HomeMy WebLinkAbout02-024 PinnBrthrs/Silvera 7/9/02 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: July 9, 2002
SUBJECT:
PA 02-024 Pinn Brothers Construction, Inc. - Silveria/Haight/Nielsen
Properties - Planned Development Prezoning and Stage 1 Development
Plan
Janet Harbin, Senior Planner ~
Prepared
by
ATTACHMENTS:
1. Resolution recommending City Council adopt the Ordinance
approving the Planned Development Prezoning and Stage 1
Development Plan
2. Stage 1 Development Plan, Silveria/Haight/Nielsen Properties dated
June 14, 2002
3. Initial Study
BACKGROUND ATTACHMENTS (by Reference):
4. Dublin General Plan
5. Eastern Dublin Specific Plan Map
6. Eastern Dublin Scenic Corridor Policies and Standards
7. EIR for Eastern Dublin Specific Plan and General Plan Amendment
(including Addendum date May 4, 1993) SCH# 91103064; and
Addendum dated August 22, 1994
8. City Council Resolution Certifying Eastern Dublin Specific Plan and
General Plan Amendment Program EIR (Resolution #51-93)
9. 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)
10. Mitigation Monitoring Program ("Matrix") for EDSP EIR
RECOMMENDATON:
1. Open public hearing and hear Staff presentation.
2 Take testimony from the Applicant and the public.
3. Question Staff, Applicant and the public.
4. Close public hearing and deliberate.
5 Adopt Resolution recommending City Council adopt the Ordinance
approving the Planned Development Prezoning and Stage 1
Development Plan (Attachment 1)
COPIES TO: Applicant
Property Owners
PA file
ITEM NO. 8.2
PROJECT DESCRIPTION:
The proposed project consists of a Planned Development Prezoning and Stage I Development Plan for 259
multi-family and 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 ora county island. The City Council will consider the request to
enter into an annexation agreement with the project proponent along with the prezoning upon recommendation
by the Planning Commission.
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.
Previous Planning Commission Action: On July 10, 2001, the Planning Commission considered a proposal
for a Planned Development Prezoning and Stage 1 Development Plan for the subject properties and
recommended the project to the City Council for approval. At that time, the project proponent was SummerHill
Homes and 230 single-family dwelling units were proposed for development on the properties. Prior to City
Council consideration of the prezoning and annexation agreement request, SummerHill Homes withdrew the
proposed project. Pinn Brothers Construction, Inc. now has an option on the properties and is proposing a
similar development project with changes to the residential density mix and the total number of units, but which
is still consistent with the General Plan and Specific Plan designations for the site.
As it has been a year since the Planning Commission recommended the original proposal for the properties to
the City Council and the project proponent has changed, the Pinn Brothers' proposal is analyzed in this agenda
report for referral to the City Council.
Annexation. The project site is currently within unincorporated portion of Alameda County. In order for the
project to come under the jurisdiction of the City of Dublin, and to receive urban services from the Dublin San
Ramun Services District (DSRSD), annexation of the site to the City and to DSRSD must be approved by the
Alameda County Local Area Formation Commission (LAFCo), which is a State mandated local agency that
oversees boundary changes to cities and special districts, the formation of new agencies including incorporation
of new cities, and the consolidation of existing agencies. LAFCo requires that a city prezone an area proposed
for annexation, and that prezoning must be consistent with the approved General Plan and Specific Plan uses for
the property. The PD Prezoning proposed for the Pinn Brothers' project would address this requirement, and
would establish the appropriate land uses to be in effect at the time the project site becomes a part of the city.
(See below.)
A Pre-Annexation Agreement between the City and the applicant will accompany this PD Prezoning and Stage
1 Development Plan application to the City Council. Prezoning ora property, such as proposed by this Stage 1
Planned Development zoning application, is required by LAFCO before a project can be considered for
annexation. The property immediately to the south of the project area, the Quarry Lane School property, was
annexed into the City in 2000, and the design of the expanded school facility is currently undergoing Staff-level
Site Development Review.
LAFCO has established spheres of influence for the City and DSRSD. A "Sphere of Influence" is the probable
physical boundary and service area that a local governmental agency is expected to serve in the future.
2
Establishment of this boundary is necessary to determine which governmental agencies can provide services in
the most efficient way to the people and property in any given area. The entire Project area is within the sphere
of influence (SOl) of Dublin and has been since LAFCo originally established the eastern SOI boundary for the
Cily in 1983. The project area is also with the SOI for Dublin San Ramon Services District (DSRSD), and the
district has agreed to serve the project area. DSRSD would provide water, recycled water and wastewater
services to the annexation area. Some infrastructure would need to be extended from Tassajara Road (south of
existing city limits) to service the project area. Capacity to provide all services to the annexation area either
currently exists, is scheduled through contract to be provided in the future, or will be available as soon as
funding from the developer is provided. The proposed annexation is appropriate, as it implements Dublin's
extensive planning for the area, is contiguous with the Dublin City limits, and would provide for the logical and
orderly extension of urban services to the eastern portion of Dublin.
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 maximum 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~Iaight~Nielsen Properties (Pinn Brothers) 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 two phases: The first phase consists of approximately 209 Medium
High and Medium Density Residential dwelling units south of Fallon Road on approximately 33 acres
and one existing rural residence on the Nielsen property. The second phase of development consists of
approximately 50 Single Family Residential dwelling units on approximately 59 acres north of Fallon
Road. The remaining acreage on the properties would remain undeveloped and rural in character. These
phases would be developed after Zone 3 water becomes available (see page 20 of the Stage 1
Development Plan, Attachment 2). Both phases of the project will be designated Planned Development
3
(PD) District - Residential. Except as specifically modified by the provisions of this PD District/Stage 1
Development Plan, the use, development, improvement and maintenance of property within this PD
District shall be subject to the provisions of the City of Dublin Zoning Ordinance.
Statement of Proposed Uses. Both phases of the project permit development of residential dwelling
units. During Phase 1, residential units of varying densities would be developed. When the extension of
water service infrastructure for Zone 3 becomes available, Phase 2 of the development plan would allow
construction &single-family residential units. No other uses would be established by Conditional Use
Permit in either phase.
Stage 1 Site Plan. The Stage 1 Site Plan is shown on Page 19 of the Stage 1 Development Plan -
Silveria, Halght and Nielsen Properties, Attachment 2, provided by Pinn Brothers Construction, Inc.
The Stage 1 Site Plan is a generalized, schematic depiction of the location of the proposed residential
densities on the site. Minor adjustments to land use boundaries, roadway alignments, exact dwelling
unit count and type, and a more precise lotting pattern will be developed at the subsequent PD
District/Stage 2 Development Plan based on the topography and environmental conditions of the
properties. Precise roadway and infrastructure improvements will also be determined at the Stage 2
Development Plan.
Site Area, Proposed Densities, Size, Area, And Phasing Plan. The following table stmunarizes this
information:
PHASE PROPOSED LAND USE DENSITY ACREAGE ± UNITS
NUMBER (Dwelling units per (Not including
acre) Tassajara Road or
Fallon Road)
1 Medium Density Residential 6.7 16.7 112
South of
Fallon Road Medium High Density
Residential 15.0 6.4 96
Rural Residential .1 10.0 1
(Existing Nielsen
Residence)
2 Single Family 3.9 12.8 50
North of Residential
Fallon Road
Remaining Undeveloped/Rural Residential 0 59.8 0
acreage
TOTAL 105. 7 259 ,
Master Neighborhood Landscaping Plan (Conceptual Landscape Plan). This conceptual plan is shown
on Page 22 of Attachment 2, and is a preliminary plan only which will be further refined at Stage 2 of
the Planned Development zoning process.
4
General Plan Consistency.
Phase 1 - South of Fallon Road. The proposed PD -Residential development of ?base 1 south of
Fallon Road is consistent with the Rural Residential, 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). Development is
proposed at.10 dwelling unit per acre for the Rural Residential portion with the existing Nielsen
residence, at 6.7 dwelling units per acre for the Medium Density Residential portion, and at 15 dwelling
units per acre for the Medium-High Density Residential area:
Rural Residential (1.0 dwelling trait per 100 acres)
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 - North of Fallon Road. The proposed PD -Residential development of Phase 2 north of
Fallon Road is consistent with the Rural Residential and Single Family Residential designations of the
Dublin General Plan because the number of residences provided in this area would be within the range
for the number of units allowed in this portion of the Specific Plan area under the General Plan
designation, the plan would be consistent with the land use designations shown below. Development is
proposed at 3.9 dwelling units per acre for the Single Family Residential, rather than at higher densities
within the allowed range due to physical site constraints and steep slopes on the property. No additional
dwelling units are proposed for development in the Rural Residential portion of this phase due to the
physical site constraints:
Rural Residential (1.0 dwelling unit per 100 acres)
Single-Family Residential (0.9 - 6.0 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. The regulations recently adopted by the
City Council require new residential projects to provide 12.5% of the total number of dwelling units
with the development as affordable units. The City Council may authorize that fees in-lieu of
construction can be paid for 40% of the required units.
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.
Consistency with General Plan. The proposed development is consistent with the Dublin General Plan and
the Eastern Dublin Specific Plan. The project proposes 259 dwelling units, which is within the overall range of
226 to 515 dwelling units allowed by the plan designations on the property. The following table summarizes the
General Plan land use designations and permitted density ranges, the range in number of units allowed by the
East Dublin Specific Plan, and the number of multi-family and single-family dwelling units being proposed for
each plan designation by the proposed project:
GENERAL PLAN LAND USE PROPOSED PROPOSED PROPOSED EAST
DESIGNATION DENSITY (Average ACREAGE ± NUMBER DUBLIN
dwelling units per OF UNITS SPECIFIC
acre) PLAN
(Allo~ved
Units)
Rural Residential (ldu/100 acre) .02 52.7 0 1
Rural Residential (1 du/100 acre) .10 10.0 1 1
(Existing)
Single Family Residential 3.9 12.8 50 7
0-6 du/acre)
Medium Density Residential 6.7 16.7 112 135-309
6-14 du/acre)
Medium High Density 15.0 6.4 96 82-152
Residential (14-25 du/acre)
Fassajara Road/Fallon Road 0 7.1 N/A N/A
~.O,W
FOTAL NEW UNITS 105.7 259 226-515
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.
Government Code section 65457 provides that any residential project that is consistent with a specific plan for
which an EIR has been certified is exempt from CEQA, unless a supplemental EIR is required. The City
prepared an Initial Study, dated June 12, 2001 and revised on June 28, 2002, for the project, to determine
whether there will be supplemental environmental impacts occurring as a result of this project beyond or
different from those already addressed in the Program EIR (see Initial Study, Attachment 3). This Initial Study
has resulted in the conclusion that the proposed project could not have a significant effect on the environment.
Zander Associates conducted reconnaissance-level surveys of the subject properties 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 and no habitat areas exist on the site
for the red-legged frog, tiger salamander, San Joaquin kit fox, or the golden eagle. Additionally, a follow-up
survey to determine the likelihood of red-legged frog dispersion habitat on the properties was completed in June
2002 and found that such habitat does not exist on these properties.
A Negative Declaration will not be prepared because the environmental impacts of this project were fully
addressed by the Final EIR for the Eastern Dublin General Plan Amendment, 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:
This application has been reviewed by the applicable City Departmems 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 Staffpresentation.
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 1 Development Plan for PA 02-024.
g:paO2024\PC-sr.doc
7
GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNERS:
LOCATION:
EXISTING ZONING:
GENERAL PLAN DESIGNATIONS:
SPECIFIC PLAN DESIGNATION:
ENVIRONMENTAL REVIEW:
Pinn Brothers Construction, Inc.
1475 S. Saratoga Ave., Suite 250
San Jose, CA 95129
Contact: Dale Garren, Vice President of Construction
Silveria Property - The Silveria Trust
Nielsen Property - Robert J. Nielsen, Jr.
Haight Property - Pamela Antrim
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. 02 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT THE ORDINANCE APPROVING
A PLANNED DEVELOPMENT (PD) PREZONING AND STAGE 1 DEVELOPMENT PLAN
FOR PA 02-024 PINN BROTHERS CONSTRUCTION, INC.
SILVERIA/HAIGHT/NIELSEN PROPERTIES
WHEREAS, Pirm Brothers Construction, Inc. has requested approval of a Planned
Development Prezoning and Stage 1 Development Plan for PA 02-024, the Pinn Brothers Construction,
Inc., Silveria/Haight/Nielsen Properties project on 105.7 acres for an approximately 259 dwelling unit
residential development, in the Eastern Dublin Specific Plan area; and
WHEREAS, the City Council did approve the Mitigated Negative Declaration and Mitigation
Monitoring Program (Resolution 00-06) and the related General Plan Amendment and Specific Plan
Amendment (Resolution 00-07) for the Eastern Dublin Specific Plan; and
WHEREAS, Applicant/Developer has submitted a complete application for a Stage 1 Planned
Development Prezoning and Development Plan dated June 14, 2002, as required by Section 8.32 of the
Zoning Ordinance, which is available and on file in the Community Development Department, Planning
Division; and
WHEREAS, pursuant to the Califomia Environmental Quality Act (CEQA), residential projects
that are consistent with a specific plan for which an EIR has been certified are exempt from CEQA unless
a supplemental EIR is otherwise required by CEQA(See Government Code section 65457). To determine
if there were any supplemental impacts that would require the preparation of a supplemental EIR, the City
prepared an Initial Study for the project in June 2001 and updated the Initial Study on June 28, 2002. The
Initial Study found 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 9, 2002;
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 Stage 1 Planned Development Prezoning and Development Plan for PA 02-024; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth; and
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Planned Development
Rezone:
ATTACHMENT
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 Pinn Brothers Construction, Inc., Silveria/Haight/Nielsen Properties project (PA 02-024)
that will create a desirable use of land and an environment that will be harmonious and compatible with
existing and potential development in 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 intended to conform with the City policies related to hillside development and to be designed to
minimally effect the existing topography and terrain of the site; 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 Prezoning and 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 Prezoning 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 consistent with, the total number of units allowed
within 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 Prezoning and Development Plan is consistent with
Chapter 8.32 of the City's Zoning Ordinance 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 Prezoning 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 Prezoning 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
2
8. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program serves 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
Prezoning and Development Plan for the project (PA 02-024, Pinn Brothers Construction, Inc.-
SilverioYHaight/Nielsen Properties) as set forth in Attachment 2 of the Staff report and attached hereto,
dated June 14, 2002, which constitutes regulations for the use, improvement, and maimenance of the
property.
PASSED, APPROVED AND ADOPTED this 9th day of July 2002.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Commission Chairperson
Planning Manager
g:\02024~PCResoPD 1.doc
Stage 1 Development Plan
Silveria, Haight and Nielsen Properties
Dublin, California
June 14, 2002
Pinn Brothers
_ AI'I'~6CI~MENT ~
Table of Contents
Silveria/Haight/Nielsen Property
East Dublin Specific Plan
Stage 1 Development Plan
June 14, 2002
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
June 14, 2002
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 read 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 259 units, including 1 existing
trait on the Nielsen Property.
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 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:l: Density Units Acres-q: Density Units
Medium High Density 6.4 15.0 96 6.1 14.1 - 25.0 86 - 152
Residential
Medium Density Residential 16.7 6.7 112 22.1 6.1 - 14.0 135 - 309
Single Family Residential 12.8 3.9 50 8.7 .9 - 6.0 7 - 52
Rural Residential* 52.7 0 0 56.2 .02 1
Rural Residential - Existing 10.0 0.1 1 10.0 0.1 1
Residence to Remain (Nielsen)
Tassajara Road/Fallon Road - 7.1
R.O.W.
TOTAL 105.7 259 103.1 230 - 515
*Includes area which was previously shown on the Eastern Dublin Specific Plan as Community
Park.
The Single Family Residential development "envelope" shown on the proposed plan has been
refined fi.om 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 fi.om 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:i: 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 1 submittal.
Phasing
The property will be developed in two phases. The first phase includes the residential areas
located south of Fallon Road. Phase 1 consists of approximately 33.1 acres of residential uses
and will contain approximately 209 housing un/ts. The development of Phase 1 is proposed to
begin in April 2003. Phase 1 also includes the Nielsen property which contains one rural
residence, which is proposed to remain.
The second phase of development consists of the single family residential area and rural
residential area north of Fallon Road. Phase 2 contains approximately 59.2 total acres with 50
single family residential units occupying approximately 12.8 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.
Phasing Plan
Phase Proposed Units Acreage ± Density
Land Use (Not including du/ac
Tassajara Road
nr I~nllnn Rnnd~
Phase 1 - April 2003 Medium High Density 96 6.4 15.0
Residential
Medium Density 112 16.7 6.7
Residential
Rural Residential I 10.0 0,1
(Existing
Nielsen
Residence)
,~ul~tntnl - Phaw ! 209 :~. !
Phase 2 - After Zone 3
Water Becomes
Available
Single Family Residential 50 12.8 3.9
Subtotal - Phase 2 50 12. 8
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 wherever 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.
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 Silveria/Lin property line, 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 along Fallon Road to the southerly property line of the Silveria Property.
Development in Phase 2 located within 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
Sanita~ 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 fn'st 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 Conidors by the City of
Dublin. Both of these roads traverse the project site. To guide development that may be visible
fi-om 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, 52.7 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 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 wildlife 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 52.7 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 regulations. These
regulations require that new residential development projects construct 12.5% of the total
number of dwelling units within the development as affordable units. However, the regulations
allow for the City Council to permit the developer to pay a fee in lieu of coustructing up to 40%
of the required affordable units. For this project, the applicant proposes to construct 26
affordable units within the Medium High Density Residential (Condo) area. These 26 units
account for 9.9% of the total number of units within the project area. The remaining percentage
of the affordable housing requirement will be met by payment of in lieu fees.
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.
SnmmerHill 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 thc 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 the existing Fallon Road, divides thc
property into two portions east of Tassajara Road. The property is bounded on the south
by thc Lin property (Dublin Ranch) which is being developed as a residential use; the
property to thc cast 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 thc 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. The 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
are 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 proposed project development includes a 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 the
Tassajara Hills. The project site has slopes which range fi.om 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 flatter
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 wherever possible,
development is 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 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. The proposed Planned Development
District Zoning for the site will provide maximum flexibility and diversification in the
development of the project consistent with, and in furtherance of, the provisions of the
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 safer3' of persons residing or
working in the vieinity~ or be detrimental to the public health~ safety and welfare.
The proposal is consistent with the East Dublin Specific Plan policies and the City's
zoning ordinances enacted for the public health, safety and welfare. The Specific Plan has
designated those areas within the Specific Plan with the highest landslide potential and the
least possibility of cost effective remediation 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 the Specific Plan to insure that hazardous
hillside conditions are avoided or remedied. A large portion of thc project site, 62.7 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 resoume 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. Thc 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 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 project satisfies the purpose and intent of Chapter 8.32 "Planned Development"
of the Municipal Code as follows:
(1) 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 a density range of 230 to
470 residential units (including the Nielsen Parcel) on the site, the project applicant
proposes the construction of approximately 258 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 infi'astructure for this development in conformance with the Specific Plan
(8.32.010(F));
G:k~.dmin,Oeh~2\021031 \pmj~Ld~: wpd -9=
(6) Through the use of Planned Development District zoning, the project will be designed
to address the uniqueness of the Specific Plan area, taking into account the proximity
of the ridgelands. 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)(H));
(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
CRy Offices, 109 Civic ~laza,
S~ptember 29, 2000
Mr. Craig Champion
SummerHill Homes
777 Califoraia Aventm
Palo Alto, CA 94304
Dublin, Callfomia 94.~68
SUBJECT: Paridands
De~ Mr Cham_pion
~Tl~s!.ctt~ is a follow-up to ou~'.co~versati,o,n of September 27, 2000 regarding
aveana Ftoperty. Thc portion of the $ilveria property that is designated P~
Recreation - Community Park is not suitable for community park pttrpose, s.
steep for community park purposes and may contain resource values that would
compatible with parkland uses. Similar lands in Dublin Ranch immediately to
~imtlar in_nature and are proposed to be used for environmental mitigation oumo
wart, Director of the Department o£Parks and Community
dedicatiort of these lands for parldand proposes in.liekl ;£1~dag parld~n'~ de"~dl' "~
acceptable to the City for the above reasons. The lands de~sig~__~ted Parks/Publio
Community Park should be placed in an open space easement and should be ova
maint~t-_ed by the Homeowner's A~sociaiion for the development.
If you have any questions regarding this project, please contact nm at (925) $33-~. 610.
D~is H. Caning, ton,
Senior Planar/Zoning Administrator
~kland issues on
WPublie
prope~y is ~oo
~ot be
B south are
,'es. Diane
aincd that the
tl~on fees is not
~ecreation -
~ and
Cc:p999032
O:p109032/parklandsletter
Administration (925)833-~50 · Oily Council (~25)'933,6605 · Roanee (92.6)83~,6640 · Building Inspe~tldn (925)83~.982.0
Code Enforcement (925) 933,6e20 · Eqgrneering (9~) 83a-seco , Parks & Cammunlty Sen, ieee !~)2.5) 833-6649
Economic Development (925) 8,.%~6650 . Police (9Rs) 833-6670 · Public Worka (925) 83~6,30
Communib/Development (92~) 833.6610 · Fire Prevention Bureau (925) 8~3.6606
- 3.
.... :.....~:, .:~ :.~ :, . . ..... ......,. .... ..,.~ ....... . .... ..... .....~ .._..........
' ~. :: ~.:.~..~ .... · -- ...': ..~.>.:..' ~..~."...:..¢~:..' .... : ."-.,'...',' .,...~x '*<:' ..:", '~' .......... :~'.~,'.-':::~',''......-'"' ' ............ -"-:-,..;~ ...-~'.~.:.-~:' -.'~..~. . .*,~:::
'q :.':~::~:~:~' '.':,'?'~:1':'~:~:2~~ '.''- "-' :."~:'"-.{;':~ ".:::.-"' .?'::? :~;: (. · ': .:.-.:.'~*~:~: · '. "~..:~ ' :' '5 ' - ' ' ". ~ "~:- ".~ ' ~ '%% '.'"' '"'. "- '. ~-.-.'-: .'-'.~.:..¥ '.;?: ':X: :. ' '.' '-".:'"'.~ :~..~[~:::-:"~ :.?
~ ....~. : : . .~ ;..::::, :. .... . ....... ..' :'.?.., :: . .. ... ..--" ..~ ' .......:'~: .._".~'..~:::::~5~:::;~'~;;~ ". { .x ~ ~'2'..'.';'..:'.X:'-;/.
~ · .;:..:,.:~..,....-..-, ~- .. '...'.~ '-....' . .. ; : ,. . ~...- ~.. /~. ........ ~ -......;:;~,-..y..,.~.~y :.-~-. . ... ....-.....-...
-13-
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
4
Silveria Ranch
Residence and Barns
Proposed Medium Density Area
Silveria Ranch
Proposed Medium Density in Foreground
Open Space in Distance
5
6
View Southwest from Open Space
Proposed Failon 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
siiveria, Haight &
Nielsen Prop~rNes
~uggerl -
ensen -
'1
t-
:/
Land Use Summary Table
Stage 1 Site Plan
Silveria, Haight & Nielsen Properties
Dublin, California
-19-
Phase
Stage 1 Phasing Plan
5ilveria, Haight & Nielsen Properties
Dublin, California
Stage 1 Phasing Pla.
5ilveria, tqaioht & Nielsen Properties
D~blin, California
ENTRY FEATURE WITH SPECIAL
LANDSCAPE FEATURES
, /
Conceptual Landscape Plan
Silveria, Haight & Nielsen Properties
Dublin, California
-22-
CITY OF DUBLIN
INITIAL STUDY
Pinn Brothers Construction, Inc. - Silveria/Haight/Nielsen Properties
Stage I Planned Development Prezoning/Development Plan and Annexation Agreement Request
6615 & 6833 Tassajara Road
Planning Application # 02-024
INTRODUCTION
This Initial Study has been prepared by the City of Dublin to assess whether the potential site-specific
environmental effects of the proposed Pinn Brothers Construction, Inc. - Silveria/HaighUNielsen Properties
Stage I Planned Development Prezoning/Development Plan and Annexation request 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
Govt. Code Section 65457 or Pub. Res. Code Section 21166. The analysis is intended to satisfy 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 form, as suggested by the Program EIR.
The proposed project consists of a Planned Development Prezoning Stage 1 Development Plan and Annexation
request for approximately 260 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 of a Stage I PD Prezoning and Development Plan and proposal for Annexation to
the City of Dublin for approximately 260 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. The proposed project
is located entirely within the East Dublin Specific Plan Area as adopted in October 1996 by the City of Dublin
City Council. The applicant intends to request annexation to the City of Dublin through LAFCO as the
property lies outside but contiguous with the incorporated City boundary.
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 of this Initial Study that would require further environmental review.
Dublin Community Development Department
Pinn Bros./Silveria et al Prezoning/Stage 1 Development Plan
PA 02-024
ATI'ACllMENT
Environmental Checklist Form
Initial Study
Project title: PA 02-024, Pinn Brothers Construction, Inc. - Silveria/Haight/Nielsen Properties Stage I
PD Prezoning/Development Plan and Annexation Agreement Request.
Lead agency name and address:
City of Dublin, 100 Civic Plaza, Dublin, Califomia, 94568
3. Contact person and phone number: Janet Harbin, Senior Planner, (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 (6615 & 6833 Tassajara
Road).
5. Assessors Parcel Number(s): 985-2-7-1,985-2-8-2, 985-2-9
Project sponsor's name and address:
Pinn Brothers Construction, Inc.
1475 S. Saratoga Ave., Suite 250
San Jose, CA 95129
Attn: Dale Garren
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, in conjunction with a
request to enter into an Annexation Agreement with the City to develop approximately 260 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 and the Quarry Lane private school on
undeveloped land. The lands to the west, north and east are undeveloped at the present time. Property
to the west across Tassajara Road is currently under review for a General Plan Amendment, Specific
Plan Amendment, and Prezoning for residential land use designation and annexation. Nearby properties
in Dublin Ranch, immediately to the south, are being developed for residential purposes at this time.
Dublin Community Development Department
Pinn Bros./Silveria et al Prezoning/Stage 1 Development Plan
PA 02-024
2
11. Other public agencies whose approval is required: Annexation request requires approval by LAFCO
to be finalized.
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
~BiologicalResources
Cultural Resources
~ Geology/Soils
~ Hazards & Hazardous Materials ~ Hydrology / Water Quality
~Land Use / Planning
~ Mineral Resources ~ Noise
~-~ Population / Housing
~ Public Services
~ Recreation
~-] Transportation/Traffic
~] Utilities / Service Systems
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 Resources 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
with an update (June 2002) prepared by Olberding Environmental, Inc.
Dublin Community Development Department
Pinn Bros./Silveria et al Prezoning/Stage 1 Development Plan
PA 02-024
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.
~ find that the could have effect the environment, because all
I
although
proposed
project
significant
a
on
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 ~oposed lffoject, nothing further is required.
f ,
Signature
Janet Harbin, Senior Planner
Printed name
June 28, 2002
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 mom "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
Dublin Community Development Department 4
Pinn Bros./Silveria et al Prezoning/Stage 1 Development Plan
PA 02-024
5)
6)
7)
8)
9)
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).
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,
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
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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? (Source: 2, 9)
c) Substantially degrade the existing visual character or
quality of the site and its surroundings? (Source: 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 Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
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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 ofpeople?(Source: 2, 3, 9)
IV. BIOLOGICAL RESOURCES --Would the project:
Potentially Less Than Less Than No
Significant Significant Significan' Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
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? (Source: 2, 3, 9,10)
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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 ofFish and Game or US Fish and Wildlife
Service? (Source: 2, 3, 9,10)
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, 9,10)
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, 9,10)
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance? (Source: 2, 3, 9,10)
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? (Source: 2, 3, 9,10)
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)
b) Cause a substantial adverse change in the significance
of an archaeological resource pursuant to § 15064.57
(Source: 2,3, 9)
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature? (Source: 2,3, 9
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Potentially Less Than Less Than No
Significant Significant Significanl Impact
Impact with Impact
Mitigation
Incorporation
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)
Potentially Less Than Less Than No
Significant Significant Significan! Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
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)
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)
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e) Have soils incapable of adequately supporting the
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? (Soume: 2, 3, 9)
b) Create a significant hazard to the public or the
enviromnent 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)
g) Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan? (Source: 2, 3, 9)
Potentially Less Than Less Than No
Significant Significant Significanl Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
X
X
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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: 2,3,9)
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 runoff 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)
f) Otherwise substantially degrade water quality?
(Source: 2, 3, 9)
Potentially Less Than Less Than No
Significant Significant Significaa Impacl
Impact with Impact
Mitigation
Incorporation
X
X
X
X
X
X
~X
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Potentially Less Than Less Than No
Significant Significant Significant Impact
Impact with Impact
Mitigation
Incorporation
X
X
X
X
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 of a 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: 1, 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
environmental 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:
a) Result in the loss of availability ora known mineral
resource that would be of value to the region and the
residents of the state? (Source: 2, 3, 9)
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)
Dublin Community Development Department
X
X
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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 groundbome 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? (Soume: 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: 1, 9)
XII. POPULATION AND HOUSING -
Would the project:
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)? (Source: 2, 3, 9)
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: I, 2, 3, 9)
Dublin Community Development Department
X
X
X
X
X
X
X
X
X
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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? (Soume: 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:
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)
X
X
X
X
X
X
X
X
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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 turnouts,
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? (Source: 2, 3, 9)
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed? (Source: 2, 3, 9)
X
X
X
X
X
X
X
X
X
X
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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? (Source: 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, 9,10)
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, 9,10)
c) Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly? (Source: 2,3,9)
X
Sources used to determine potential environmental impacts:
2.
3.
4.
5.
6.
7.
Determination based on location of project.
Site Visit
Determination based on Staff project 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).
Dublin Community Development Department
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9.
10.
Communication with appropriate City or Agency personnel.
Program EIR for East Dublin General Plan Amendment and Specific Plan (SCH# 91-103064) and addenda.
Biological Resources Assessment prepared by Zander Associates dated March 27, 2001, and updated
assessment for Potential Dispersal Corridors for Red-Legged Frog prepared by Olberding Environmental, In
dated June 18, 2002.
Dublin Community Development Department
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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 site is bounded on the west by Tassajara
Road, on the north by the undeveloped Mission Peak property, the east by the undeveloped Redgewick property
and to the south by the Lin (Dublin Ranch) and Quarry Lane School properties.
Attachment to Pinn Brothers Construction, Inc. - Silveria/Haight/Nielsen Properties
Stage 1 PD Prezoning/Development Plan & Annexation Request
Planning Application # 02-024
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 an 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 alignment, 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 further developed. The site is bounded on the west by
Tassajara Road, on the north by the Mission Peak Co. property, the east by the Redgewick property
and to the south by the Lin Dublin Ranch) and Quarry Lane School properties.
Both Fallon Road and Tassa ara 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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Project Impacts
Phase 1 of the Stage 1 Prezoning/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 208 units adjacent to the south side of the
Tassajara Road/Fallon Road intersection. Approximately 50 single-family residential units would
be clustered on the north side of the intersection to fit the terrain. 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 Prezoning/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, and will not affect habitat
area or dispersion habitat areas of the red-legged frog according to studies/surveys prepared for the
project site.
Impacts to scenic vistas will be minimal pursuant to project design which will be further refined at
the subsequent Stage 2 of the Development Plan. No scenic resources, significant vegetation or,
historic buildings will be impacted. Clustering of development with the contours of the site terrain
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.
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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
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.
IlL 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 ~alm conditions (the latter approximately 23
pement 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,
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nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the location of the proposed
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 acm 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 2,479 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 2,479 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 2,479 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
Silveria/Haight/Nielsen property in March 2001 to assess biological resources, primarily golden eagles, red-
legged frogs, tiger salamander and the San Joaquin kit fox, and potential habitat areas. 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, and
no biological resources or habitat areas exist on the site. The study determined that the development area is
outside the Golden Eagle Protection Zone. The project proposes no development within 100 feet of riparian
vegetation or pools on the neighboring property to the south of the project site. Additionally, an updated
assessment was prepared by Olberding Environmental, Inc. in June 2002 which determined that no potential
dispersal habitat for the red-legged frog exists on the subject properties. 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
Them 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 of Fish 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, February 2001, and June 2002.
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
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Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and
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 according to surveys completed by wildlife biologists.
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 resoumes 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 remain, 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 resources 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
Amendment and Specific Plan. These impacts were also addressed in the Program EIR for the
Eastern Dublin General Plan Amendment and Specific Plan.
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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 Eastem 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.
Project 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.
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
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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
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.
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VII. HAZARDS AND HAZARDOUS MATERIALS
Environmental 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
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.
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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. HYDROLOGY AND WATER QUALITY
Environmental Setting
No surface water exists on the site. All runoff in 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.
Project 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
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
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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 Eastern Dublin General Plan Amendment and Specific Plan.
e) Would the project creute or contribute runoff water which would exceed the capacity of
existing or planned stormwater drainage systems or provide substantial additional soumes 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
runoff 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.
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.
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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 106 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 High Density
Residential. The proposed development is consistent with those land use designations by proposing
to develop approximately 208 new Medium Density and Medium High Density residential units,
and approximately 50 new Single Family residential units.
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.
Project 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.
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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.
Project 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 groundbome 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
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 of a 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.
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XII. POPULATION AND HOUSING
Environmental Setting
The city population as of January 1, 2001 was estimated by the State Department of Finance to be 32,570.
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 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
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.
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· 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 ora 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.
Project 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 govemmental
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
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 in the eastern Dublin
area to provide educational services for a residential development with 259 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 school impact mitigation
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
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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.
XIV. RECREATION
Environmental Setting
City parks closest to the project site include Emerald Glen Park and the Dublin Sports Grounds.
Prqject 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
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
Enviromnental Setting
The project is served by Interstate 580, Tassajara Road and Fallon Road. The project proposes
approximately 259 dwelling units in a development area that is allowed 372 dwelling units by the
Eastern Dublin Specific Plan at the mid-point of the density range. A Traffic Study was performed
for this project by TJKM, transportation consultants in July 1999, and revised in October 2000.
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 units (39) proposed by the currently
project proposal would increase the number of daily trips during each time period up to a total of
2,479 daily trips. At the Stage 2 Development Plan phase, an updated traffic analysis will be
required to ensure that all necessary mitigation measures are incorporated in the project, and
adequate traffic mitigation fees are assessed.
As the Eastern Dublin Specific Plan and the related Program EIR for the Eastern Dublin General
Plan Amendment and Specific Plan evaluated the traffic impacts of a development on the project
site of up to approximately 372 dwelling units, the traffic generated by the Pinn Brothers project
would be less than considered in the original plan. 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
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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.
Project 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
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
259 dwelling unit development is significantly less than the 372 dwelling unit development allowed on the site
than the Eastern Dublin Specific Plan. This impact was also addressed in the Program EIR for the Eastem
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)
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.
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Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections). LS,
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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. Emergency access to the site will also be further evaluated at the next stage of the Development Plan
process when the specific location of the individual lots is known. The development of 259 dwelling units will
not result in inadequate emergency access to these roadways because it will be responsible for adequate
improvements on Tassajara Road and Fallon Road along the roadway frontages.
f) Result in inadequate parking capacity? LS, as referenced in the Program EIR for the East Dublin General
Plan Amendment and Specific Plan. The multi-family and single-family residential development project will be
required to provide sufficient parking on site for each unit 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:
· 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
Project 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 259
dwelling units rather than the 372 units permitted by the Eastern Dublin Specific Plan. This will result in less
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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 259 dwelling units rather
than the 372 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 259 dwelling units rather than the 372 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
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.
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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.
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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