the use, development, improvement and maintenance of property
within this PD District/Development Plan shall be subject to the provisions of the City of Dublin
Zoning Ordinance.
Statement of Proposed Uses. Each of the three phases permit development of single-family
residences at varying densities. No uses may be established by Conditional Use Permit in any
phase.
Stage 1 Site Plan. The Stage 1 Site Plan is shown on Page 22 of the Stage 1 Development Plan -
Silveria, Haight and Nielsen Properties, Attachment 2, provided by SummerHill Homes.
Site Area, Proposed Densities, Size, Area, And Phasing Plan. The following table summarizes this
information:
PHASE PROPOSED LAND DENSITY ACREAGE ± UNITS
NUMBER USE (Not including
Tassajara
Road or Fallon
Road)
1 South of Medium Density 6.1 DU/AC 20.8 126
Fallon Residential
Road
Medium High Density 14.1 3.8 53
Residential
1 North of Single Family 2.9 8.5 25
Fallon Residential
Road
Rural Residential .10 56.6 1
2
Single Family 4.2 6.0 25
Residential
Nielsen Rural Residential 10.0 Existing
Parcel dwelling unit
TOTAL 105.7 230
Master Neighborhood Landscaping Plan (Conceptual Landscape Plan). This conceptual plan is
shown on Page 25 of Attachment 2, and is a preliminary plan only which will be further refined at
Stage 2 of the Planned Development zoning process.
General Plan Consistency.
Phase 1 south of Fallon Road. The proposed PD -Residential development of Phase 1 south of
Fallon Road is consistent with the Medium Density Residential and Medium-High Density
Residential designations of the Dublin General Plan because the residences provided are within the
density range of the two plan designations (please refer to the table on page 3):
3
Medium Density Residential (6.1 - 14.0 dwelling units per acre)
Medium-High Density Residential (14.1 - 25.0 dwelling units per acre)
Phase 1 north of Fallon Road. The proposed PD -Residential development of Phase 1 north of
Fallon Road is consistent with the Single Family Residential designation of the Dublin General
Plan. Because the number of residences provided in this area would meet the minimum number of
units allowed in this portion of the Specific Plan area under the three General Plan designations,
the plan would be consistent with the land use designations shown below. Development is
proposed at 2.9 dwelling units per acre, rather than at the higher densities due to physical site
constraints and steep slopes on the property:
Single-Family Residential (0.9 - 6.0 dwelling units per acre)
Medium Density Residential (6.1 - 14.0 dwelling units per acre)
Medium-High Density Residential (14.1 - 25.0 dwelling units per acre)
Phase 2. The proposed PD -Residential development of Phase 2 is consistent with the Rural
Residential and Single Family Residential designations of the Dublin General Plan. Because the
number of residences provided meet the minimum number of units allowed in this portion of the
Specific Plan area under the four General Plan designations, the plan would be consistent with the
land use designations shown below. Development is proposed at. 10 dwelling unit per acre for the
Rural Residential portion and 4.2 dwelling units per acre for the Single-Family Residential
portion, rather than at the higher densities due to physical site constraints and steep slopes on the
property:
Rural Residential (1.0 dwelling unit per 100 acres)
Single-Family Residential (0.9 - 6.0 dwelling units per acre)
Medium Density Residential (6.1 - 14.0 dwelling units per acre)
Medium-High Density Residential (14.1 - 25.0 dwelling units per acre)
Inclusionary Zoning Regulations. In accordance with City policy, the Applicant shall comply with
the Inclusionary Zoning Ordinance and any City Council Resolution relating to that ordinance in
effect at the time of the issuance of the first building permit for this project.
Diagram. A diagram of the location of the various land use designations and proposed
development mix is contained in the Stage 1 Development Plan, Attachment 2.
9. Aerial Photo. Please see Attachment 2 for Aerial Photo of the properties.
Annexation. This development and the adjacent Nielsen property to the south are proposed to be
annexed to the City of Dublin. A Pre-Annexation Agreement between the City and the applicant will
accompany this prezoning and Stage 1 Development Plan application to the City Council. Prezoning of a
property, such as proposed by this Stage 1 Planned Development zoning application, is required by
LAFCO before a project can be considered for annexation.
Consistency with General Plan. The Silveria development is consistent with the Dublin General Plan
and the Eastern Dublin Specific Plan. The project proposes 230 dwelling units, the minimum number
4
allowed by the plan designations on the property. The number of single-family dwelling units being
proposed for each plan designation is as follows:
LAND USE DENSITY ACREAGE ± UNITS EAST
DESIGNATION [Average) Not including DUBLIN
l'assajara SPECIFIC
Road or Fallon PLAN
Road) (Units)
Rural Residential :. 10 56.2 1
Rural Residential .01 10.0 Existing 1
anit not
included in
Ihe project
Single Family 3.5 14.5 50 7
Residential
Medium Density 6.1 DU/AC 20.8 126 135
Residential
Medium High Density 14.1 3.8 53 86
Residential
TOTAL NEW UNITS 105.7 230 230
ENVIRONMENTAL ANALYSIS
This project is within the Dublin General Plan's Eastern Extended Planning Area and the Eastern Dublin
Specific Plan area, which was the subject of an Environmental Impact Report, certified by the City of
Dublin in 1993 including revisions to Part I of the Responses to Comments relating to the Kit Fox, and
Addendum to the DEIR dated May 4, 1993 and a DKS Associates Traffic Study dated December 15, 1992
(SCH#91103064) (see Background 9). The General Plan/Specific Plan EIR is a program EIR, which
anticipated several subsequent actions related to future development in Eastern Dublin. The EIR did
identify some impacts from implementation of the General Plan/Specific Plan that were not able to be
mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for
such impacts. The City also adopted a mitigation monitoring program, which included numerous
measures intended to reduce impacts from the development of the Eastern Dublin area.
An Initial Study, dated June 12, 2001, was prepared for the project, to determine whether there will be
additional environmental impacts occurring as a result of this project beyond or different from those
already addressed in the Program EIR. This Initial Study has resulted in the conclusion that the proposed
project could not have a significant effect on the environment. Further, Zander Associates conducted
reconnaissance-level surveys of the property in March 1999, February 2000 and February 2001. Those
studies confirmed that the description of biological resources on the property provided in the Program EIR
accurately represents the existing conditions. A Negative Declaration will not be prepared because the
environmental impacts of this project ~ere addressed by the Final EIR for the Eastern Dublin General
Plan amendment and Specific Plan and addenda. No significant new information has arisen for this
project during the preparation of this Initial Study that would require further environmental review.
CONCLUSION
5
This application has been reviewed by the applicable City Departments and agencies, and their comments
have been incorporated into the Stage 1 Development Plan. The proposed project is consistent with the
Dublin General Plan, Eastern Dublin Specific Plan, and represents an appropriate project for the site.
RECOMMENDATION
Staff recommends the Planning Commission:
1. Open the public hearing and hear Staff presentation.
2. Take testimony from the Applicant and the public.
3. Question Staff, Applicant and the public.
4. Close the public hearing and deliberate.
5. Adopt the Resolution (Attachment 1) recommending City Council adopt the Ordinance approving
the Planned Development Prezoning and Stage I Development Plan for PA 99-032.
GENERAL INFORMATION:
APPLICANT/
PROPERTY OWNER:
LOCATION:
EXISTING ZONING:
GENERAL PLAN DESIGNATIONS:
SPECIFIC PLAN DESIGNATION:
ENVIRONMENTAL REVIEW:
(g:pa99032\PCSR.doc)
Adam Tennant
SummerHill Homes
5000 Executive Parkway, Suite 145
San Ramon, CA
Silveria, Haight and Nielsen properties located southeast and
northeast of the intersection of Tassajara Road and Fallon
Road.
Planned Development (PD) - Rural Residential, PD- Single
Family, PD - Medium Density Residential, and PD - Medium
High Density Residential. All PD zoned lands in this
development have an Interim Agricultural Designation.
Rural Residential, Single Family Residential, Medium Density
Residential and Medium-High Density Residential
Rural Residential, Single Family Residential, Medium Density
Residential and Medium-High Density Residential
The Environmental Impacts of this project were addressed by
the Program EIR and addenda for the Eastern Dublin General
Plan Amendment and Specific Plan (see discussion above).
RESOLUTION NO. 01-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT THE ORDINANCE APPROVING
A PLANNED DEVELOPMENT (PD) REZONE AND STAGE 1 DEVELOPMENT PLAN FOR
FOR PA 99-032 SUMMERHILL/SILVERIA
WHEREAS, Adam Tennant of SummerHill Homes has requested approval of a Planned
Development Rezone and Stage 1 Development Plan for PA 99-032, the SummerHill/Silveria project
on 105.7 acres for a 230 dwelling unit single family residential development, in the Eastern Dublin
Specific Plan area; and
WHEREAS, Applicant/Developer has submitted a complete application for a Stage 1 Planned
Development Rezone and Development Plan dated July 2, 2001, as required by Section 8.32 of the
Zoning Ordinance, which is available and on file in the Planning Department; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) an Initial Study was
prepared for the project and it is found by the City of Dublin that the environmental impacts of this project
were addressed by the Final Program EIR for the Eastern Dublin General Plan Amendment and Specific
Plan (SCH#91-103064) and addenda (Resolution 00-06); and
WHEREAS, the Planning Commission held a public hearing on said application on July 10,
2001; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval
of the Stagel Planned Development Rezone and Development Plan for PA 99-032; and
WHEREAS, the Plaiming Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth; and
WHEREAS, the Planning Commission recommended City Council approval of the Stage
Mitigated Negative Declaration and Mitigation Monitoring Program (Resolution 00-06) and the related
General Plan Amendment and Specific Plan Amendment (Resolution 00-07).
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Planned Development
Rezone:
1. The proposed Stage 1 Planned Development and Development Plan meets the intent and
purpose of Chapter 8.32 of the Zoning Ordinance because it provides a Stage 1 Development Plan for the
project for the SummerHill/Silveria project (PA 99-032) that will create a desirable use of land and an
environment that will be harmonious and compatible with existing and potential development in
ATTACHMENT i
surrounding areas and because the site plan has been designed to be compatible with other proposed and
approved plans in the vicinity.
2. The project site is physically suitable for type and intensity of this residential project in
that it is flat, has adequate access and is of a sufficient size to provide housing as well as open space for
the future residents of the project.
3. The proposed Planned Development Rezone, the Stage 1 Development Plan for the project
will not adversely affect the health or safety of persons residing or working in the vicinity, or be
detrimental to the public health, safety or welfare because the Stage 1 Development Plan for the project
has been designed in accordance with the City of Dublin General Plan, Eastern Dublin Specific Plan and
Program EIR and Addenda. Additionally, project specific analysis has determined that the project's
design is sensitive to biological features onsite and to surrounding land uses.
4. The proposed Planned Development Rezone and Stage 1 Development Plan for the project
is consistent with all elements and policies of the Dublin General Plan and the Eastern Dublin Specific
Plan because the project is within, and is generally consistent with, the total number of units unit allowed
with the density range of the Rural Residential, Single Family, Medium Density Residential and Medium-
High Density Residential designations of both the City of Dublin General Plan Land Use Element and
Eastern Dublin Specific Plan (as amended), and because it conforms to the elements and policies of those
plans through the provision of open space and wildlife habitat protection required by the Land Use, Parks
and Open Space and Conservation Elements, roadways consistent with the Circulation Element, adequate
public facilities as required by the Schools, Public Lands and Utilities Element, Housing as desired by the
Housing Element, and safe design as required by the Seismic Safety and Safety Element.
5. The Stage 1 Planned Development Rezone and Development Plan is consistent with
Chapter 8.32 because the Stage 1 Development Plan for the project establishes permitted uses which will
ensure that the project is compatible with existing and proposed residential and public uses in the
immediate vicinity; and
6. The Stage 1 Planned Development Rezone and Development Plan will provide efficient
use of the land pursuant to the Eastern Dublin Specific Plan that includes the preservation of significant
open areas and natural and topographic landscape features with minimum alteration of natural land forms;
and
7. The Stage 1 Planned Development Rezone and Development Plan will not overburden
public services as all agencies must commit to the availability of public services prior to the issuance of
building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures; and
8. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program serve as the
reporting and monitoring program required by Public Resources Code Section 21081.6 for the Project.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
recommend that the City Council adopt an Ordinance approving a Stage 1 Planned Development Rezone
and Development Plan for the project (PA 99-032, SummerHill/Silveria) as set forth in Attachment 2 and
2
3, dated July 2, 2001", which constitutes regulations for the use, improvement, and maintenance of the
property.
PASSED, APPROVED AND ADOPTED this 10th day of July, 2001.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Corranunity Development Director
g:\99032\PCRESPD
Stage 1 Development Plan
Silveria, Haight and Nielsen Properties
Dublin, California
July 2, 2001
SummerHiil Homes
_ ATTACHMENT
Table of Contents
Silveria/Haight/Nielsen Property
East Dublin Specific Plan
Stage 1 Development Plan
July 2, 2001
Page
Vicinity Map ................................................................. 1
Project Description ........................................................... 2-7
Project Findings ............................................................ 8-10
Parkland Issues on the Silveria Property ........................................ 11-12
Photo Location Key ........................................................... 13
Site Photos ............................................................... 14-17
Aerial Photo ................................................................. 18
Stage 1 Site Plan ............................................................. 19
Stage 1 Phasing Plan ....................................................... 20-21
Stage 1 Conceptual Landscape Plan .............................................. 22
~I$S~ON PEAK HO~E$
LIN~
IL VERIA
GIEASON DRF~'E
DU~LIN BLVD.
$1LVERIA/HAIGHT/NIELSEN PROPERTY
VICINITY MAP
-I-
-- July 2, 2001
Project Description
Stage I Submittal
Silveria/Haight/Nielsen Properties
Dublin, California
Location
The proposed project site combines the Silveria property, Haight property and the Nielsen
property which are located within the East Dublin Specific Plan Area. The combined project
area of the Silveria (91.04 ac.), Haight (2.42 ac.) and Nielsen (10.0 ac.) properties is
approximately 105.7 acres. The future Fallon Road, an extension of the existing Fallon Road,
divides the project site into two development areas, one located south of Fallon Road and one
located north of Fallon Road.
Both the Silveria property and the Haight property are currently used for cattle grazing. There is
a rural residence and farm structures on the Silveria property which are proposed to be removed
as part of the development. The Nielsen property has rural residence which is proposed to
remain. No additional development is proposed on the Nielsen property. The surrounding land
owners and uses include the Redgewick property to the east which is used primarily as grazing
land, the Lin property (Dublin Ranch) to the south which is being developed as a residential use
and the Mission Peak Homes property to the north which is currently being use for grazing
purposes. The western boundary is defined by Tassajara Road which serves as a connection
between Alameda County and Contra Costa County.
Proposed Uses
There are ten planning subareas in the East Dublin Specific Plan. The project site lies within two
subareas, the Tassajara Village Center Subarea and the Foothill Residential Subarea. This
application seeks a PD prezoning for the project site, to allow for a mix of residential densities
consistent with the Specific Plan subarea designations. The PD prezoning and Stage 1
Development Plan are intended to carry the Specific Plan policies and designations for the
project site through to the prezoning for the property. A schematic depiction of proposed land
uses and densities is reflected in the Stage 1 Site Plan on page 19 of this document. As with the
Specific Plan, the land use boundaries and road alignments in the Stage 1 Site Plan are
approximate. This generalized depiction of the planning area will require some flexibility, and
minor adjustments to land use boundaries and road alignments may be necessary to
accommodate detailed information regarding, for example, topography and environmental
resources, that will not be available until the more precise Stage 2 Development Plan is proposed
by the applicant and considered by the City. Accordingly, the precise location of land uses, exact
unit count, and density will be determined in the Stage 2 Development Plan.
This schematic plan was drawn to accommodate approximately 230 units, including ! existing
unit on the Nielsen Property, which is equal to the minimum allowable residential density
permitted by the Specific Plan within the two subareas.
The table below presents one illustration of proposed land uses and densities under the Stage 1
Development Plan and compares them to the acreages and low end of density ranges for the
Silveria, Haight and Nielsen properties presented in Appendix 4 of the Eastern Dublin Specific
Plan, Land Use Summary by Land Owner table.
Land Use Summary Table
Silveria, Haight & Nielsen Proposed Land Use Summary Specific Plan Land Use Summary
Properties-East Dublin
Acres* Density Units Acres:t: Density** Units
Medium High Density 3.8 14.1 53 6.1 14.1 86
Residential
Medium Density Residential 20.8 6.1 126 22.1 6.1 135
Single Family Residential 14.5 3.5 50 8.7 .9 7
Rural Residential* 49.5 0 0 56.2 .02 1
Rural Residential - Existing 10.0 0.1 I 10.0 0.1 1
Residence to Remain (Nielsen)
Tassajara Road/Fallon Road - 7.1
R.O.W.
TOTAL 105.7 230 103.1 230
*Includes area which was previously shown on the Eastern Dublin Specific Plan as Community
Park.
** Density shown at low end of Specific Plan Density Range.
The Single Family Residential development "envelope" shown on the proposed plan has been
refined from that shown in the Specific Plan Land Use Map to be consistent with Specific Plan
policies calling for minimizing grading. The schematic Single Family Residential development
envelope meets the hillside development policies contained in the Specific Plan. Note that
remedial grading may extend beyond the development envelope shown on the plans, as allowed
by Policy 6-35.
Following is an explanation of the proposed plan's conformance with the hillside development
policies set forth in the Specific Plan.
6-32:
In order to reduce the visual impacts of grading, the Stage 2 site plan will use
revegetation, contour grading with gradual transition to the natural slope and berming as
necessary. Because the Single Family Residential development envelope was refined to
minimize grading, the visual impacts of the proposed grading will not be greater than for
the development envelope shown in the Specific Plan. The prominent knoll located
south of the development area will still be retained and will block views of the proposed
homes from Fallon Road south of the development area. The refined development
envelope will also remain outside of the golden eagle viewshed area.
6-33:
The proposed development area is situated to minimize visual impacts from Tassajara
Road or Fallon Road. The proposed plan will minimize grading within the upper
ridgelands. Most of the development area is tucked behind the visible ridgelines. No
development is proposed on the south-facing slope along the Fallon Road extension.
6-38:
The refined Single Family Residential development envelope will not have cut or fill
slopes higher than those that might occur with the development envelope shown in the
Specific Plan. The development envelope was refined to reduce the amount of grading
that would be needed for project developement.
6-40 & 6-41: A preliminary geotechnical report has been prepared and the recommendations
contained in the report will be incorporated into the Stage 2 site design.
6-42: Only 1.5 acres~ of the proposed Single Family development area has slopes in excess of
30%.
Policies 6-34, 6-35, 6-36, and 6-37 of the Specific Plan address issues including the visual
impact and extent of grading, architectural design, revegetation, and road alignment. These
policies will be incorporated into the Stage 2 site design due to the lack of design specificity
provided with the Stage ! submittal.
Phasing
The property will be developed in two phases. The first phase includes the residential areas
located south of Fallon Road and approximately half of the single-family residential area north
of Fallon Road. Phase 1 consists of approximately 43.1 acres of residential uses and will
contain approximately 205 housing units. The development of Phase 1 is proposed to begin in
April 2002. Phase 1 will also include the Nielsen property which contains one rural residence,
which is proposed to remain.
The second phase of development includes the remainder of the single family residential area
and rural residential area north of Fallon Road. Phase 2 contains approximately 49.5 total acres
with approximately 25 single family residential uses occupying approximately 6.0 acres.
Construction of the interior roadway improvements, utilities and residential development for
Phase 2 is proposed to begin when the Zone 3 reservoir is completed and water service from the
new tank is available to the site. The applicant wishes to reserve the option of grading the Phase
2 development area concurrently with the Phase 1 grading operations.
Please note that the existing rural residence on the Nielsen property is proposed to remain. No
additional development is proposed on the Nielsen property in either Phase 1 or Phase 2.
A phasing plan is provided below which conceptually indicates proposed land use, approximate
number of units, and approximate acreage for each phase.
G '~Admln~lO BS-98',981133/ptojdesc3 01 wpd -4-
Phasing Plan
Phase Proposed Units Acreage :t: Density
Land Use (Not including du/ac
I Tassajara Road
or Fallon Rnadl
Phase I - April 2002 Medium High Density 53 3.8 14.1
Residential
Medium Density 126 20.8 6.1
Residential
Single Family Residential 25 8.5 2.9
Rural Residential 1 10.0 0.1
(Existing
Nielsen
Residence)
.gut, total - Pha,:~, ! ~f~ 4,h l
Phase 2 - After Zone 3
Water Becomes
Available
Single Family Residential 25 6.0 4.2
Subtotal- Phase 2 25 6. 0
Topography and Site Development
The site is located within a section of the Coast Ranges, identified as the Tassajara Hills. The
project site has slopes which range from 5% in the area between Tassajara Road and the
proposed Fallon Road to more than 40% in the area north of the proposed Fallon Road. The
majority of the proposed development is located on the more level portion of the site between
Tassajara Road and the future Fallon Road. The grading proposed for the project takes into
consideration the hilly terrain, and ~vherever possible, development will be contoured to the
hillsides in order to avoid excessive cuts and fills. In conformance with the Specific Plan, the
steeper portions of the site have been designated for detached single family housing, and the
more level topography is reserved for the medium density residential uses. The steeper slopes
and ridgelands are designated as rural residential uses.
Circulation
Tassajara Road is currently a two lane road extending from Dublin Ranch northward to Contra
Costa County. The Specific Plan anticipates that Tassajara Road will eventually be expanded to
six lanes. Prior to or concurrent with approval of the Stage 2 Development Plan for this project,
the City will determine the precise alignment of Tassajara Road. It is anticipated that the
applicant will construct two additional lanes, expanding Tassajara Road to 4 travel lanes (2
northbound, 2 southbound) from the proposed Fallon Road intersection southward to join with
existing roadway improvements at Dublin Ranch, subject to such credit and reimbursement
arrangements as shall be determined.
G ~Admln~OBS 981981133'~projdes¢3 01 wpd -5-
The Specific Plan also anticipates that Fallon Road will be extended to connect with Tassajara
Road. This proposed extension of Fallon Road will divide the Silveria and Haight Properties
into two development areas. Fallon Road, south of the project site, is currently under
construction within the Dublin Ranch property. It is anticipated that the applicant will construct
Fallon Road from Tassajara Road southward to the intersection providing access to the
proposed development areas north and south of Fallon Road on the Silveria property, subject to
such credit and reimbursement arrangements as shall be determined. The precise location and
alignment of Fallon Road shall also be determined prior to or concurrently with approval of the
Stage 2 Development Plan.
A separate Traffic Report, prepared by TJKM and Associates has been submitted which
addresses circulation and traffic impacts to the area.
Water Supply
The project will be served by two DSRSD water pressure zones; Zone 2 and Zone 3. Zone 2
will provide water service up to an elevation of 580'. Zone 3 will provide water service up to an
elevation of 770'.
Development in Phase 1, located in pressure Zone 2, will be served by a northerly extension of
the existing Zone 2 water line in Tassajara Road that now terminates at Dublin Ranch. This
water line will be extended to the Tassajara Road/Fallon Road intersection. This line will then
extend southerly on Fallon Road to the first intersection on the Silveria Property.
Development in Phase 2 located in pressure Zone 3, will be served by a Zone 3 water line to be
extended southerly along Fallon Road connecting to the Zone 3 water line in Dublin Ranch.
This extension is not proposed as part of this project.
Sanitary Sewer
Sanitary sewer service for the proposed project will be provided by extending the existing 12"
sanitary sewer line in Tassajara Road which currently ends at the northerly boundary of Dublin
Ranch. This 12" line will be extended to the first entry road to the Silveria property. From that
point, a 10" sanitary sewer line will be constructed to the intersection of Tassajara and Fallon
Road. This line is sized to accommodate future development on the Mission Peak property and
other properties to the north along Tassajara Road that are within the Specific Plan boundary.
An 8" line will extend down Fallon Road to provide service to the development area north of
Fallon Road. All sanitary sewer lines will gravity flow.
Storm Drainage
Project storm drainage will be conveyed by proposed storm drain lines in Tassajara Road and
Fallon Road that will gravity flow to the existing 54"x62" elliptical culvert under Tassajara
Road located adjacent to the Kobold property. Storm water will enter the culvert by a proposed
manhole to be located in the street above the culvert.
Scenic Corridor
Tassajara Road and Fallon Road are currently identified as Scenic Corridors by the City of
Dublin. Both of these roads traverse the project site. To guide development that may be visible
from these designated scenic corridors, the City of Dublin has adopted the "Eastern Dublin
Scenic Corridor-Policies & Standards". This document sets forth requirements and provisions
for preserving views of scenic ridgelines and knolls from the scenic corridor. Within the project
area, which is located in the Tassajara Village area, the document calls for preservation of the
prominent knolls located to the north and south of the Fallon Road extension. The stage 2 site
plan will be designed to conform to the scenic corridor Policies and Standards including
preserving the backdrop views of the knolls from Fallon Road and Tassajara Road.
Additionally, any grading impacts on the lower portions of the knolls will be offset by
contouring of slopes, berming, and landscaping consistent with the surroundings.
Open Space
A large portion of the site area, 49.5 acres (Silveria property), has been designated as rural
residential. The Nielsen property contains an additional 10.0 acres which is designated as rural
residential. The rural residential designation allows one residence to be located in this area.
Any area not developed with a single family residential use is to remain undeveloped. The
Specific Plan indicates that this area is to be permanently preserved as a visual and natural
resource area with little, or no development allowed. The rural residential designation provides
an open space corridor as well as maintains the ridgelands on the site which will be preserved as
a visual resource. These ridgelands are indicated in the Specific Plan as "Visually Sensitive
Ridgelands". This designation severely restricts development. The open space areas will be
owned and maintained by the project's homeowner's association.
Biological and Wildlife Resources
Zander and Associates has surveyed the site for biological and ~vildlife resources. No rare or
endangered animals, plants or wetlands have been found on the site, including the Red-Legged
Frog, Tiger Salamander or San Joaquin Kit Fox. As indicated above, approximately 49.5 acres
on the Silveria property, and 10.1 acres on the Nielsen property have been designated as rural
residential in order to preserve the habitat value of the site. This area allows a large amount of
land to remain essentially undeveloped providing an open space corridor which connects to
surrounding open space on adjacent properties. It should be noted that in 1999, a Golden Eagle
nest was discovered on the Lin property to the south of the Silveria property. Substantially all
development on the Silveria/Haight/Nielsen properties (with the exception of the Fallon Road
extension) will occur outside of the eagle viewshed corridor. A recent site investigation
discovered that the eagle did not return to the nest this year, but instead relocated to a nest
platform placed on the Redgewick property to the east. If the eagles use this site again next
year, the Silveria and Haight properties will be outside the eagle protection zone for the new
nesting location.
Compliance with the Inclusionary Zoning Regulation
This development is subject to the City of Dublin's Inclusionary Zoning requirements. In order
to comply with the requirements of the City of Dublin Inclusionary Zoning Regulations, the
applicant has selected the In-Lieu Fee Option indicated in Section 8.68.080(B) of the Dublin
Municipal Code. This In-Lieu fee will be paid for each dwelling unit at the time the building
permit is issued for the construction of each unit. The amount of In-Lieu fees will be
established by the Dublin City Council by resolution. A simple In-Lieu Agreement form will be
entered into between the Project Owner and the City Manager in order to document that the
applicant has chosen the In-Lieu Fee option. This agreement form will be submitted to the
Community Development Department. In compliance with Section 8.68.070, the approval
and/or recordation of this agreement will take place prior to Final Map approval.
Hazardous Waste and Substances Site Determination
Pursuant to Government Code 65962.5, the proposed development site is not located on a
hazardous waste substances site.
SummerHill Application Findings Statement for Silveria, Haight and Nielsen Properties
The proposal will be harmonious and compatible with existing and future
development in the surrounding area. The 105.7 acre project site is located adjacent to
the City of Dublin within the East Dublin Specific Plan area. The Specific Plan area
comprises 3,300 acres of land planned as a mixed-use community that will be a vital, self-
sustaining urban environment where people can live, work, play and interact in a manner
that fosters a strong sense of community. Thc project site is bounded by Tassajara Road
on the west; the future Fallon Road, an extension of thc existing Fallon Road, divides the
property into two portions east of Tassajara Road. Thc property is zurroundcd on the
south by the Lin property (Dublin Ranch) which is being developed as a residential usc;
the Redgcwick property to thc east which is currently being used for grazing and will
ultimately will be used as open space/mitigation lands for Dublin Ranch, although it is
currently designated in the Specific Plan for single family and rural residential uses; and
the Mission Peak Homes project to the north which is currently being used for grazing
purposes and is designated in the Specific Plan for residential and commercial uses. Thc
property is bounded on the west by Tassajara Road which serves as a connection between
Alameda County and Contra Costa County. The planned mixture of residential uses for
the project arc consistent with the planned development of the Specific Plan area and will
be compatible with the surrounding properties as the area develops.
The site is physically suitable for the type and intensity of the zoning district being
proposed. The project proposes the development ora mix of residential uses including
medium high density residential, medium density residential, single family residential, and
rural residential. The site is located within a section of the Coast Ranges, identified as thc
Tassajara Hills. The project site has slopes which range from 5% in the area between
Tassajara Road and the proposed Fallon Road to more than 40% in the area north of the
proposed Fallon Road. The majority of thc proposed development is located on the flatter
portion of the site between Tassajara Road and thc future Fallon Road. Thc grading
proposed for the project takes into consideration the hilly terrain, and wherever possible,
development is contoured to thc hillsides in order to avoid excessive cuts and fills. In
conformance with thc Specific Plan, the steeper portions of the site have been designated
for single family housing, and the more level topography is reserved for medium high
density and medium density residential uses. The steeper slopes and ridgelands are
designated as open space and rural residential uses. Thc proposed Planned Development
District Zoning for thc site will provide maximum flexibility and diversification in thc
development of the project consistent with, and in furtherance of, the provisions of thc
Dublin General Plan and the Specific Plan in a manner which is consistent with the natural
topography of the site.
The proposal will not adversely affect the health or safety of persons residing or
working in the vicinity, or be detrimental to the public health, safety and welfare.
Thc proposal is consistent with thc East Dublin Specific Plan policies and the City's
zoning ordinances enacted for thc public health, safety and welfare. Thc Specific Plan has
designated those areas within the Specific Plan with thc highest landslide potential and thc
least possibility of cost effective rcmcdiation to be maintained as open space or designated
for very low-density rural residential uses to minimize adverse impacts. Development in
hillside areas is carefully regulated under thc Specific Plan to insure that hazardous
hillside conditions are avoided or remedied. A large portion of the project site, 49.5 acres
(including the Nielsen property), has been designated as rural residential and, with the
exception of one residence, will remain undeveloped, therefore permanently preserving the
area as a visual and natural resource area. None of the residential lots in the project will
have direct driveway access on the major arterials. The project provides for a mix of
housing which is compatible with and supportive of the community needs identified in the
Specific Plan.
The proposed uses for the site are consistent with the elements of the City of Dublin
General Plan and the East Dublin Specific Plan. The project sites lie within two
subareas described in the Specific Plan - the Tassajara Village Center subarea and the
Foothill Residential subarea. Medium High Density, Medium Density and Single-Family
residential uses are proposed in the Tassajara Village Center subarea, and Rural
Residential and Single Family residential uses are proposed in the Foothill Residential
subarea. Consistent with Policies 4-5 and 4-6 of the Specific Plan, the project
concentrates residential development in the less environmentally constrained portions of
the site area and provides for cluster development to reduce necessary grading and
preserve open space continuity as well as providing an innovative approach to site
planning, unit design, and construction to create housing products for all segments of the
community.
This proiect satisfies the purpose and intent of Chapter 8.32 "Planned Development"
of the Municipal Code as follows:
The proposed project combines the Silveria Property, Haight Property and Nielsen
Property which will be developed as a unit with development standards tailored to the
site (8.32.010(A));
(2)
The proposed project provides maximum flexibility and diversification in the
development of property by providing clusters of medium high density housing and
medium density housing to reduce necessary grading and preserve open space
continuity as well as providing for single family detached residential units to create
housing for all segments of the community (8.32.010(B)(D));
(3)
The applicant proposed a mix of residential uses which are consistent with the land use
designations in the East Dublin Specific Plan and the provisions and regulations for
development set forth therein. The Specific Plan allows for the development of
approximately 230 residential units (including the Nielsen Parcel) on the site, the
project applicant proposes the construction of approximately 230 units (8.32.010(C));
(4)
In conformance with the Specific Plan, the steeper portions of the site have been
designated for single-family housing, and the more level topography is reserved for
medium density residential uses. The steep slopes and ridgelands are designated as
Rural Residential uses (8.32.010(E));
(5)
The project developer will participate in the development of the necessary utility and
circulation infrastructure for this development in conformance with the Specific Plan
(8.32.010(F));
(6)
Through the use of Planned Development District zoning and the development of the
Stage 1 allowed thereunder, the project will be designed to address the uniqueness of
the Specific Plan area, taking into account the proximity of the fidgelands. The
clustering of medium high density and medium residential density units will allow for
continuity of open space area and more effective utilization of property (8.32.010
(G)(I~));
(7)
By clustering medium high density and medium density residential units on the more
level topography, providing single family detached units on the north side of Fallon
Road, and developing the project in phases, the project will create a more desirable use
of land, a more coherent and coordinated development, and a better physical
environment that would otherwise be possible under a single zoning district or
combination of zoning districts.
Parkland Issues on the Silveria Property
CITY OF DUBLIN
RO. Box 2340, Dublin, ca~fomia 94568
September 29, 2000
IVlr. Craig Champion
SummerHill Homes
777 California Aven~
Pale Alto, CA 94304
SUB.]~CT: Park]ands
Dear Mr. Chz~pion
CRy Offices, 100 Civic ~laza, Dublin, California 04568
This !~tter. is a follow-up to our conversation of September 27, 2000 regardino uhrkland issue.g
th~ S{lvcna property..Thc portion of the Sflveria property that is desi~ated P-a~,s/Public~
Recreation - Compri. umty Park is not suitabl~ for c.om_.munity park pu-vposos. Tm~ property is too
steep for commumty park purposes and may e.ont~,_u .m. source values that wou~t be
compatible with parldend uses. Similar lauds m Dublin Ranch immediately to ~e south are
similar in nalure and are proposed ~o be used for enviroam.ental mitigation purpo Diane
uined that the
aeaicauon ofmese lands for parkland purposes in.lieu ofpayiug parldand~ dod/o, trion fees is not
acceptable to fl~e City for the above reasons. The lands desiguated Parks/Publ/c ',em'eafion -
Community Park should be placed in an open space easement and should be ow~ '.d end
main~i~_ed by file Homeowner's Association/'or the development.
If you have any questions regarding th/$ project, please contact me at (925) 833-t 510.
Dennis H. Cardngton, AICP
Se~Jor Planuer/Zouing AdminisU'ator
Cc:pa99032 file
O:p~99032/parklandsletter
Administration (925)aaa-6eso · City C~uncil (b2E,)'l{a3-~605 · ~nan~e 0{28)a33~e40 · Building {nspe ,-tint1 (92~)833.8620
Code Enflmmeroent (925)B33-BB20, Erlg[neerfng (9R5)833-8830, Pa~$ & Oummunly ~{ervaea (~)2~{)833-6645
Econemlu Development (g26) 833-~6S0 · POII~e (928) 833-6670 . Public Worka (925) 83,~830
Community Development (92~) 833.6610 · Fire Prevention Bureau (g2S) ~.6606 {
1
Silveria,
Key
Haivjht & Nielsen Properties
View East from Tassajara Road
Silveria Ranch in background
Proposed Medium Density Area
2
View East from Tassajara Road
Haight Residence
Area of intersection with Fallon Road
3
4
Silveria Ranch
Residence and Barns
Proposed Medium Density Area
Silveria Ranch
Proposed Medium Density in Foreground
Open Space in Distance
View Southwest from Open Space
Proposed Fallon Road in Foreground
Proposed Medium Density to base of hill (in center)
View Northeast
Proposed Single Family Detached in Foreground
Open Space in Distance
8
View East
Proposed Single Family Residential on Left of Hill
Open Space on Right
View West, Dublin Ranch to Left
Golden Eagles in Eucalyptus Tree (In Center)
Proposed Fallon Road in Center - Proposed Medium Density to Right of Hill
Aerial Photo
Silveria, Haight &
Nielsen Properties
-18-
Stage 1 Site Plan
Silveria, Haight & Nielsen Prope~ies
Dublin, Califormia
-19-
LIJN
'1
,/
ARAC
Stage 1 Phasing Plan
Silveria, Haig¼t & Nielsen Properties
Dublin, California
~20~
Stage 1 Phasing Plan
Silveria, Haight & Nielsen Properties
Dublin, California
Sheet 2
ENTRY FEATURE WITH SPECIAL
Medium
Y
Conceptual Landscape Plan
Silveria, Haight & Nielsen Properties
Dublin, California
-22-
CITY OF DUBLIN
INITIAL STUDY
SummerHill/Silveria Stage I Planned Development Prezoning/Development Plan
Planning Application # 99-032
INTRODUCTION
This Initial Study has been prepared by the City o£ Dublin to assess whether the potential site-specific
environmental effects of the proposed SummerHill/Silveria Stage I Planned Development
Prezoning/Development Plan are within those examined in the Program EIR for the East Dublin General Plan
Amendment and the Specific Plan, and whether any other circumstances require preparation of a supplemental
or subsequent Environmental Impact Report (EIR) under GovLCode Section 65457 or Pub. Res. Code Section
21166. The analysis is intended to satis£y the requirements of the California Environmental Quality Act
(CEQA), and provide the City with adequate information for project review. The analysis is conducted in
checklist £orm, as suggested by the Program EIR.
The proposed project consists of a Planned Development Prezoning Stage 1 Development Plan for
approximately 230 residences on 105.7 acres.
This Initial Study includes a Project Description, Environmental Checklist Form, an Evaluation and
Discussion of issues identified in the checklist, and a Determination.
PROJECT DESCRIPTION
The proposed project consists o£a Stage I PD Prezoning and Development Plan for 230 homes on 103.1 acres
located on the Silveria, Halght and Nielsen properties located south and east of the intersection of Tassajara
Road and Fallon Road. The proposed project is located entirely within the East Dublin Specific Plan Area as
adopted in October 1996 by the City o£Dublin City Council. The applicant's intends to request annexation to
the City of Dublin through LAFCO.
SUMMARY
This Initial Study has resulted in the conclusion that the proposed project would not have any significant effects
on the environment beyond those examined in the Program EIR for the East Dublin General Plan Amendment
and Specific Plan. A Negative Declaration will not be prepared because the environmental impacts of this
project were addressed by the Final EIR for the Eastern Dublin General Plan amendment and Specific Plan
(SCH# 91-103064) and addenda. No significant new information has arisen for this project during the
preparation o£ this Initial Study that would require further environmental review.
Environmental Checklist Form
Initial Study
1. Project title: PA 99-032, SummerHill/Silveria Stage I PD Prezoning/Development Plan.
2. Lead agency name and address:
Dublin Community Development Department
SummerHill/Silveria Prezoning/Stage 1 Development Plan
PA 99-032
ATTAC HM ENT
City of Dublin, 100 Civic Plaza, Dublin, California, 94568
3. Contact person and phone number: Dennis Carrington/Janet Harbin, (925) 833-6610
Project location: Silveria, Haight and Nielsen properties located south and east of the intersection of
Tassajara Road and Fallon Road, within the East Dublin Specific Plan area.
5. Assessors Parcel Number(s): 985-2-7-1,985-2-8-2, 985-2-9
o
Project sponsor's name and address:
SummerHill Homes
5000 Executive Parkway, Suite 145,
San Ramon, CA 94583
Attn: Adam Tennant
General Plan designation: Single Family Residential (0.9 - 6.0 du/ac), Medium Density Residential
(6.1 - 14.0 du/ac), Medium-High Density Residential (14.1 - 25.0 du/ac), and Rural Residential (1.0
du/100 acres).
8. Zoning: A (Agricultural)
Description of project: Description of project: (Describe the whole action involved, including but not
limited to later phases of the project, and any secondary, support, or off-site features necessary for its
implementation. Attach additional sheets if necessary.)
The proposed project consists of a Stage I PD Prezoning and Development Plan for approximately 230
homes on 105.7 acres located on the Silveria, Haight and Nielsen properties located south and east of
the intersection of Tassajara Road and Fallon Road.
10. Surrounding land uses and setting: Briefly describe the project's surroundings:
The project site area is located north of Dublin ranch on undeveloped land. The lands to the west, north
and east are undeveloped at the present time. Dublin Ranch, immediately to the south, is being
developed for residential purposes at this time.
11. Other public agencies whose approval is required: None
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project and were not examined
in the Program EIR, involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
~ Aesthetics
~ Agriculture Resources
[~Air Quality
Dublin Community Development Department
SummerHill/Silveria Prezoning/Stage 1 Development Plan
PA 99-032
~ Biological Resources ~ Cultural Resources
Hazards & Hazardous Materials ~ Hydrology/Water Quality
~-~ Geology/Soils
~-~ Land Use / Planning
~ Mineral Resources
~ Public Services
~ Noise
~ Recreation
~ Population / Housing
~ Transportation/Traffic
~ Utilities / Service Systems I ~ Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
~-~ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
~ I find that the proposed project COULD NOT have a significant effect on the environment and that a
NEGATIVE DECLARATION will NOT BE REQUIRED because, pursuant to Section 65457 (a) of the
Government Code, this residential development is undertaken to implement and is consistent with the Eastern
Dublin Specific Plan for which an environmental impact report has been certified after January 1, 1980 and is
exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resoumes Code.
No event as specified in Section 21166 of the Public Resources Code has occurred. The impacts of this project
were adequately addressed by the Program EIR for the Eastern Dublin General Plan Amendment and Specific
Plan (and addenda) that was certified on May 10, 1993 (Resolution 51-93) pursuant to CEQA Guidelines
section 15168 (SCH: 91103064), and by the field analysis performed by Leslie Zander of Zander Associates.
~ I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because revisions in the project have been made by or agreed to by the
project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
~ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
[~ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an
earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures
based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
Dublin Community Development Department
SummerHill/Silveria Prezoning/Stage 1 Development Plan
PA 99-032
~ I find that although proposed project a significant on environment,
the
could
have
effect
the
because
all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that
earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed
upon the prop~o_~sosed/project, nothing further is required.
Dennis Carrington, Senior Planner
Printed name
June 12, 2001
Date
City of Dublin
For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1)
A brief explanation is required for all answers except "No Impact" answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does not
apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact"
answer should be explained where it is based on project-specific factors as well as general standards (e.g.,
the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2)
All answers must take account of the whole action 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 potentially significant, less than significant with mitigation, or
less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an
effect may be significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4)
"Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how
they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier
Analyses," may be cross-referenced).
s)
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect
has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this
case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b)
Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
4
Dublin Community Development Department
SummerHill/Silveria Prezoning/Stage 1 Development Plan
PA 99-032
6)
7)
8)
9)
and state whether such effects were addressed by mitigation measures based on the earlier
analysis.
c)
Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures that were incorporated or refined from the earlier
document and the extent to which they address site-specific conditions for the project.
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.
Supporting Information Sources: A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
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 project's environmental effects
in whatever format is selected.
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
Dublin Community Development Department
SummerHill/Silveria Prezoning/Stage 1 Development Plan
PA 99-032
Environmental Impacts. The source of determination is listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist. A full discussion of each item is
found following thc checklist
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista?
(Source: 2, 9)
b) Substantially damage scenic resources, including, but
not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway? (Soume: 2, 9)
c) Substantially degrade the existing visual character or
quality of the site and its surroundings? (Soume: 2, 9)
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the
area? (Source: 2, 9)
II. AGRICULTURE RESOURCES -- In determining
whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California
Dept. of Conservation as an optional model to use in
assessing impacts on agriculture and farmland. Would the
project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as shown
on the maps prepared pursuant to the Farmland Mapping
and Monitoring Program of the California Resources
Agency, to non-agricultural use? (Source: 2, 3, 9)
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract? (Source: 2, 3, 9)
Potentially Less Than Less Than No
Significant Significant Significan' Impacl
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
Dublin Community Development Department
SummerHill/Silveria Prezoning/Stage 1 Development Plan
PA 9%032
c) Involve other changes in the existing environment that,
due to their location or nature, could result in conversion o
Farmland, to non-agricultural use? (Source: 2, 9)
III. AIR QUALITY -- Where available, the significance
Criteria established by the applicable air quality
Management or air pollution control district may be
Relied upon to make the following determinations.
Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?(Soume: 3, 9)
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation? (Source: 3, 9)
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)?
(Source: 3, 9)
d) Expose sensitive receptors to substantial pollutant
concentrations? (Source: 2, 3, 9)
e) Create objectionable odors affecting a substantial
number of people?(Source: 2, 3, 9)
Potentially Less Than Less Than No
Significant Significant Significan' Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
IV. BIOLOGICAL RESOURCES --Would the project:
Dublin Community Development Department
SummerHill/Silveria Prezoning/Stage 1 Development Plan
PA 99-032
a) Have a substantial adverse effect, either directly or
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 U.S. Fish and Wildlife
Service? (Source: 2, 3, 9)
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service? (Source: 2, 3, 9)
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological
interruption, or other means? (Source: 2, 3, 9)
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, 3, 9)
e) Conflict with any local policies or ordinances protectinl
biological resources, such as a tree preservation policy or
ordinance? (Source: 2, 3, 9)
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plm
or other approved local, regional, or state habitat
conservation plan? (Source: 2, 3, 9)
V. CULTURAL RESOURCES -- Would the project:
a) Cause a substantial adverse change in the significance
of a historical resource as defined in § 15064.5 ?
(Source: 2,3, 9)
Potentially Less Than Less Than No
Significant Significant Significam Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
Dublin Community Development Department
SummerHill/Silveria Prezoning/Stage 1 Development Plan
PA 99-032
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to § 15064.5?
(Source: 2,3, 9)
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature? (Source: 2,3,
Potentially Less Than Less Than No
Significant Significant Significam Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
X
d) Disturb any human remains, including those interred
outside of formal cemeteries? (Source: 2,3, 9)
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 ora known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
(Source: 1, 2, 3, 9)
ii) Strong seismic ground shaking? (Source: 1, 2, 3, 9)
iii) Seismic-related ground failure, including liquefaction?
(Source: 1,2, 3, 9)
iv) Landslides? (Source: 1, 2, 3, 9)
b) Result in substantial soil erosion or the loss of topsoil?
(Source: 1, 2, 3, 9)
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- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
(Source: 1, 2, 3, 9)
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d) Be located on expansive soil, as defined in Table 18-1-E
of the Uniform Building Code (1994), creating substantial
risks to life or property? (Source: 1, 2, 3, 9)
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of
wastewater? (Source: 1,2, 3, 9)
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, 3, 9)
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment? (Source: 2, 3, 9)
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste within
one-quarter mile of an existing or proposed school?
(Source: 1, 3, 9)
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment? (Source: 2, 3, 9)
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 result in a safety hazard for people residing or
working in the project area? (Source: 1, 3, 9)
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
residing or working in the project area? (Source: 1, 3, 9)
Potentially Less Than Less Than' No
Significant Significant Significan' Impacl
Impact with Impact
Mitigation
Incorporation
3i X
X
X
X
X
X
X
X
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g) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan? (Source: 2, 3, 9)
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, 9)
VIII. HYDROLOGY AND WATER QUALITY -
Would the project:
a) Violate any water quality standards or waste discharge
requirements? (Source: 2, 3, 9)
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 pre-existing nearby wells would drop to a level
which would not support existing land uses or planned
uses for which permits have been granted)? (Source: 2,3,~
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration 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, 3, 9)
d) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a 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, 3, 9)
e) Create or contribute rtmoff water which would exceed
the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?. (Source: 2, 3, 9)
Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
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Potentially Less Than Less Than No
Significant Significant Significan~ Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
f) Otherwise substantially degrade water quality?
(Source: 2, 3, 9)
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map
(Source: 2, 3, 9)
h) Place within a 100-year flood hazard area structures
that would impede or redirect flood flows? (Source: 2, 3, 9
i) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure ora levee or dam? (Source: 2, 3, 9)
j) Inundation by seiche, tsunami, or mudflow?
(Source: 1, 9)
IX. LAND USE AND PLANNING - Would the project
a) Physically divide an established community?
(Source: I, 2, 3, 4, 5, 9)
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, local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or mitigating an
enviromnental effect? (Source: 1,2, 3, 4, 5, 9)
c) Conflict with any applicable habitat conservation plan
or natural community conservation plan? (Source: 1,2,3,4,5,
X. MINERAL RESOURCES -- Would the project:
X
X
X
X
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: 2, 3, 9)
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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: 2, 3, 9)
XI. NOISE - Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan
or noise ordinance, or applicable standards of other
agencies? (Source: 2, 4, 9)
b) Exposure of persons to or generation of excessive
groundbome vibration or groundborne noise levels?
(Source: 2, 4, 9)
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing without
the project? (Source: 2, 4,9)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels
existing without the project? (Source: 2, 4, 9)
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 in the project
area to excessive noise levels? (Source: 1, 9)
f) 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: I, 9)
XII. POPULATION AND HOUSING -
Would the project:
a) Induce substantial population growth in an area,
either directly (for exan~ple, by proposing new homes and
businesses) or indirectly (for example, through extension
of roads or other infrastructure)? (Source: 2, 3, 9)
X
X
X
X
X
X
X
X
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b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere? (Source: 1,2, 9)
c) Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
(Source: 1, 2, 3, 9)
X
X
X
X
X
X
X
X
X
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision of new or
physically altered governmental facilities, need for new
or physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain acceptable
service ratios, response times or other performance
objectives for any of the public services:
Fire Protection? (Source: 2, 3, 9)
Police Protection? (Source: 2, 3, 9)
Schools? (Source: 2, 3, 9)
Parks? (Source: 2, 3, 9)
Other Public Facilities? (Source: 2, 3, 9)
XIV. RECREATION-
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated? (Source: 2, 3, 9)
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, 3, 9)
XV. TRANSPORTATION/TRAFFIC-
Would the project:
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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)? (Source: 2, 3, 9)
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
(Source: 2, 3, 9)
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? (Source: 1, 9)
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)? (Source: 2, 3, 9)
e) Result in inadequate emergency access? (Source: 2, 3, ~
f) Result in inadequate parking capacity? (Source: 2, 3, 9)
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus tumouts,
bicycle racks)? (Source: 2, 3, 9)
XVI. UTILITIES AND SERVICE SYSTEMS --
Would the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
(Source: 2, 3, 9)
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? (Source: 2, 3, 9)
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? (Soume: 2, 3, 9)
X
X
X
X
X
X
X
X
X
X
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d) Have sufficient water supplies available to serve the
project from existing entitlements and resoumes, or are
new or expanded entitlements needed? (Soume: 2, 3, 9)
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 provider's existing
commitments? (Soume: 2, 3, 9)
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs? (Source: 2, 3, 9)
g) Comply with federal, state, and local statutes and
regulations related to solid waste? (Source: 2, 3, 9)
XVII. MANDATORY FINDINGS OF SIGNIFICANC
a) Does the project have the potential to degrade the qualit
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self-sustaining levels, threaten to eliminate
a plant or animal community, reduce the number or restrict
the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory? (Source: 2, 3, 9)
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)?
(Source: 2, 3, 9)
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly? (Source: 2,3,9)
Sources used to determine potential environmental impacts:
Determination based on location of project.
Site Visit
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X
X
X
3_6
4.
5.
6.
7.
8.
9.
Determination based on staff office review.
Determination based on the City of Dublin General Plan.
Determination based on the City of Dublin Zoning Ordinance.
Geotechnical Investigation Report prepared by Twining Laboratories, Inc. (July 29, 1999).
Traffic analysis prepared by Omni Means (January, 2000).
Communication with appropriate City or Agency personnel.
Program EIR for East Dublin General Plan Amendment and Specific Plan (SCH# 91-103064) and addenda.
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ENVIRONMENTAL CHECKLIST RESPONSES AND ANALYSIS
The following discussion includes explanations of answers to the above questions regarding potential
environmental impacts, as indicated on the preceding checklist. Each subsection is annotated with the number
corresponding to the checklist form.
EXISTING SETTING:
The project site area is located within the East Dublin Specific Plan area on a 105.7 acre parcel. The site
surrounded by open space and single-family residential uses. The Briar Hill development is to the west. The
Hansen Ranch development and open space lie to the north. The Kaufman and Broad California Highlands
development and open space lie to the west. Dublin Boulevard and 1-580 lie to the south.
Attachment to SummerHill Homes/Silveria Stage 1 PD Prezoning/Development Plan
Planning Application # 99-032
Discussion of Checklist/Legend
PS: Potentially Significant Impact
LS/M: Less Than Significant with Mitigation Incorporation
LS: Less Than Significant Impact
NI: No Impact
I. AESTHETICS
Environmental Setting
The land composing the project site consists of the 91.04 acre Silveria property, the 2.42 acre
Haight property and the 10.0 acre Nielsen property. The combined acreage of the project site is
approximately 105.7 acres. The site is located within the East Dublin Specific Plan area, which
includes tan extension of Fallon Road and an expansion of Tassajara Road in and near the site. The
future Fallon Road, an extension of the existing Fallon Road, divides the project into two
development areas north and south of Fallon Road. The site is characterized by moderate to steeply
sloping terrain (5% to 40% slopes). The Silveria and Haight properties are currently used for
grazing purposes. The Nielsen property is used for a single residence which will is proposed to
remain. The Nielsen property will not be developed. The site is bounded on the West by Tassajara
Road, on the North by the Mission Peak property, the East by the Redgewick property and to the
South by the Lin and Quarry Lane School properties.
Both Fallon Road and Tassajara Road are designated as Scenic Corridors by the Eastern Dublin
Scenic Corridor Policies and Standards (Scenic Corridor Plan) prepared by Gates and Associates in
April 1996. Phase 1 of the project lies within Zone 4 or the "Tassajara Village" area of the Scenic
Corridor Plan. The Scenic Corridor Plan seeks to maintain view corridors to surrounding knolls by
clustering development.
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Proiect Impacts
Phase 1 of the Stage 1 Development Plan shows medium high density and medium density
residential designations on the development plan that will allow the second stage of the
development plan (Stage 2) to cluster approximately 205 units adjacent the Tassajara Road Fallon
Road intersection. The clustering of development preserves views to surrounding knolls as required
by the Scenic Corridor Plan and minimizes grading and development impacts to the land and to
scenic vistas. The development will use revegetation, contour grading with gradual transition to the
natural slope and berming as necessary to minimize the visual impacts of grading. Most
development is hidden behind ridgelines. The slopes are primarily under 30% slope with 1.5 acres
in slopes over 30% which conforms to Policy 6.42 of the Specific Plan. The Stage 1 Development
Plan clearly states that the visual impacts of the proposed grading will not be greater than for the
development envelope shown in the Specific Plan. All development will remain outside the golden
eagle viewshed area as required by the Program EIR for the Eastern Dublin General Plan
Amendment and Specific Plan.
Impacts to scenic vistas will be minimal pursuant to project design. No scenic resources, significant
vegetation or, historic buildings will be impacted. Clustering of development will avoid impacts to
scenic corridors. Visual impact will be minimized by clustering and by the use of attractive
residential design and landscaping. The single-family dwellings will not be a source of substantial
light or glare which would adversely affect day or nighttime views in the area. These impacts were
also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific
Plan.
a) Have a substantial adverse effect on a scenic vista? LS, beyond those examined in the Program
EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific
Plan. See Project Impacts above.
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings,
and historic buildings within a state scenic highway? LS, as referenced in the Program EIR for
the East Dublin General Plan Amendment and Specific Plan. See Project Impacts above.
c)
Substantially degrade the existing visual character or quality of the site and its surroundings?
LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific
Plan. See Project Impacts above.
d) Create a new source of substantial light or glare which would adversely affect day or nighttime
views in the area? LS, as referenced in the Program EIR for the East Dublin General Plan
Amendment and Specific Plan. See Project Impacts above.
II. AGRICULTURE RESOURCES
Environmental Setting
The project site is classified as "Grazing Land" by the California Agricultural Land Evaluation and
Site Assessment Model (1997) prepared by the California Dept. of Conservation. This information
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is shown on a map titled "Alameda County Important Farmland 1992" prepared by the California
Resources Agency. The Grazing Land category identified land on which the existing vegetation is
suited to the grazing of livestock.
Project Impacts
The site is not Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The site
has been used for religious and educational purposes since 1979. There are no Williamson Act
contracts on any of the properties proposed for annexation and development. There is no important
farmland on the site to be converted to non-agricultural uses.
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-agricultural use? NI, beyond those examined
in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment
and Specific Plan. The project site is classified as "Grazing land", therefore no Prime Farmland,
Unique Farmland, or Farmland of Statewide Importance will be converted.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? NI,
beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan
General Plan Amendment and Specific Plan. See Project Impacts above.
c) Involve other changes in the existing environment which, due to their location or nature,
could result in conversion of Farmland, to non-agricultural use? NI, beyond those examined in the
Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and
Specific Plan. See Project Impacts above.
III. AIR QUALITY
Environmental Setting
The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to
the west, south and east. Most of the airflow into the southern portions of the Valley is
accomplished through only two gaps in the hills: the Hayward and Niles canyons. Local wind data
show the frequent occurrence of low wind speed and calm conditions (the latter approximately 23
percent of the time). These local limitations on the capacity for horizontal dispersion of air
pollutants combined with the regional characteristic of restricted vertical dispersion give the area a
high potential for regional air quality problems.
Project Impacts
a) Conflict with or obstruct implementation of the applicable air quality plan? LS, as
referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan.
Construction of the proposed project will add additional vehicular traffic to this portion of Dublin.
These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses,
nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the location of the proposed
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project near major regional transportation corridors (I-680 and Dublin Boulevard), and the fact that
the proposed project is a residential project which conforms with the City's General Plan and the
East Dublin Specific Plan results in conformity with the Bay Area Air Quality Management
District's Clean Air Plan. No objectionable odors will be created from the residential use of the site
and the proposed development. These impacts were also addressed in the Program EIR for the
Eastern Dublin General Plan Amendment and Specific Plan.
b) Violate any air quality standard or contribute substantially to an existing or projected air quality
violation? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific
Plan. Potential air quality impacts can be divided into short-term, construction related impacts and long-term
operational impacts associated with the project.
In terms of short-term construction-related impacts, it is anticipated that the project would generate temporary
increases in dust and particulate matter caused by minor site excavation and grading activities. Construction
vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth surfaces.
Generalized estimates of construction air emissions include approximately 1.2 tons of dust per acre per month
of construction activity. About 45 percent of construction-related dust is composed of large particles that settle
rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of dust consists of
small particles (also known as PM10). The City requires the implementation of a Construction Impact
Reduction Plan as a standard condition of approval that will reduce the short-term impacts to this issue to a level
of insignificance.
Construction of the proposed project will add 2,123 vehicular trips per day to this portion of Dublin in the long
term. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous
oxide, sulfur dioxide and particulate matter (PM10. However, the location of the proposed project near major
regional transportation corridors (I-580 and Tassajara Road and Fallon Road), the fact that the proposed project
produces less than 2500 trips per day, and the fact that many of the trips to the project are multi-purpose trips
means that the project will have less than significant long term impacts to this issue. These impacts were also
addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
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 that exceed quantitative thresholds for ozone precursors)? LS, as referenced in
the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will
create 2,123 trips per day. The amounts of ozone contributed per day by this in-fill project will not
be cumulatively significant due to the small number of trips per day. These impacts were also
addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
d) Expose sensitive receptors to substantial pollutant concentrations? NI, beyond those examined in
the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and
Specific Plan. As stated in III-b above, the impacts to air quality of the project will be less than
significant both on the long and short term. The project, if approved and constructed, would add an
anticipated 2,123 vehicular trips to the project site. This increase in vehicular trips is minor
considering the fact that many of the trips are multi-purpose trips. It is unlikely that the project
would expose additional sensitive receptors, future customers, to insignificantly higher
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concentrations of vehicle related pollutants. Any impacts to this issue would be less than
significant.
e) Create objectionable odors affecting a substantial number of people? NI, beyond those examined
in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment
and Specific Plan. See "Project Impacts" above.
IV. BIOLOGICAL RESOURCES
Environmental Setting
Leslie Zander of Zander Associates completed a Biological Resources Assessment of the SilveriaJHaight
property. That assessment determined that existing biological resources on the subject property are essentially
as described in previous documents including the Program EIR for the Eastern Dublin General Plan
Amendment and Specific Plan. The study determined that it appears that the development area is outside the
Golden Eagle Protection Zone. The project proposes no development within 100 feet of riparian vegetation or
pools. The project will comply with the requirements of all regulatory agencies having jurisdiction over
biological resources and the project. These impacts were also addressed in the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan.
Project Impacts
There are no project related environmental impacts to biological resources.
a) Have a substantial adverse effect, either directly or 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 ofFish and Game or U.S. Fish and Wildlife Service?
NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan
General Plan Amendment and Specific Plan. No such species have been observed on the site based
on field observations conducted in March 1999, February 2000, and February 2001. These impacts
were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and
Specific Plan.
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 US Fish and Wildlife Service? NI, beyond those examined in the Program EIR for the
East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No
riparian habitat or sensitive natural communities exist on the project site or are included in any plan,
policy or regulations of a local agency or the CDF or USF&WS. These impacts were also addressed
in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means? NI, beyond those examined in the
Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and
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Specific Plan. No federally protected wetlands exist on the project site. These impacts were also
addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
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? NI, beyond those examined in the Program EIR for the East Dublin
General Plan and Specific Plan General Plan Amendment and Specific Plan. There are no native
resident or migratory fish or wildlife species or wildlife or migration corridors on site. These
impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment
and Specific Plan.
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance? NI, beyond those examined in the Program EIR for the East
Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No heritage
trees exist on the project site. No biological resources exist on the project site. These impacts were
also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific
Plan.
f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan or other approved local, regional, or state habitat conservation plan? NI, beyond
those examined in the Program EIR for the East Dublin General Plan and Specific Plan General
Plan Amendment and Specific Plan. There is no adopted Habitat Conservation Plan, Natural
Community Conservation Plan or other approved local, regional or state conservation plan
applicable to the project site. These impacts were also addressed in the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan.
V. CULTURAL RESOURCES
Environmental Setting
The project site is grazing land with a single-family home, proposed to be removed, that is not
historically significant. No cultural resources were identified by the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan
Project Impacts
a) Cause a substantial adverse change in the significance of a historical resource as defined in
§15064.5? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and
Specific Plan. No historical, archaeological, paleontological, or human remains resources remain on
the graded surface of the site. Any such resoumes buried under the ground surface would be re-
buried by the project. The possibility exists that such resources could be buried on the site. The
Eastern Dublin General Plan Amendment and Specific Plan contains mitigation measures that
adequately address these potential impacts.
b) Cause a substantial adverse change in the significance of an archaeological resource
pursuant to §15064.5? LS, as referenced in the Program EIR for the East Dublin General Plan
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Amendment and Specific Plan. These impacts were also addressed in the Program EIR for the
Eastern Dublin General Plan Amendment and Specific Plan.
c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic
feature? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and
Specific Plan. These impacts were also addressed in the Program EIR for the Eastern Dublin
General Plan Amendment and Specific Plan.
e) Disturb any human remains, including those interred outside of formal cemeteries? LS, as
referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan.
These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan
Amendment and Specific Plan.
VI. GEOLOGY AND SOILS
Environmental Setting
The site lies within the San Ramon Valley, in the eastern portion of Dublin and toward the northern Alameda
County boundary with Contra Costa County. According to historic geologic studies in the area, the site is
underlain by poorly consolidated, non-marine deposit sedimentary rocks of the Tassajara Formation. The
geotechnical investigation report prepared for the project indicates that the site is not within an Alquist-Priolo
Fault Zone (1982). There are no mapped faults which are known to traverse the site, the closest Alquist-Priolo
Fault Zone is the Calaveras Fault located along San Ramon Road approximately one-quarter mile to the west.
The next nearest active seismic faults include the Hayward and the San Andreas Faults which are located
approximately 12 miles southwest, and 30 miles west-southwest, respectively. The closest potentially active
faults include the (1) Verona, which is located approximately 4 miles to the south, and (2) the Las Positas,
which is located approximately 8 miles to the southeast.
All grading for the project will be required to conform to the requirements of the City of Dublin.
Proiect Impacts
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
Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of Mines and Geology Special
Publication 42. LS, as referenced in the Program EIR for the East Dublin General Plan
Amendment and Specific Plan. The risk of fault rupture on the site is anticipated to be low,
since the nearest known active or potentially active faults lie a minimum of four and one-
half miles to the West. These impacts were also addressed in the Program EIR for the
Eastern Dublin General Plan Amendment and Specific Plan.
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ii) Strong seismic ground shaking? LS, as referenced in the Program EIR for the East Dublin
General Plan Amendment and Specific Plan. The site as well as the encompassing region is
subject to severe ground shaking from a number of active and potentially active faults in the
greater Bay Area, including the Hayward fault, San Andreas fault and Calaveras fault. The
ground shaking issue is less than significant for this project because it will adhere to the
requirements of the Uniform Building Code. These impacts were also addressed in the
Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
iii) Seismic-related ground failure, including liquefaction? LS. Routine enforcement of
provisions of the 1997 Uniform Building Code and recommendations contained in the
geotechnical report prepared for the project will serve to reduce potential impacts of seismic
ground failure to a less than significant level. These impacts were also addressed in the
Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
iv) Landslides? LS, as referenced in the Program EIR for the East Dublin General Plan
Amendment and Specific Plan. The enforcement of the City of Dublin Grading Ordinance
will ensure that any potential impacts from landslides or mudflows would be considered less
than significant. These impacts were also addressed in the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan.
b) Result in substantial soil erosion or the loss of topsoil? LS, as referenced in the Program EIR for
the East Dublin General Plan Amendment and Specific Plan. There will be no erosion of topsoil
because the site will be developed pursuant to City of Dublin Best Management Practices. These
impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment
and Specific Plan.
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- or off-site landslide, lateral spreading, subsidence,
liquefaction or collapse? LS, as referenced in the Program EIR for the East Dublin General Plan
Amendment and Specific Plan. The project will be graded pursuant to the City of Dublin Grading
Ordinance and City of Dublin Best Management Practices ensuring that landslides, lateral
spreading, subsidence, liquefaction or collapse will not occur. These impacts were also addressed in
the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property? LS, as referenced in the Program EIR for the East
Dublin General Plan Amendment and Specific Plan. The project will be graded pursuant to the City
of Dublin Grading Ordinance and City of Dublin Best Management Practices ensuring that all
issues arising due to expansive soil will be properly addressed. This will reduce any impacts to this
issue to a level of less than significant. These impacts were also addressed in the Program EIR for
the Eastern Dublin General Plan Amendment and Specific Plan.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater
disposal systems where sewers are not available for the disposal ofwastewater? NI. The project
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site will be served for wastewater disposal by the Dublin San Ramon Services District. These
impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment
and Specific Plan.
VII. HAZARDS AND HAZARDOUS MATERIALS
Environ_mental Setting
The site of the proposed project has historically been used only for grazing purposes and therefore no hazardous
materials are stored or transported across the property. The proposed residences will use materials typical of
residential areas.
Project Impacts
a) Create a significant hazard to the public or the environment through the routine transport,
use, or disposal of hazardous materials? LS, as referenced in the Program EIR for the East Dublin
General Plan Amendment and Specific Plan. The project is a residential development. The
proposed residences will use materials typical of residential areas. These impacts were also
addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
b) Create a significant hazard to the public or the environment through reasonably foreseeable
upset and accident conditions involving the release of hazardous materials into the environment?
LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific
Plan. The project is a residential development. The proposed residences will use materials typical
of residential areas. These impacts were also addressed in the Program EIR for the Eastern Dublin
General Plan Amendment and Specific Plan.
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances,
or waste within one-quarter mile of an existing or proposed school? LS, as referenced in the
Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a
residential development. The proposed residences will use materials typical of residential areas.
These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan
Amendment and Specific Plan.
d) Be located on a site which is included on a list of hazardous materials sites compiled
pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard
to the public or the environment? NI, beyond those examined in the Program EIR for the East
Dublin General Plan Amendment and Specific Plan. The project site is not located on a site that is
included on a list of hazardous materials sites compiled pursuant to Government Code Section
65962.5.
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 result in a
safety hazard for people residing or working in the project site? NI, beyond those examined in the
Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project site is
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not located within an airport land use plan or within two miles of a public airport or public use
airport.
f) For a project within the vicinity of a private airstrip, would the project result in a safety
hazard for people residing or working in the project site? NI, beyond those examined in the
Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project site is
not located within the vicinity of a private airstrip.
g) Impair implementation of or physically interfere with an adopted emergency response plan
or emergency evacuation plan? LS, beyond those examined in the Program EIR for the East Dublin
General Plan Amendment and Specific Plan. The project is adjacent to Tassajara Road and Fallon
Road which are currently two-lane roadways, but are planned in the future to be four- or six-lane
facilities. The project will not impair access to or along these roadways.
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? NI, beyond those examined in the Program EIR for the East Dublin General Plan
Amendment and Specific Plan. The project will conform to the City of Dublin Wildfire
Management Plan.
VIII. }IYDROLOGY AND WATER QUALITY
Environmental Setting
No surface water exists on the site. All runoffin the vicinity is directed to Tassajara Creek. There are no creeks
or open waters on the site.
The entire Tri-Valley area is underlain by an extensive underground aquifer. The aquifer ranges in depth
between 15 and 500 feet but is no longer used as the primary source of domestic water in the area. Zone 7 of
the Alameda County Flood Control and Water Conservation District is presently finalizing plans to store treated
wastewater within the aquifer during winter months, which will be pumped out and used for landscape irrigation
during dry, summer months.
Proiect Impacts
a) Would the project violate any water quality standards or waste discharge requirements? LS,
as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan.
The project conforms to Zone 7 requirements and will meet the water quality requirements of the
City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program.
These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan
Amendment and Specific Plan.
b) Would the project 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 pre-existing nearby wells would drop to a
level which would not support existing land uses or planned uses for which permits have been
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granted)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and
Specific Plan. The project will be served with Water by the Dublin San Ramon Services District
and will therefore not deplete groundwater resources on or near the project. Impervious surfaces
will be constructed ant will be meet the requirements of Zone 7. These impacts were also addressed
in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
c) Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner which would result in
substantial erosion or siltation on- or off-site? NI, beyond those examined in the Program EIR for
the East Dublin General Plan Amendment and Specific Plan. There are no watercourses or drainage
patterns in the vicinity of the project. These impacts were also addressed in the Program EIR for the
Eastern Dublin General Plan Amendment and Specific Plan.
d) Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, or substantially increase the rate
or amount of surface runoff in a manner that would result in flooding on- or off-site? LS, as
referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan.
The project grading will not alter the course of a stream or river and will conform to the City of
Dublin NPDES Permit and Best Management Practices. These impacts were also addressed in the
Program EIR for the Eastem Dublin General Plan Amendment and Specific Plan.
e) Would the project 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?. LS, as referenced in the Program EIR for the East Dublin General Plan Amendment
and Specific Plan. The local stormwater drainage system has the capacity to handle the anticipated
rnnoff from this project. These impacts were also addressed in the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan.
f) Would the project otherwise substantially degrade water quality? LS, as referenced in the
Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will
utilize storm drainage facilities in Tassajara Road and Fallon Road rather than discharge into surface
waters and will therefore have no water quality impacts. The project will meet the water quality
requirements of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean
Water Program.
g) Would the project place housing within a 100-year flood hazard area as mapped on a federal
Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? NI,
as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan.
This project will not place housing within a 100-year flood hazard area.
h) Would the project place within a 100-year flood hazard area structures which would impede
or redirect flood flows? NI. The project lies well above Tassajara Creek and therefore will not place
structures within a 100-year flood hazard area which would impede or redirect flood flows.
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i) Would the project expose people or structures to a significant risk of loss, injury or death
involving flooding, including flooding as a result of the failure of a levee or dam? NI. There would
be no such exposure because the development will lie well above 100-year flood hazard area
j) Would the project expose people or structures to a significant risk of loss, injury or death involving
inundation by seiche, tsunami, or mudflow? NI. There are no bodies of water located nearby which could be a
source of seiche, tsunami or mudflow hazard.
IX. LAND USE AND PLANNING
Environmental Setting
The land composing the project site consists of the 91.04 acre Silveria property, the 2.42 acre
Haight property and the 10.0 acre Nielsen property. The combined acreage of the project site is
approximately 105 acres. The future Fallon Road, an extension of the existing roadway as shown in
the East Dublin Specific Plan, will divide the project into two development areas north and south of
the roadway alignment. The site is characterized by moderate to steeply sloping terrain (5% to 40%
slopes). The Silveria and Haight properties are currently used for grazing purposes. The Nielsen
property is used for a single residence which will remain. The Nielsen property will not be
developed. The site is bounded on the West by Tassajara Road, on the North by the Mission Peak
property, the East by the Redgewick property and to the South by the Lin and Quarry Lane School
properties.
Project Impacts
a) Physically divide an established community? NI. The project consists development of
vacant grazing land and will therefore not divide an established community.
c) 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, local
coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an
environmental effect? NI. The Dublin General Plan and the East Dublin Specific Plan designate
the site as Single Family Residential, Medium Density Residential and Medium Density
Residential. The proposed development is consistent with those land use designations.
c) Conflict with any applicable habitat conservation plan or natural community conservation
plan? NI. There is no habitat conservation plan or natural community preservation plan that applies
to the project site or the vicinity.
X. MINERAL RESOURCES
Environmental Setting
The project site is vacant grazing land. The project site contains no known mineral resources. This
impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment
and Specific Plan.
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Proiect Impacts
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? NI. There are no known mineral resources on the subject
property.
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? NI. The Conservation
Element of the General Plan does not reference any significant mineral resources in the project site.
XI. NOISE
Environmental Setting
The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 60 dBA for
residential areas, while interior areas have a maximum noise level of 45 dBA. The proposed project will be
located in a rural area adjacent Tassajara Road and Fallon Road. Normal construction techniques and the use of
sound walls will insure that these standards are met.
Proiect Impacts
a) Exposure of persons to or generation of noise levels in excess of standards established in
the local general plan or noise ordinance, or applicable standards of other agencies? LS, as
referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan.
The project will not result in the exposure of people to severe noise levels. Normal residential
construction techniques and the use of sound walls will insure that persons will not be exposed to
noise levels in excess of 60 dBA. This impact was also addressed in the Program EIR for the
Eastern Dublin General Plan Amendment and Specific Plan.
b) Exposure of persons to or generation of excessive groundborne vibration or groundbome
noise levels? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment
and Specific Plan. The proposed residential development will not generate vibrations that will be
transmitted to the ground. This impact was also addressed in the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan.
c) A substantial permanent increase in ambient noise levels in the project vicinity above levels
existing without the project? LS, as referenced in the Program EIR for the East Dublin General
Plan Amendment and Specific Plan. Normal residential construction techniques and the use of
sound walls will insure that persons will not be exposed to noise levels in excess of 60 dBA. This
impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment
and Specific Plan.
d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity
above levels existing without the project? LS. The project will not result in the exposure of people
to severe noise levels. Normal residential construction techniques and the use of sound walls will
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insure that persons will not be exposed to noise levels in excess of 60 dBA. This impact was also
addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
The Construction Noise Management Program/Construction Impact Reduction Plan required as a
condition of approval of the project will ensure that temporary construction noises will be reduced
to a level of less than significant.
e) For a project located within an airport land use plan or, where such a plan has not been
adopted, within two miles ora public airport or public use airport, would the project expose people
residing or working in the project site to excessive noise levels? NI. This project site is not within
an airport land use plan or within two miles of a public airport or public use airport.
f) For a project within the vicinity of a private airstrip, would the project expose people
residing or working in the project site to excessive noise levels? NI. This project site is not within
the vicinity of a private airstrip.
XII. POPULATION AND HOUSING
Environmental Setting
The city population as of January 1, 1999 was estimated by the State Department of Finance to be 28,707.
Significant population growth is anticipated for the community based on planned residential growth in east
Dublin, where the City has approved a specific plan calling for residential growth. According to the
Association of Bay Area Governments (ABAG), the total population of Dublin is expected to increase to 35,200
by the year 2000, to 49,400 by the year 2005 and 58,900 in the year 2010. This impact was also addressed in
the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
Project Impacts
a) Induce substantial population growth in an area, either directly (for example, by proposing
new homes and businesses) or indirectly (for example, through extension of roads or other
infrastructure)? LS, as referenced in the Program EIR for the East Dublin General Plan
Amendment and Specific Plan. The project proposes homes in areas proposed for residential
development in the Eastern Dublin Specific Plan at densities substantially below the mid-range of
densities proposed on that plan, thereby introducing a lower population into the area. Existing
roadways adjacent the project will be widened pursuant to that plan and its Program EIR.
b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing
elsewhere? NI. The project site is a vacant area used for grazing that contains no housing.
c) Displace substantial numbers of people, necessitating the construction of replacement
housing elsewhere? NI. The project site is a vacant area used for grazing that contains no housing.
XIII. PUBLIC SERVICES
Environmental Setting
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The project site is served by the following service providers:
Fire Protection. Fire protection is provided by the Alameda County Fire Department, under
contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous
materials control and public education services.
· Police Protection. Police protection is provided by the Alameda County Sheriff, under
contract to the City of Dublin. The Department, which maintains a sworn staff of 31 officers,
performs a range of public safety services including patrol, investigation, traffic safety and public
education.
Schools. Educational facilities are provided by the Dublin Unified School District that
operates kindergarten through high school services within the community. Schools which would
serve the project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8).
Grades K-5 could be served by one of three elementary schools within the District.
· Maintenance. The City of Dublin provides public facility maintenance, including roads,
parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Other governmental services. Other governmental services are provided by the City of
Dublin including community development and building services and related governmental
services. Library service is provided by the Alameda County Library with supplemental funding
by the City of Dublin.
The City of Dublin has adopted a Public Facilities Fee for all new residential development in the
community for the purpose of financing new municipal public facilities needed by such
development. Facilities anticipated to be funded by the proposed fee would include completion of
the Civic Center Complex, construction of a new library, expansion of the existing senior center,
acquisition and development of new community and neighborhood parks and similar municipal
buildings and facilities. The applicant would be required to pay this fee in accordance with State
law which determines the maximum amount of school fees.
Proiect Impacts
a) Would the project result in substantial adverse physical impacts associated with the provision of
new or physically altered governmental facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other performance objectives for any of the
public services:
Fire Protection? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment
and Specific Plan. According to representatives of the Fire Department, the proposed project lies
within 5 miles of the fire station located adjacent the Santa Rita Jail. A typical response time of less
than five minutes is anticipated. As part of the site development review process, specific fire
protection requirements will be imposed on the development to ensure compliance with applicable
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provisions of the Uniform Fire Code. This impact was also addressed in the Program EIR for the
Eastern Dublin General Plan Amendment and Specific Plan.
Police Protection? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and
Specific Plan. The Dublin Police Services can adequately protect this project. This impact was also
addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
Schools? NI. The Dublin Unified School District will have sufficient facilities to provide
educational services for a residential development with 230 homes by the time they are occupied.
This impact was also addressed in the Program EIR for the Eastern Dublin General Plan
Amendment and Specific Plan. The applicant will be required to pay those fees determined by State
law.
Parks? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and
Specific Plan. This project is a residential project. The developer will pay the Public Facilities Fee
that pays for parks among other services which will reduce any impacts to parks to a level of less
than significant. This impact was also addressed in the Program EIR for the Eastern Dublin General
Plan Amendment and Specific Plan.
Other Public Facilities? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment
and Specific Plan. The project would represent incremental increases in the demand for general governmental
services. Payment of the City's Public Facility Fee would offset any impacts caused by the project. This impact
was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
XlV. RECREATION
Environmental Setting
City parks closest to the project site include Emerald Glen Park and the Dublin Sports Grounds.
Project Impacts
a) Would the project increase the use of existing neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated? LS, as
referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The applicant
will be required to pay a Public Facilities Fee to the City of Dublin, which includes a contribution toward
construction of new parks in the city. This impact was also addressed in the Program EIR for the Eastern Dublin
General Plan Amendment and Specific Plan.
b) Does the project include recreational facilities or require the construction or expansion of
recreational facilities that might have an adverse physical effect on the environment? NI, as
referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan.
The project is a residential project. The applicant will be required to pay a Public Facilities Fee to
the City of Dublin which includes a contribution toward construction of new park and recreation
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facilities in the city. This impact was also addressed in the Program EIR for the Eastern Dublin
General Plan Amendment and Specific Plan.
XV. TRANSPORTATION/TRAFFIC
Environmental Setting
The project is served by Interstate 580, Tassajara Road and Fallon Road. The project proposes
approximately 230 dwelling units in a development area that is allowed 369 dwelling units by the
Eastern Dublin Specific Plan. A Traffic Study was performed for this project by TJKM,
transportation consultants. That study found that 220 units would generate 2,123 daily trips, 570
trips during the A.M. peak hour and 539 trips during the P.M. peak hour. The additional 10 units
proposed by the currently project proposal would slightly increase the number of daily trips during
each time period. The project will, therefore, generate significantly less traffic than the land uses
permitted by the Eastern Dublin Specific Plan and addressed by the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan.
General Plan Transportation Policy Framework
The General Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of an
intersection by comparing the volume of critical traffic movements to intersection capacity and determining
average delays. LOS can range from "A,' representing free-flowing conditions, to "F,' representing very severe
congestion and intersection breakdown.
The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance (these
routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development and road
improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91 or greater)
(General Plan Guiding Policies 5.1.1B and C).
Significance Criteria
Based upon General Plan policies, an intersection impact is considered significant if it causes the overall
intersection LOS, or a movement LOS in the intersection, to fall below LOS D.
Proiect Impacts
Would the project:
a) Cause an increase in traffic that 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 LS. The proposed project would increase vehicle trips and traffic
congestion in the local roadway network, which could deteriorate existing levels of service on some affected
roadways. As discussed in the Program EIR, Tassajara Road will be widened by the developer and other
developers or the City to four- or six-lanes between Fallon Road and North Dublin Ranch Drive. If the City
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implements this improvement, the developer will be required to pay the project's fair-share of the cost of the
improvement. Additionally, the developer will be required to the project's fair-share toward improvements at
the 1-580/Tassajara Road interchange. This will mitigate the traffic impacts of this project. As stated above, the
230 dwelling unit development is significantly less than the 369 dwelling unit development allowed on the site
than the Eastern Dublin Specific Plan. This impact was also addressed in the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan.
b) Exceed, either individually or cumulatively, a level of service standard established by the
county congestion management agency for designated roads or highways? LS, as referenced in the
Program EIR for the East Dublin General Plan Amendment and Specific Plan. TJKM has found
that the project will not result in level of service standards exceeding LOS D, the maximum LOS
permitted by the City. This impact was also addressed in the Program EIR for the Eastern Dublin
General Plan Amendment and Specific Plan.
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? NI, beyond those examined in the
Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is not
sited near an airport. This impact was also addressed in the Program EIR for the Eastern Dublin
General Plan Amendment and Specific Plan.
d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections). LS,
as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. There are
not design features of the project that would increase hazards.
e) Result in inadequate emergency access? LS, as referenced in the Program EIR for the East Dublin
General Plan Amendment and Specific Plan. Adequate access to the development will be provided via
Interstate 580, Tassajara Road and Fallon Road. These roadways provide adequate emergency access for the
region. The development of 230 dwelling units will not result in inadequate emergency access to these
roadways because it will be responsible for the widening of Tassajara Road and Fallon Road where it fronts on
them.
f) Result in inadequate parking capacity? LS, as referenced in the Program EIR for the East Dublin General
Plan Amendment and Specific Plan. A single-family residential development project will provide sufficient
parking and will not result in inadequate parking capacity.
g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus
turnouts, bicycle racks)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment
and Specific Plan. Bus turnouts will provided along the Tassajara Road and Fallon Road to the satisfaction of
WHEELS.
XVI. UTILITIES AND SERVICE SYSTEMS --
Environmental Setting
The project site is served by the following service providers:
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Electrical and natural gas power: Pacific Gas and Electric Company
· Communications: Pacific Bell
· Water supply and sewage treatment: Dublin San Ramon Services District
· Storm drainage: City of Dublin
· Solid waste disposal: Dublin-Livermore Disposal Company
· Cable Television: TCI
Proiect Impacts
Would the project:
a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? LS,
as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Sewer
services are provided to the development by DSRSD. Untreated effluent would be transported to DSRSD's
Regional Treatment Plant in Pleasanton for treatment prior to being discharged into the East Bay Discharge
Authority's outfall line for eventual disposal into San Francisco Bay. DSRSD officials indicate that adequate
capacity exists within the regional treatment facility to accommodate this project. The project proposes 230
dwelling units rather than the 369 units permitted by the Eastern Dublin Specific Plan. This will result in less
use of water and generation of wastewater than addressed in the Program EIR for the Eastern Dublin General
Plan Amendment and Specific Plan.
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? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and
Specific Plan. Water and wastewater services are provided to the development by the Dublin San
Ramon Services District (DSRSD). As stated above, the project proposes 230 dwelling units rather
than the 369 units permitted by the Eastern Dublin Specific Plan. This will result in less use of
water and generation of wastewater than addressed in the Program EIR for the Eastern Dublin
General Plan Amendment and Specific Plan. No expansion of facilities will be required because of
this project.
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? LS, as
referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. As
stated above, the project proposes 230 dwelling units rather than the 369 units permitted by the
Eastern Dublin Specific Plan. This will result in less storm water drainage than addressed in the
Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. No expansion of
facilities will be required than that permitted or required by the Eastern Dublin Specific Plan.
d) Have sufficient water supplies available to serve the project from existing entitlements and
resources, or are new or expanded entitlements needed? NI, beyond those examined in the Program
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EIR for the East Dublin General Plan Amendment and Specific Plan. DSRSD will provide a "Will
Serve" letter stating that Zone 7 has sufficient water supplies to serve development prior to
submittal of the project to the City Council. This impact was also addressed in the Program EIR for
the Eastern Dublin General Plan Amendment and Specific Plan.
e) Result in a determination by the wastewater treatment provider that serves or may serve the
project that it has adequate capacity to serve the project's projected demand in addition to the
provider's existing commitments? NI, beyond those examined in the Program EIR for the East
Dublin General Plan Amendment and Specific Plan. DSRSD has sufficient wastewater capacity to
serve the development. This impact was also addressed in the Program EIR for the Eastern Dublin
General Plan Amendment and Specific Plan.
f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid
waste disposal needs? NI, beyond those examined in the Program EIR for the East Dublin General
Plan Amendment and Specific Plan. The City of Dublin contracts with Livermore-Dublin Disposal
Company to collect solid waste from households and businesses and transport it to the Altamont
Landfill located in eastern Alameda County. The landfill currently has an anticipated capacity until
the year 2005 and plans are underway to extend landfill capacity for an additional 50 years.
g) Comply with federal, state, and local statutes and regulations related to solid waste? NI,
beyond those examined in the Program EIR for the East Dublin General Plan Amendment and
Specific Plan. The Livermore-Dublin Disposal Company will ensure that all federal, state and local
statutes and regulations related to solid waste are met.
XVII. 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 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? NI, beyond those examined in the Program EIR
for the East Dublin General Plan Amendment and Specific Plan. The preceding analysis indicates
that the proposed project will not have a significant adverse impact on overall environmental
quality, including biological resources or cultural resources. The impacts addressed in this Initial
Study were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment
and Specific Plan.
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. LS, beyond those examined in the Program EIR for the East
Dublin General Plan Amendment and Specific Plan. Although incremental increases in certain
areas can be expected as a result of constructing this project, including minor additional traffic air
emissions, sufficient capacity exists within service systems to support the proposed development.
The impacts addressed in this Initial Study were also addressed in the Program EIR for the Eastern
Dublin General Plan Amendment and Specific Plan.
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c) Does the project have environmental effects that will cause substantial adverse effects on human
beings, either directly or indirectly? NI, beyond those examined in the Program EIR for the East
Dublin General Plan Amendment and Specific Plan. Due to project design and site characteristics,
the residential development proposed will involve no impacts that would adversely effect human
beings, either directly or indirectly. The impacts addressed in this Initial Study were also
addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan.
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