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HomeMy WebLinkAbout00-003 EmrldGlnVllgCntr07-11-2000AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: July 11, 2000 SUBJECT: PUBLIC HEARING PA 00-003 Emerald Glen Village Center, Planned Development Rezone /Development Plan, Site Development Review, Tentative Parcel Map and Master Sign Program Site Carsrl~~~~ /ooge ~ -~ ATTACHMENTS: 1~ Development Review (Report Prepazed by: Anne Kinney, Associate Planner) 13 2 70 3. ~. ~ 4. 130 5, Draft Resolution recommending City Council adopt a Mitigated Negative Declazation and Mitigation Monitoring Program Draft Resolution recommending City Council approve a Planned Development (PD) Rezone/Development Plan (with Development Plan attached as Exhibits A-1 and A-2) Draft Resolution approving the Site Development Review, Tentative Parcel Map and Master Sign Program Site Development Review (with Public Works Standard Conditions of Approval attached as Attachment A) Tentative Pazcel Map Proposed Ordinance approving a Planned Development Rezone and Development Plan 13y 6. Master Sign Program I S o 7. Initial Study/Mitigated Negative Declaration ~ 3 q 8. Mitigation Monitoring Program zy~ 9. Applicant's written Statement z4y 10. Pazking Study and Applicant letter dated June 28, 2000 RECOMMENDATION: I . Heaz Staff Presentation 2. Open Public Hearing 3. Heaz Applicant's Presentation 4. Question Staff, Applicant and the Public 5. Close Public Hearing 6. Deliberate 7. Adopt Resolution (Attachment 1) recommending City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program 8. Adopt Resolution (Attachment 2) recommending City Council approve a Planned Development (PD) Rezone/Development Plan (with Development Plan attached as Exhibits A-] and A-2), and 9. Adopt Resolution (Attachment 3) approving the Site Development Review, Tentative Parcel Map and Master Sign Program Site Development Review ITEM NO. ~ ' I COPIES TO: The Applicant The Property Owner PA file PROJECT DESCRIPTION: The proposed project is a mixed-use development including 134, 025 squaze foot neighborhood shopping center, 390 multi-family apartment units, structured and surface parking, landscaping and related improvements. The application includes a Planned Development (PD) Rezone /Development Plan, Site Development Review, Tentative Parcel Map and Master Sign Program Site Development Review. A Development Agreement is also required prior to approval of the Final Map. Additional descriptions of the proposed development concept are contained in the proposed development plan included as Attachment 2 (Exhibits A-] & A-2) and the applicant's statement included as Attachment 9 to this staff report. A model of the proposed development, material and color boazd will be presented at the Planning Commission meeting. BACKGROUND: The project site is located at the northwest corner of Dublin Boulevazd and Tassajaza Road within the Eastern Dublin Specific Plan area. The Specific Plan was adopted by the City of Dublin in January of 1994, for the purpose of guiding future growth in the eastern portions of the City and established land use designations for approximately 3,300 acres of land east of the Camp Parks Military Reserve. The project site was given a land use designation of "General Commercial" in the Specific Plan. The property is located in an area previously know as the Santa Rita Property, a 600-acre property declared surplus by Alameda County. This azea is currently being developed with a mix of retail, commercial, office and residential uses. ANALYSIS: Project site and surrounding uses: The 19-acre project site is rectangular in shape and is bounded by Tassajara Road, Dublin Boulevard, future Central Parkway and Glynnis Rose (formerly Park) Drive. Surrounding land uses include a 50 acre Community Park which is currently under construction to the north of the site. To the west, a single-family /townhouse residential project (by Toll Brothers) and to the south, a corporate center involving four office buildings are currently under construction. Vacant land across Tassajara Road to the east is proposed for future General Commercial land uses. The site topography is flat, with a gentle slope form north to south and is generally vacant with the exception of the south and western portions of the property. These portions of the site aze currently being used as a sales office and staging azea for the construction and sale of the adjacent residential units and road improvement projects. Project concept: The proposed development consists of four one-story commercial structures (totaling 121, 475 square feet) located on the southern portion of the property; apedestrian-orientated area located at the center of the project, consisting of wide sidewalks and an open plaza azea with seating, an art feature and enriched landscaping; afour-story apartment building would also be located at the center of the project and would be developed with 12,500 squaze feet of ground floor retail uses and ninety-one units in the upper second, third and fourth floors; and the remaining residential units (299) would be located on the northern portion of the site in four four-story buildings arranged around three courtyards and a central parking structure. The commercial development would include a grocery store, drug store, restaurants and other retail and food uses. The development envisions an integrated, pedestrian-oriented mixed-use village. The development concept is further depicted in the Development Plan, attached as Exhibits A-1 and A-2. Planned Development Rezone Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development District and requires that a Development Plan shall be adopted to establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District. The applicant is applying for a Stage 1 and 2 Development Plan for the subject site in accordance with the City's Zoning Ordinance. A Development Plan has been prepared for the Emerald Glen Village Center, depicting development concept and addressing the requirements of the Zoning Ordinance. The proposed Development Plan is attached and consists of: Exhibit A-1, the Planned Development Provisions (including permitted and conditional uses and development regulations) and Exhibit A-2, the applicants proposed site, architectural, landscape and other plans. Consistency with General Plan and Eastern Dublin Specific Plan: The Eastern Dublin Specific Plan Specific /General Plan designation for the property is General Commercial. The Development Plan proposes amixed-use project consisting of apartment units and a neighborhood shopping center and is consistent with this designation, and the policies and intent of the Eastern Dublin Specific Plan and Dublin General Plan. The Specific Plan encourages mixed-use development within areas designated for General Commercial uses that contribute to the social, cultural and economic vitality of the commercial district. The Eastem Dublin Specific Plan supports mixed-use development as a means of reducing auto traffic, efficiently using developable land and creating a vital retail environment. The project would locate stores and services in close proximity to a residential complex, thereby promoting pedestrian activity and reducing dependence on the automobile. At the junction of the commercial and residential portions of the project, apedestrian-oriented area is proposed, consisting of ground-floor retail uses and second, third and fourth floor apartments. The area denoted as the `Avenue' on the development plans would be designed with seating and plaza areas. The City Council in August 1998, amended the text of the Eastem Dublin Specific Plan to add Action Program 4J(a) to "limit land uses on the site to Neighborhood Commercial uses, to assist in ensuring the uses in the Town Center-Commercial development are economically viable". In accordance with the amended Specific Plan, the shopping center is intended to serve the retail needs of the growing population in eastem Dublin. Future tenants will include a grocery and drug stores and other retail and food uses. The base zoning for the site is a combination of Neighborhood Commercial (CN) and Multi- Family Residential (RM). The Development Plan proposes the development of 390 apartment units on the property. The City Council has previously approved changes in the location and density of residential uses within the Santa Rita Property. However, the pattern and density of residential uses remains substantially similar to that anticipated in the Specific Plan. The overall number of dwellings units within the Santa Rita Property, including those proposed for Emerald Glen Village Center is the same as that approved by the Eastern Dublin Specific Plan. Site Develoument Review Site Development Review is required for the proposed development. The purpose of the Site Development Review process is to promote orderly, attractive, and harmonious site and structural development. It addresses building location, architectural and landscape design and theme, vehicular and pedestrian access, on-site circulation, parking, and traffic impacts. A project site plan, floor plan, landscape plan, and building elevations are located in Exhibit A-2. Site Plan: The project site is rectangulaz in shape and is bounded by roadways. The site plan indicates that the primary commercial building would be located on the southern portion of the site parallel to Glynnis Rose Drive. This one-story commercial structure would be divided into four tenant spaces (totaling 94,400 square feet) with the primary building entrances facing Tassajaza Road. This space would accommodate a future grocery/drug store and smaller retail uses. The surface parking would be primarily arrayed in front of the building to the east. A pad building (8, 500 squaze feet) would be located on the corner of Tassajara Road and Dublin Boulevazd with two additional buildings and a kiosk area (18, 575 square feet) aligned with Tassajara Road and `The Avenue'. `The Avenue' is located at the center of the property, perpendicular to Tassajara Road and serves as the primary access to the development. `The Avenue' has been designed to be pedestrian-friendly with wide sidewalks, crosswalks and an open plaza at its west end. The plaza has been designed with seating, enriched landscaping and an art feature. The north side of `the Avenue' would be developed with ground floor retail uses (12,550 square feet) and ninety-one residential units in the upper three stories. The primary truck loading and service area for the grocery/drug store would be screened from adjacent streets and the residential development to the west by a combination solid fence/decorative trellis and extensive landscaping. The remaining residential units (299) would be located on the northern portion of the site in four four- story buildings arranged around three courtyards and a central four-story (with a 1 /4 fifth floor) parking structure. The apartments have eight different floor plans ranging from a junior one-bedroom unit up to two-bedroom /two bath units. Approximately 58% of the apartments are one-bedroom units and 15% of the apartments contain a den. All units include private patios or balcony decks which either front onto the surrounding roadways or the interior courtyards. Each courtyard would be extensively landscaped with a distinctive theme. The units are also wired with multiple phone/fax lines and high-speed internet access. The community would include arecreational/leasing office containing a fitness room, business center, conference facilities and outdoor pool area located at the northeast corner of the site. Architectural Design: The development has been designed using a mix of eclectic Mediterranean architectural details, reminiscent of European villages. The primary commercial building fagade is characterized by a series of tower elements placed in random pattern and parapet walls of varying heights finished with heavy molding caps punctuated with wood brackets. The stucco finished building(s) have been designed with a variety of elements to create visual interest including scoring, colored file accents, awnings and wood wall brackets. The tower elements have clay file hip roofs adding color and texture above the main structures. Trellised pergolas are used on both the front and the rear of the building to provide the feeling of covered walkways. Contoured ached openings or false opening accentuated by color changes provide additional articulation and interest along the building frontages. The proposed building colors consist of complementary rich earth tones typically used in European country architecture. The continual change of color along the building fapade highlights the building undulations and adds visual interest. The rear of the primary structure has been heavily treated with varying azchitectural elements to sofren the fapade to the Toll residences across Glynnis Rose Drive to the west. The individual "out buildings", kiosks and trash enclosures all incorporate the same architectural detailing as the primary building. The four-story apartment structures incorporate the same architectural elements as the commercial center to the south. The retail portion of the apartment building has been designed with a defined base element to set it apart from the residences above. The parapet walls have been finished with a heavy articulated cornice cap punctuated with wood bracketing in a similar manner to the commercial structure. The building fapade incorporates a variety of elements to break up the building mass including undulations in the building facade, use of color and tower elements with clay file hip roofs. Balconies are encapsulated by the building structure and do not project out from the main building. Awnings and foam banding is used to further accentuate the structure. The design of the residential buildings will complement but will not directly copy the commercial development to the south. The project should also integrate well with the Toll residences to the west. The overall architectural design of the commercial and residential portions of the project are well integrated visually and will present an attractive development with a high level of architectural embellishment. Access and Circulation: Primary access to the development would be provided via atwo-lane driveway known as `the Avenue' with secondary right in/out only access off of Dublin Boulevard, Glynnis Rose Drive and Tassajara Road. Access to the residential village would be restricted by three gated entries to the parking garage off of `The Avenue', Tassajara Road and resident only access off of Central Parkway. The Tassajara Road entrance would be characterized by embellished paving, and landscaping to create an attractive entry. Parking spaces for visitors to the leasing office would also be available at this location. In addition, an emergency access would be provided between building numbers 5 and 1 off of Glynnis Rose Drive. Pedestrian access to the residential units would be provided via a system of gated entries and walkways to the buildings. Direct access would also be provided from each garage level to the corresponding residential floor level. The site has been designed with a system of pedestrian walkways to provide access between the residences and the retail stores at the `Avenue' and direct access from each residential building to the surrounding sidewalks. The project utilizes various design features to encourage pedestrian access throughout the site. Elements include enhanced concrete pavement at drive aisle intersections, pedestrian walkways adjacent to landscape islands within the parking lot, widen sidewalks in front of retail stores and perimeter sidewalks along street frontages. In addition, enhanced pavement would be located west of the open plaza at `the Avenue' to provide a direct pedestrian link to Glynnis Rose Drive. Parking Issues: A total of 575 (including 9 spaces at the recreational building) surface parking and 713 garage spaces have been provided to serve the development. The spaces provided for the commercial portion of the development (566 spaces) meet the requirements of the City's parking ordinance. The Zoning Ordinance requires the provision of two parking spaces (one covered and one uncovered For unreserved /guest parking) per dwelling unit. To serve the residential portion of the project a total of 780 parking spaces would be needed. The project as proposed would supply on-site parking at a ratio of 1.85 spaces per dwelling unit or 722 spaces. Therefore, the project would lack 68 spaces. It has been City practice to allow a portion of the umeserved parking spaces for residential projects to be located on-street. Due to the peculiarities of this site, there is limited on-street parking available on Glynnis Rose Drive and Central Parkway and no on-street parking available on either Tassajara Road or Dublin Boulevazd. In addition, a City Park is located north of Central Pazkway and atownhouse/single family project is under construction west of Glynnis Rose Drive, the patrons of which will compete for limited on-street parking in the area. There is limited opportunity for the project to augment the proposed on-site parking with on-street pazking. The applicant has prepared a parking study to determine an appropriate parking ratio for the project. The study reviewed the current supply of parking stalls, current parking demand and availability of on- street parking at a number of apartment complexes in Dublin and Pleasanton. The study further analyzed parking demand on an hourly basis for both a shopping center and apartment complex. The study concluded that average parking demand at apartment communities would require l .68 spaces per dwelling unit. In addition, the study determined that pazking demand for apartments peaked at a different time of the day than shopping centers which would allow residents/visitors to utilize some of the retail surface spaces if necessary. A copy of the applicant's parking study and letter dated June 28, 2000 is attached to this staff report as Attachment 10. In accordance with the Zoning Ordinance, unreserved or guest parking should be provided within 150 feet of residential units. Therefore, only the units located within building number 4 and a portion of buildings 2 and 5 could avail of the convenience of parking within the retail area. It is staffs opinion that convenient parking for residential tenants/visitors should be provided both on-site and on the surrounding streets. However, given the peculiarities of the site, there is limited opportunity to augment the proposed number of on-site parking with on-street parking. Therefore, staff has required as a condition of project approval, that the applicant increase the number of on-site spaces available at the project in accordance with the City's regulations. At the public heazing on Julyl 1, 2000, the Planning Commission will be asked to consider the provision of parking at the project. If the Planning Commission determines that there is sufficient evidence to indicate that the proposed supply of parking at the project is appropriate, the Planned Development Regulations (Exhibit A-1), mitigation measure 3 (Attachment 8) and condition number 19 (Attachment 3) may be amended. Landscaping: Landscaping of the commercial portion of the project would include an attractive plaza area, as well as perimeter landscaping of the site, landscaping within the parking area, enhanced landscaping of the 'Avenue' and additional landscaping around the buildings. The plaza would be a focal point for pedestrian and retail activity of the center and would be located at the west end of the 'Avenue' between buildings R-2 and R-5. The plaza would feature enriched landscaping, ornamental tree plantings, seating azeas, decorative pavement and an art feature. The plaza area extends westwazds to provide a pedestrian link to Glynnis Rose Drive with flowering trees, trellis and entry features. The 'Avenue' has been designed with widen sidewalks, decorative pavement, specimen trees and enhanced landscaping. The rear of the primary commercial structure will be landscaped with dense vegetation, street trees and a combination solid wall/trellis to screen the view of the service area from Glynnis Rose Drive and adjacent residences. The design of the residential portion of the project provided the architect an opportunity to create three interior courtyards. The courtyards will be extensively landscaped with a distinctive theme to provide an attractive outdoor area for residents. The primary entrance to the complex at Tassajara Road features decorative pavement and embellished landscaping with flowering trees and color plantings. The landscape plan indicates that the comers of Glynnis Rose Drive and Dublin Boulevard, Dublin Boulevard and Tassajara Road and Tassajara Road and Central Parkway will feature special landscaping, water elements, decorative pavement and sculpture. Details of these elements are not included in this application. The overall landscape concept for the project is of high quality and will enhance the architectural treatment of the buildings. The plaza area will create a focal point for the mixed-use village and an amenity for both residents and visitors. A final detailed landscape plan shall be submitted for review and approval prior to issuance of a building permit. Noise/Nuisances: The close proximity of residential and commercial uses within Emerald Glen Village Center and the residential units to the west may create conflicts with regard to noise and other nuisances. A noise management plan has been prepared by Edward Pack and Associates, Acoustical Consultants to evaluate potential noise issues and recommend measures to reduce conflicts. A mitigation measure of the project requires that the delivery of goods and the collection of trash be restricted to between the hours of 7 a.m. and 10 p.m. to minimize impact affecting nearby residents. Refer to the Initial Study/ Mitigated Negative Declaration Attachment 7, page 42. The applicant has since requested that the hours be increased from 7 a.m. to 11 p.m. due to the requirements of a potential tenant of the Village. Staff requests that the Planning Commission review this request and amend the Mitigation Monitoring Program (Attachment 8) Measure lc accordingly. Tentative Parcel Map Approval of a parcel map (No. 7589) has been requested to subdivide the block formed by Central Parkway, Tassajara Road, Dublin Boulevard and Glynnis Rose Drive into three separate parcels of record. The purpose of the parcel map is to delete the existing property line between two existing parcels which comprise the subject site and subsequently to subdivide the property into three parcels for future sale or lease. Refer to Attachment 4 to this staff report. The proposed parcel map would create two separate parcels to accommodate the residential (including ground-floor retail) and commercial components of the project. The third parcel located at the south- east corner of the property would contain retail pad-building P-1. A condition of approval requires reciprocal access easements to be dedicated across all three parcels. Master Sien Program Site Development Review The applicant has also requested approval of a Master Sign Program for the Emerald Glen Village Center. This approval would cover all aspects of signage for both the commercial and residential elements of the Village Center including monument, wall-mounted and directional signage. The Master Sign Program, labeled "signage Guidelines" is attached to this staff report as Attachment 6. The "signage Guidelines" have been prepared by SGPA, the Architects of the commercial portion of the project. The "signage Guidelines" contain specific criteria for the design, size, location, material/colors of signs for Emerald Glen Village Center. The Guidelines are organized with specific criteria and information at the beginning of the document followed by a location map (refer to Attachment 6, Exhibit A) showing the placement of monument signage and exhibits (refer to Attachment 6, Exhibits B-R) detailing the design criteria for the wall and monument signs. In summary, signs for Emerald Glen Village Center are as follows: Monument Signs: The chart below summarizes the number and size of the signs proposed: Location Type of Sign Height of Sign Sign Type Exhibit Number Number (Sign Guidelines) of Signs Tassajara Road / "The Avenue" Project Entry Monument (incl. 15' Type A Exhibit B one tenant names/logos) Dublin Blvd. Multi-Tenant Identification 10' Type B-I Exhibit C one Monument Tassajara Road /Central Residential Monument 7' Type B-2 Exhibit D two Parkway, and Tassajara Road /entrance to apartment complex Internal, on "the Avenue" Directional /Informational 6'6" Type C Exhibit E one The monument signs have been designed to complement the architectural style, materials and colors of the project. Tenant names/logos located on project entry and multi-tenant monument signs are restricted in letter height and style. No signage is proposed along Glynnis Rose Drive to avoid any adverse impact on residential development to the west of the project In additional, minimal signage is proposed for the apartments at Emerald Glen with the exception of directional and project identification signs. Wal[ signs: In addition to these monument signs, wall signs would be permitted for all tenants within Emerald Glen Village Center. Wall signs would be permitted on the front elevations of buildings facing the center, Tassajara Road or Dublin Boulevard, however, no wall signs are permitted to be placed on the rear elevations of buildings facing Glynnis Rose Drive. Criteria for the quantity, location, size, content and material of wall signs is detailed in the "signage Guidelines" and is based on the size of the tenant and location within the center. Tenants located along the "Avenue" are limited in scale and size to be compatible with the pedestrian-oriented theme of the area. Similarly to the Signage Guidelines for the Entertainment Village at Hacienda Crossings, unique and creative signs are encouraged within the "Avenue". The proposed "Signage Guidelines" contain specific uniqueness criteria to provide direction to future tenants on what type of sign is encouraged (refer to page I8 of the guidelines). The "Avenue" is intended to be apedestrian-oriented area, where unique and creative signs should be encouraged. Based on the standards and uniqueness criteria in the guidelines, staff will review and approve building permits for signs when they are proposed. ENVIRONMENTAL REVIEW The 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 (Addenda to the EIR were also approved, dated May 4, 1993 and August 22, 1994). 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 several impacts, some of which relate to this project. The City also adopted a mitigation monitoring program, which included measures intended to reduce impacts from the development of Eastern Dublin area. These mitigation measures apply to project approvals and actions at various stages in the development process, and will be applied to this project as applicable. The timing of these mitigation measures is indicated in the City's EIR mitigation monitoring matrix (City Council Resolution # 53-93). An Initial Study was prepared for the project to determine if additional impacts would occur as a result of this project. The Initial Study identified noise and traffic issues, which caused the issuance of a Mitigated Negative Declaration. A 20-day public review period commenced June 7 and ended June 26, 2000. A Mitigated Negative Declaration has been prepared because the project will not have a significant effect on the environment. To date, one comment letter has been received from Dublin San Ramon Services District. The letter is attached as part of Attachment 7 and no response to this letter is necessary. A copy of the Initial Study/Mitigated Negative Declazation is included as Attachment 7. As a result of the review of the certified EIR and addenda, and the preparation of the Initial Study, it has been determined that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Study, the potential site- specific impacts of the project would be reduced to a level of insignificance and the proposed project will not have a significant effect on the environment. OTHER AGENCY/DEPARTMENT REVIEW The proposed project have been reviewed by the Building Department, the Public Works Department, Police Services and Alameda County Fire Department. The concerns raised are addressed in the conditions of approval for the Site Development Review, Tentative Pazcel Map and Master Sign Program Site Development Review permits as outlined in the draft resolution (Attachment 3). Draft Resolution (Attachment 3) consists of certain conditions of approval that Staff is recommending for this project to ensure that (1) City standards are maintained; (2) Policies and standards by certain outside agencies are met; and (3) Site specific compatibility and design issues are addressed and 4) to ensure that site specific mitigation measures and the mitigation measures of the FEIR are met. DEVELOPMENT AGREEMENT It is anticipated that the Development Agreement will be presented to the Planning Commission and City Council for consideration in August. For the purposes of this application, the Development Agreement is not being considered at this time. However, all approvals currently under consideration are subject to approval of the Development Agreement. CONCLUSIONS The project as conditioned is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and Dublin Zoning Ordinance. The proposed project will provide an attractive pedestrian-oriented mixed-use development which is compatible with other land uses in the immediate vicinity as well as transportation and service facilities in the area. RECOMMENDATION: Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt the following resolutions: Adopt Resolution (Attachment 1) recommending City Council adopt a Mitigated Negative Declazation and Mitigation Monitoring Program 2. Adopt Resolution (Attachment 2) approve a Planned Development (PD) Rezone/Development Plan (with Development Plans attached as Exhibits A-1 and A-2), and 3. Adopt Resolution (Attachment 3) approving the Site Development Review, Tentative Parcel Map and Master Sign Program Site Development Review GENERAL INFORMATION: PROPERTY OWNER: Alameda County Surplus Property Authority 224 West Winton Avenue, Room 151 Hayward, CA 94544 APPLICANT: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION: EASTERN DUBLIN SPECIFIC PLAN: Shea Properties 2155 Las Positas Court, Suite U Livermore, CA 94550 Northwest corner of Dublin Boulevazd and Tassajara Road APN: 986-0005-028 (a portion) and 986-0005-005 Planned Development General Commercial General Commercial PUBLIC NOTIFICATION: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the City has received no contact or objections from surrounding property owners regarding the current proposal. l0 RESOLUTION NO.00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR EMERALD GLEN VILLAGE CENTER (PA 00-003) WHEREAS, the applicant, Shea Properties has requested approval of a Planned Development Rezone / Development Plan, Site Development Review, Tentative Parcel Map, and Master Sign Program Site Development Review for Emerald Glen Village Center to allow the development of a new 134, 025 neighborhood shopping center, 390 multi-family apartment units, surface and structured parking, landscaping and re]ated improvements on approximately 19 acres of land generally located west of Tassajara Road and north of Dublin Boulevazd, within the Eastem Dublin Specific Plan azea (APN: 986- 0005-028 (a portion), 986-0005-005); and WHEREAS, the General Plan Amendment ("GPA") and Eastern Dublin Specific Plan ("EDSP") were adopted by the City in 1994; and WHEREAS, the EDSP provides more specific and detailed goals, policies and action programs for approximately 3313 acres within the GPA area neazest to the City on its Eastern side; and WHEREAS, a Program Environmental Impact Report ("Program EIR") was prepared for the EDSP and GPA (SCH No. 91103604) and certified by the City Council on May 1Q 1993, by Resolution No. 51- 93, and two Addenda dated May 4, 1993, and August 22, 1994 ("Addenda") have been prepazed and adopted by the City Council and are hereby incorporated by reference; and WHEREAS, on May 10, 1993, the City Council also adopted Resolution No. 53-93, adopting the GPA and EDSP, making findings and adopting overriding considerations as to the environmental impacts and mitigation measures relating to the EDSP and GPA, and adopting a Mitigation Monitoring Program ("Program MMP") for the GPA and EDSP which resolution is hereby incorporated by reference; and WHEREAS, an Initial Study has been prepared for the project to evaluate site-specific impacts of the project, to a greater level of detail than in the Program EIR, pursuant to CEQA guidelines Section 15168. Based on the Initial Study, a Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared for the project with the finding that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Study, the potential site-specific impacts of the project would be reduced to a level of insignificance. The Program EIR and Initial Study adequately describe the impacts of the project, and there have been no substantial changes or new information which would necessitate supplementing the Program EIR pursuant to Public Resources Code section 21166 and CEQA guidelines Section 15162; and WHEREAS, a complete application for the project is available and on file in the Planning Department; and ATTACHMENTI WHEREAS, a 20 day public review period was held for the Mitigated Negative Declaration, from June 7, 2000 through June 26, 2000; and WHEREAS, one comment letter was received from Dublin San Ramon Services District and is attached as a part of Attachment 7, no response to this letter is necessary; WHEREAS, the Planning Commission did hold a public hearing on said application on July 11, 2000; and WHEREAS, proper notice of said heazing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planning Commission recommending City Council adopt a Mitigated Negative Declazation and Mitigation Monitoring Program for the Emerald Glen Village Center (PA 00-003); and WHEREAS, the Planning Commission did heaz and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby find that: The project is within the scope of the Program Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan (SCH 91103064). Site-specific environmental affects have been analyzed in the Initial Study prepared for the project and circulated for public review. The project will not have a significant effect on the environment with the application of Mitigation Measures identified in the Program EIR and in the Initial Study. 2. The Mitigated Negative Declazation and Mitigation Monitoring Program have been prepazed in accordance with State and local environmental laws and guidelines. 3. The Mitigated Negative Declaration and Mitigation Monitoring Program are complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin Planing Commission does hereby recommend City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program PA 00-003 for Emerald Glen Village Center, the Mitigation Monitoring Program is attached as Attachment 7 and with the Initial Study/Mitigated Negative Declazation (Attachment 6) are incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 11th day of July, 2000. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Development Director g:\pa00-003\PCRESOmnd RESOLUTION NO. 00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT (PD) REZONE /DEVELOPMENT PLAN FOR EMERALD GLEN VILLAGE CENTER (PA 00-003) WHEREAS, the applicant, Shea Properties has requested approval of a Planned Development Rezone /Development Plan for Emerald Glen Village Center to allow the design of a new 134, 025 square foot neighborhood shopping center and 390 multi-family apartment units on approximately 19 acres of land generally located west of Tassajara Road and north of Dublin Boulevard, within the Eastern Dublin Specific Plan area (APN: 986-0005-028 (a portion), 986-0005-005); and WHEREAS, a complete application for the project is available and on file in the Planning Department; and WHEREAS, a Development Plan has been submitted to the City as required by Section 8.32 of the Dublin Zoning Ordinance; and WHEREAS, the potential environmental effects of the proposed project have been previously addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and WHEREAS, an Initial Study has been prepazed for project to evaluate site-specific impacts of the project (to a greater level of detail than in the Program EIR) pursuant to CEQA guidelines Section 15168. Based on the Initial Study, a Mitigated Negative Declazation and Mitigated Monitoring Program has been prepared for the project with the finding that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Study, the potential site-specific impacts of the project would be reduced to a level of insignificance. The Program EIR and Initial Study adequately describe the impacts of the project, and there have been no substantial changes or new information that would be outside the scope of the Program EIR; and WHEREAS, the Planning Commission did hold a public hearing on said application on July 11, 2000; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted to the Planing Commission recommending approval of the proposed Planned Development Rezone /Development Plan for Emerald Glen Village Center (PA 00-003); and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. ATTACHMENT2 NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Planned Development Rezone: 1. The proposed Planned Development Rezone meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a desirable use of land and an environment that will be sensitive to surrounding land uses by virtue of the layout and design of the site plan. A mixed-use development involving residential and retail commercial uses is consistent with the policies of the Eastern Dublin Specific Plan for a General Commercial use on this site; and 2. The Planned Development Rezone will be appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and Development Standazds, which will be compatible with existing and proposed residential, commercial and public uses in the immediate vicinity and will enhance the development of the Specific Plan Area; and 3. The planned Development Rezone is consistent with the general provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towazds implementation of said Plan; and 4. The Planned Development Rezone is consistent with the general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and 5. The Planned Development Rezone will provide efficient use of land pursuant to the Eastern Dublin Specific Plan that encourages the development of mixed-use projects as a means of reducing auto traffic, promoting pedestrian activity and creating a vital retail environment; and 6. The Planned Development Rezone will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement, as all applicable regulations will be met; and 7. The Planned Development Rezone will not overburden public services or facilities as all agencies must commit to the availability of Public Services prior to the issuance of any building permits as required by the Eastern Dublin Specific Plan policies and Mitigation Measures; and 8. The Planned Development Rezone will be consistent with the policies of the Dublin General Plan; and 9. The Planned Development Rezone and accompanying Site Development Review, will be compatible with and enhance the general development of the area and will create an attractive, efficient and safe environment; and 10. The Planned Development Rezone will benefit the public necessity, convenience and general welfare; and 11. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the additional site specific mitigation measures identified in the Initial Study (Attachment 6 to Staff Report) will apply to the Project, along with the conditions made a part of project approval, as the reporting and monitoring program required by Public Resources Code 21081.6 for the Project BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council approve a Planned Development Rezone and Development Plan for Emerald Glen Village Center (PA 00-003), (Exhibits A-1 and A-2) which constitute regulations for the use, improvement, and maintenance of the property. Except as specifically identified otherwise in the approved Development Plan, development and operation of land use activities within this PD Rezone District shall be subject to the current City of Dublin Zoning Code. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby condition this Planned Development Rezone on execution of an Development Agreement prior to the approval of the Final Map for this project in accordance with the Eastern Dublin Specific Plan. PASSED, APPROVED AND ADOPTED this 11th day of July, 2000. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director g:\00-003\pcres-pd. DEVELOPMENT PLAN -EMERALD GLEN VILLAGE CENTER (SITE 3, ACSPA) This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Emerald Glen Village Center PA 00-003, located north of Dublin Boulevard and west of Tassajara Road, south of future Central Parkway and east of future Park Drive (APN 986-0005-028 (a portion) and 005). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. This Development Plan includes Site, Architectural, Circulation, and Landscape Plans, other plans and exhibits dated received June 13, 2000, labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. -00), and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. 1. Zoning: PD Planned Development Zoning District. This is a mixed-use zoning district which provides for retail commercial, service and multi-family residential uses. 2. Permitted Uses: The following are permitted uses in this PD / C-N / R-M Planned Development (Neighborhood Commercial and Multi-Family Residential) Zoning District: a. Local-serving retail uses including but not limited to: Grocery Food Store General Merchandise Store. Discount/Warehouse Retail Store. Clothing/Fashion Store. Shoe Store. Home Furnishing Store. Office Supply Store. Home Appliance/Electronics Store. Home Improvement Store. Music Store. Hobby/Special Interest Store. Gifts/Specialty Store. Jewelry and Cosmetic Store. Drug Store. Auto Parts Store. Toy Store. Book Store. Pet Supplies Store (Including In-Store Veterinary Clinic). Sporting Goods Store. + Similar Uses that sell goods based on price and quality. b. Office and service establishments including, but not limited to, the following: Bank/Savings and Loan. Real Estate/Title Office. Travel Agent. EXHIBIT A-1 Legal. Accounting. Medical and Dental. Optometrist. Architect. Employment Agency. Hair/Beauty Salon. Cleaner and Dryer. Shoe Repair. Key Shop. Tailor. Athletic Club. Formal Wear/Rental. Other Administrative and Professional Office. Technology Access Center. Tele-Commuting Center. c. Eating, drinking and entertainment establishments including, but not limited to, the following: Restaurant (full-service, sit-down)' Restaurant (convenience: Delicatessen, Bakery, Ice Cream Shop, Sandwich Shop)' Outdoor Seating Z Wine or Liquor Baz with On-Sale Liquor License. Micro-Brewery. Nightclub. Indoor Movie Theater. Specialty Food. Video Arcade/Rentals. d. Multi-family residential and associated uses including, but not limited to, the following: Accessory structures and uses Home occupations (per Chapter 8.64) Multi-family dwelling Multi-story parking structure Private recreation facility/small (for homeowners' association and/or tenants use only Rental /Management Office 1. Under the proposed tenant mix for Emerald Glen Village Center, sit-down restaurant uses would account for 9, 350 square fee[ of net floor area and convenience restaurant uses would account for 17, 210 square feet of net floor area. Prior to approving a tenant improvement /City business license for additional restaurant floor area within Emerald Glen Village Center, the applicant shall provide evidence to the satisfaction of the Community Development Director that pazking available at the center is adequate to support additional restaurant uses. 2. Subject to Site Development Review Waiver approval by Community Development Director. 3. Conditional Uses: The following aze conditional uses in this PD / C-N / R-M Planned Development (Neighborhood Commercial and Multi-Family Residential) Zoning District: Community, Religious and Chazitable Institutional Facilities. Public Facilities and Uses. Veterinary Office. Recycling Center. In-Patient and Out-Patient Health Facilities as Licensed by the State Department of Health Services. Gas Station. Automobile Sales. Automobile Service. Hotel/Motel. Drive-Through Facilities, including Restaurants, financial and automobile services. Outdoor Food Vendors (by Zoning Administrator) 3. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified by the provisions of this PD District Rezone/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone. 4. Site Plan & Architecture: See attached site plans and building elevations contained in Exhibit A-2, Development Plan. This development plan applies to approximately 18.73 acres shown on this plan on the west side of Tassajaza Road, north side of Dublin Boulevazd. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 5. Density: The maximum squaze footage/number of dwelling units of the proposed development under this Development Plan (as shown on the site plan, Exhibit A-2) aze as follows: Neighborhood Commercial 7.4 acres Net 10.5 acres Gross 134,025 Sq. Ft. building area Multi-Family Residential 5.6 acres Net 8.2 acres Gross 390 Units 47.6 Du/Ac. 6. Phasing Plan: Not Applicable. Project is to be built in one phase. 7. Neighborhood Commercial Development Standards: Development Standards Neighborhood Commercial Minimum Parcel Size N/A Parcel Depth N/A Parcel Width N/A Minimum building setback from face of curb - Glynnis Rose Drive 25'-0"'•Z Minimum building setback from face of curb -Dublin Boulevard and Tassajara Road 30'-0"''2 Building Height 50'-0" Office Parking 1/250 s.£' Retail Parking 1/300 s.£' Restaurant Parking (convenience) 1/150 s.£' Restaurant Parking (sit-down) 10/1000 s.f' Maximum commercial floor area ratio .30 The setback zones shall be fully landscaped with both hardscape (private sidewalks and other hard surfaced areas) and softscape (trees, shrubs, ground cover, etc.) Exceptions to above setback requirements are the following: a. Architectural projections, (such as columns, fireplaces, bay windows, window seats, second floor overhangs, balconies, decks, porches, building facades at entries) and planter boxes may encroach up to a maximum of two feet into the required setback. b. Freestanding signage as permitted in the Master Sign Program. c. Decel lanes required by the City of Dublin at the entrances to the site. d. Outdoor seating aeeas may encroach up to a maximum of four feet into the required setback. The number of pazking spaces required for a structure or use is based on the leasable floor azea of the structure or use the parking serves. 4 8. Multi-Family Residential Development Standards: Development Standards Multi-Family Residential Lot Size N/A Minimum building setback from face of 25'-0"' 2 curb -Central Parkway and Glynnis Rose Drive Minimum Building Setback from face of 30'-0"''Z curb - Tassajaza Road Minimum Private Open Space 100 s.f. patio w/ a 10' min. dimension or 50 s.f. deck with a min. Dimension of 5' Common Open Space 50 s.f. of common open space per dwelling Stuart does this comply with proposed site unit. The minimum dimension of any plans for residential?? space satisfying this standard is 10'. This common open space shall be improved for either passive or active use by the residents. Maximum Building Height 56'-0" Maximum Stories 4 stories Required Pazking 2 spaces /dwelling unit; Maximum residential unit density 47.6 units/acre l . The setback zones shall be fully landscaped with both hardscape (private sidewalks and other hard surfaced areas) and softscape (trees, shrubs, ground cover, etc.) 2. Exceptions to above setback requirements are the following: a. Architectural projections, (such as columns, fireplaces, bay windows, window seats, second floor overhangs, balconies, decks, porches, building facades at entries) and planter boxes may encroach up to a maximum of two Feet into the required setback. b. Freestanding signage as permitted in the Master Sign Program. a Decel lanes required by the City of Dublin at the entrances to the site. 3. Unless a lower ratio is approved by the City Caunci[ in the Public Hearing approving this PD (this language will be removed if the current ratio is approved) 9. Parlcing/Garage and Loading: Pazking/Garage and Loading shall be provided in accordance with the Dublin Zoning Ordinance standards and regulations, except as shown otherwise on the Site Plan (Exhibit A-2). The number of parking spaces shall be provided in accordance with sections 7 and 8 above. 10. Architectural Design Guidelines, Concepts & Themes: Implementation of the following standards is required: Architecture associated with a specific corporate entity is not permitted. As an exception, corporate azchitecture may be considered if it is consistent with the design and intent of the Emerald Glen Village Center as shown below and presented in these Architectural Design Guidelines. Unique and consistent architecture that is in keeping with the eclectic Mediterranean theme of the project shall be a requirement for all structures on the project site. Concept and Character: • The architecture shall complement the style of the surrounding buildings and landscaping in the Emerald Glen Village Center. • Common design elements from the sun•ounding buildings in the Emerald Glen Village Center shall be incorporated into the individual building design. • The goal for the center is to evoke the feeling of an urban village as opposed to a suburban shopping center or apartment complex. • "Corporate Themes" shall be discouraged and the eclectic Mediterranean theme of the project shall be a requirement for all structures on the project site. Form and Massing: • Building design shall employ vazied forms to break down the scale of larger buildings to appear as if there are several smaller buildings that may have evolved over time instead of one large building built all at once. • Building design shall provide for transitional spaces such as trellises, azcades, pergolas, etc. between indoor and outdoor areas. Wall planes shall provide vaziations in thickness and offsets to avoid the look of ]azge open expanses of blank wall. Building Height • Building heights will vary throughout the project. Refer to Sections 7 & 8 above for height limits in this district. Building Entries: • Primary building entries shall be visible from the street. • Landscaping shall be designed to highlight the entry. • Enhanced paving is encouraged at the building entries. • A strong connection between the street and sidewalk and the building entry shall be provided. Pedestrians shall be able to access the building entry from the public sidewalk without having to walk between pazked cars. Fenestration: • Openings in walls for windows and or doors shall be recessed into building walls to provide an enhanced level of detail. • Individual punched openings are encouraged instead of continuous lengths of storefront or windows. • Metal storefront and window frames shall be primed and painted to match the approved palette of colors for the center. Materials.• • The primary wall surface material shall be exterior cement plaster or EIFS finish system when finished to match plaster. • Wall accents shall be ceramic the and/or precast concrete medallions. • Cornice molding caps shall be cement plaster, GFRC or EIFS. The finish shall match the exterior wall finish. • Sheet metal flashing shall be painted to match the adjacent surface. • Decorative columns shall be precast concrete or GFRC. • Trellis elements shall be metal or wood. • Decorative brackets at cornice shall be stained wood. • Awnings shall be of approved fabric with painted metal frames. Colors and Textures: • The color and texture of building materials shall complement surrounding buildings in the Emerald Glen Village Center. • Colors and textures shall be as shown on the approved color and material board (on file at the Dublin Planning Department) for the Emerald Glen Village Center. Minor variations aze acceptable provided that they are in keeping with the spirit of the overall Design Guidelines. Roof Forms and Materials: • Flat roof forms with parapets aze the primary roof forms for the Emerald Glen Village Center. • Accent elements such as corner towers or entry features is encouraged. These features may have clay the roofs. The clay roofing the shall match the approved roofing the for the Emerald Glen Village Center. • Decorative cornice molding is encouraged at parapet walls. • Larger overhangs may be used at accent areas and may be supported by decorative wood brackets. 7 EMERALD GLEN VILLAGE - "THE AVENUE" -URBAN VILLAGE CONCEPT CONCEPT AND CHARACTER EMERALD GLEN VILLAGE Dublin. CA 6/06/2000 99025-Po4 ARCHITECTURE ~ AND PLANNING 200 Pine S[reer, Studio 500 San Francisco, CA 94104 (415) 963-0131 TENANT S16NA6E 5EE SI6NA6E GUIDELINES FOR ALLOWABLE WAW FASCIA SIGNAGE a BETA 6FRL ARLH. MOULDINb - LAPRRIM PRE-LAST MEDALLION EM. EIFS/STKLO FINISH WALL Orange O DECORATM/E ACLBIT nLg STAINED WOOD SCORED EM. EIFS STKLO FINSH WALL-n & Down l.LAY TILE ROOFING STAINED WOOD FASCIA END-GAP RETAI. ARCH. FEATURE TOWER ELEMENT ~6FRL ARLH. MOULDING LAP/IRIM STAINED WOOD TRELLIS r.ONGRETE coLUMOa (LOLOR OPnONS AVAILABLE) W/ PAINTED MTL. SUPPORTS SIGNAGE AT AWNINb PER SIGNAGE 6UIDELINErrEXH.-K TYPICAL ELEVATION (ONfEPT GFRL ARCH. MounIN6 LAP/TRIM EM. EIFS/STUCLO FINISH WALL O O AWMINUM STOREFRONT SYSTE (COLOR OPTION5 AVAILABLE) WI FI>4=D TRANSOM GLAZING ABOVE ENTRY DOOR(S) t/OR DISPLAY GLAZING, TYP. FENESTRATION TREATMENT FORMS AND MASSING ALIMINLM STOREFRONT SYSTE (DOLOR OPnONS AVAILABLE) W/ FI)~D TRAN50M GLAZING ABOVE ENTRY DOOR(S) i/OR DISPLAY bLAZINb STAINED WOOD TRELLIS PRE-CAST LONGRETE COLUMN 5EE 51GNP.5E 6UIDELINE5 FOR ALLOWABLE WALV FASCIA SIGNAGE a RETAIL O ~------------------~ LANVAS AWWN65~ (DOLOR OPTIONS AVAILABLE) YV PAINED MTL. SUPPORTS SIGNAGE AT AWWNb PER GIbNAGE 6UID®-IVES LORtER ENTRY TOWER W/ HIGH ENTRY GLAZING PAINTED METAL ENTRY AWNINGS (DOLOR OPTIONS AVAIL4BLFJ W/ PAINTED MTL. SUPPORT5 SIGNAGE AT AWNING PER SIGNAGE GUIDELINES EMERALD GLEN VILLAGE Dublin. CA , 6/06/2000 99025-P04 ARCHITECTURE ~ AND PLANNING 200 Pine Street S[udio i00 Snn Fmncisco. CA 94104 (415) 983-0131 11. Landscaping Plan: Refer to attached conceptual landscape plan included in Exhibit A-2, Development Plan, Sheets L1-L8. 13. Inclusionary Zoning Ordinance: Applicant /Developer shall comply with the provisions of the City Inclusionary Zoning Regulations through the approval and execution of an Affordable Housing Agreement prior to Final Map approval. In accordance with the Inclusionary Zoning Regulations, the applicant/developer shall either provide 19 inclusionary housing units available to very low, low and moderate income households as part of the development or pay the Inclusionary Housing In-Lieu Fee in the amount in effect at the time of building permit issuance or otherwise demonstrate to the City how alternate methods will meet the requirements of the Inclusionary Zoning Ordinance. 14. 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U N ~i ..~ ti RESOLUTION NO.00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW, A TENTATIVE PARCEL MAP (No. 7589) , AND MASTER SIGN PROGRAM SITE DEVELOPMENT REVIEW FOR PA 00-003, EMERALD GLEN VILLAGE CENTER WHEREAS, the applicant, Shea Properties has requested approval of a Site Development Review for a new 134,025 square foot neighborhood shopping center, 390 multi-family apartment units, surface and structured pazking, landscaping and related improvements, athree-parcel Tentative Map and Master Sign Program for Emerald Glen Village Center on approximately 19 acres of land located west of Tassajaza Road and north of Dublin Boulevazd, within the Eastern Dublin Specific Plan area (APN: 986-0005-028 (a portion), 986-0005-005); and WHEREAS, a completed application for each of the requested actions is available and on file in the Dublin Planning Department; and WHEREAS, a Program Environmental Impact Report was prepared for the Eastern Dublin Specific Plan/General Plan (SCH 911036040 and certified by the City Council on May 10, 1993, by Resolution No. 51-93, and two Addenda dated May 4, 1993 and August 22, 1994 have been prepared and adopted by the City Council and aze hereby incorporated by reference; and WHEREAS, a Development Plan has been submitted to the City as required by section 8.32 of the Dublin Zoning Ordinance, and WHEREAS, the Planning Commission did hold a public hearing on said applications on July 11, 2000; and WHEREAS, proper notice of said 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 Site Development Review, Tentative Parcel Map and Master Sign Program Site Development Review subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did heaz and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following finding regazding said proposed Tentative Map, Site Development Review and Master Sign Program Site Development Review: 1. The proposed project is consistent with the goals, policies, and implementation measures of the Eastern Dublin Specific Plan, and with the Dublin Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Tentative Map: A. The Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. ATTACHMENT 3 B. The design and improvements of the Tentative Map are consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a mixed-use project involving residential and retail commercial uses in an area designated for this type of development. A traffic study has been completed for the project which concludes that with the recommended conditions of approval and project improvements, the project does not result in any levels of service impacts beyond that acceptable levels accordrng to City Standazds, the General Plan and the Eastern Dublin Specific Plan/EIR. C. The Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. D. The project site is located adjacent to major roads on relatively flat topography and is, therefore, physically suitable for the type and density of development. E. With the incorporation of mitigation measures from the previous EIR, action programs and policies of the Eastern Dublin Specific Plan, the standards in the Development Plan, and Conditions of Approval, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. F. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. G. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standazds and conditions are met and fees paid. Sewer service for this subdivision shall be provided pursuant to an agreement between the applicant/developer and DSRSD, as required by the Eastern Dublin Specific Plan/EIR. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review: A. The approval of this application (PA 00-003), as conditioned, is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance and the design review requirements of the Eastern Dublin Specific Plan. B. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and with the proposed Planned Development Rezone Provisions and Development Plan for the project which will allow amixed-use development at this location. C. The approval of this application, as conditioned, is consistent with the requirements of the City of Dublin Zoning Ordinance, including the findings contained in Section 8.104.070.c. D. The approval of this application, as conditioned, is in the best interests of the public health, safety, and general welfaze as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. E. The proposed site development, including the intensity of development, site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development. F. The project has been designed with architectural considerations including the character, scale, design quality, the relationship among buildings, building materials and colors, screening of exterior appurtenances and similar elements, have been incorporated into the project and as conditions of approval, to ensure compatibility of this development with the development's design concept and the character of surrounding development. G. Landscape considerations including the location, type, size, color, texture, and coverage of plant materials, provisions, and similar elements combined with conditions of approval have been established to ensure visual relief and an attractive public environment. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Master Sign Program Site Development Review: A. The approval of this application (PA 00-003) is consistent with the intent/purpose of Section 8-104 and 8.84.130 (Site Development Review and Master Sign Program) of the Zoning Ordinance. B. The approval of this application, as conditioned, complies with the policies of the General Plan, the Eastern Dublin Specific Plan, and with the proposed Planned Development Rezone Provisions and Development Plan for Emerald Glen Village Center C. The approval of this application, as conditioned, is consistent with the design review requirements in the Eastern Dublin Specific Plan and the City of Dublin Zoning Ordinance and its provisions regarding Master Sign Programs. E. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and the Eastern Dublin Specific Plan. F. The Master Sign Program (MSP) for Emerald Glen Village Center contributes to an effective and attractive identification of the shopping center, its future tenants and the apartment complex by providing clear, legible and succinct signage that will identify and direct automobile and pedestrian traffic to the site. G. The design quality of the site, improved with this MSP, and the surrounding area will be superior to the quality that would result under the regulations and standards of Section 8.84.110 "Regulations for Wall Signs and Projecting Signs"; and 8.84.120, "Freestanding Sign General Regulations". All existing and proposed signage will conform to the overall design and layout of the shopping center. All signage will correspond well with the building elevations and have been designed to clearly identify the bustnesses within the shopping center and the apartments. The signs reflect the overall design theme of the site. H. All of the existing and proposed signs have been designed to be compatible with the style and character of the existing improvements on the site and they are well related to each other. I. All existing and proposed signage is visible, legible, does not cause glare or disrupt the flow to pedestrian or vehicular traffic and conforms with the Design Criteria in Section 8.84.060, of the Zoning Ordinance. J. The proposed MSP considered site layout, vehicular access, circulation, parking, setbacks, height, walls, public safety and similar elements to ensure that the MSP design assists in the provision of a desirable environment for the shopping center and residential development. K. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of exterior appurtenances, exterior lighting, and similaz elements have been incorporated into the MSP, where appropriate, in order to insure the compatibility of the wall signs and freestanding signs with the design concept of Emerald Glen Village Center and the chazacter of adjacent buildings and uses. NOW, THEREFORE BE IT FURTHER RESOLVED THAT the Dublin Planning Commission hereby conditionally approved the Site Development Review PA 00-003, to develop a new 134, 025 square foot neighborhood shopping center, 390 multi-family apartment units, surface and structured parking, landscaping and related improvements as generally depicted by materials labeled Exhibit A-2, as well as color elevations and color and materials board stamped "approved" and on file with in the Dublin Planning Department. This approval shall conform generally to the Site Development Plan prepared by SGPA Architects, Architects Orange and David Gates & Associates dated received by the City of Dublin Planning Department on June 13, 2000, labeled Exhibit A-2, unless otherwise modified by the Conditions of Approval, below. Further the Dublin Planning Commission approves the Tentative Pazcel Map 7589, PA 00-003, to subdivide approximately 19 acres of land into three smaller parcels of approximately .97 acres, 9.5 acres and 8.2 acres respectively, and street dedication of 1.2 acres. This approval shall conform generally to the Tentative Parcel Map prepared by Brian Kangas Foulk received by the Planning Department on May 31, 2000, consisting of three sheets labeled Attachment 4 stamped "approved" and on file with the City of Dublin Planning Department, unless modified by the following Conditions of Approval. Further the Planning Commission approves the Master Sign Program Site Development Review for Emerald Glen Village Center, as generally depicted by materials labeled Attachment 6 stamped "approved" and on file with the City of Dublin Planning Department, unless modified by the following Conditions of Approval. CONDITIONS OF APPROVAL TENTATIVE MAP The following abbreviations apply in the "When Req'd"column: BLDG/Prior to issuance of a building permit; IMP/prior to approval of engineering improvement plans; AIMP/prior to acceptance of improvements; Ongoing/throughout project; GRAD/prior to issuance ofgrading permit; OCC/prior to occupancy of any building; FM/prior to Final Map; I~arious/Various times, but no later than Issuance of Building Permits. 3. Development Agreement/Expiration. The PL BLDG EDSP approval of this mixed-use development shall be predicated upon and pursuant to the terms set forth in the Development Agreement to be approved by the City of Dublin. In the event of conflict between the terms of the Development Agreement and the Conditions of Approval contained herein, the terms of the Development Agreement shall prevail. The Development Agreement must be effective prior to issuance of building permits. 4. Action Programs/Mitigation Measures. The PL Ongoing EDSP Developer/Applicant shall comply with all applicable action programs/mitigation measures of the Eastern Dublin Specific Plan and General Plan Amendment Mitigation Monitoring Plan approved by the City Council on May 3, ] 993, relating to the improvements of the project site and site-specific Mitigation Measures identified in the Mitigated Negative Declaration prepared for the project. 5. Fees. ApplicanUDeveloper shall pay all Various Various Standard applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, Traffic Impact fees, Fire Impact fees, Noise Mitigation fees, Inclusionary Housing In- Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised fees shall be subject to recalculation and assessment of the fair share of the new or revised fees. 6. Required Permits. ApplicanUDeveloper shall Various Various Standard comply with the City of Dublin Zoning Ordinance and obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board, Etc.) and shall submit copies of the permits to the Department of Public Works. 7. Building Codes and Ordinances. All project B Ongoing Standard construction shall conform to all building codes and ordinances in effect at the time of building permit. 8. Ordinances/General Plan/Policies. The PW, PL, B Ongoing Standard Developer/Applicant shall comply with, meet, and/or perform all requirements of the City of Dublin Zoning Ordinance, City of Dublin Municipal Code, the City of Dublin General Plan, the Eastern Dublin Specific Plan, City of Dublin Standard Conditions of Approval, Building Code and Ordinances, Public Works Policies and City grading ordinance unless certain Public Works requirements are modified by the Director of Public Works. 9. Improvement Agreement/Plans. PW IMP Standard Applicant/Developer shall enter into an Improvement Agreement with the City for all public improvements prior to issuance of Grading/Site Improvement Permit. Complete improvement plans, specifications, and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing on-site and off-site improvements and proposed improvements along the adjacent public streets and property that relate to the proposed improvements. Installation of required public improvements shall be guaranteed by security bonds or other approved security in a form acceptable to the City. ]0. Conditions of Approval. In submitting PW GRAD Standard subsequent plans for review and approval, Developer/Applicant shall submit six (6) sets of plans to the Public Works Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non- City agencies. 6 11. Phase 1 and Phase 2 Environmental Assessment Studies. ApplicantlDeveloper shall supply the Director of Community Development and Public Works Department with a copy of the Developer's Phase 1 and Phase 2 (only as required by Phase 1) environmental assessment studies. All remediation required by those studies shall be implemented to the satisfaction of the Director of Public Works prior to Improvement Plan approval. PL, PW GRAD EDSP Matrix 289 12. Preconstruction Survey. Applicant/Developer PL, PW GRAD EDSP shall comply with all Eastern Dublin Specific Matrix: Plan EIR mitigation measures for mitigating 21 ~, 222, potentially significant plant and animal species 223, 224, impacts. Within 60 days prior to any habitat 225, 226, modification, Applicant/Developer shall submit 229, 230 a preconstruction survey, prepared by a biologist (to be approved and hired by the City prior to commencement of the survey.) Said survey shall examine whether any sensitive species exist on or adjacent to the site and, if any exist, shall include recommended protection plans, including any modifications to site design, for those sensitive species that may be discovered as a result of the survey. Applicant/Developer shall be responsible for the cost of the survey and staff review of the survey. The significance of any discoveries and adequacy of recommended protection measures shall be subject to the discretion of the Director of Community Development. Said protection plans and measures shall occur at least 21 days prior to anticipated habitat modification. Any updated surveys and/or studies that may be completed subsequently shall be submitted to the Department of Community Development. 13. Archaeology -Should any prehistoric or historic PW, PL, B GRAD, EDSP artifacts be exposed during excavation and BLDG matrix: construction operations, the Department of 248, 249, Community Development shall be notified and 251, 252, work shall cease immediately until an 253 archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. 14. Rodenticides and Herbicides. The use of PL GRAD EDSP rodenticides and herbicides within the project Matrix: area shall be performed in cooperation with and 221 under the supervision of the Alameda County Department of Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. ~ [ Q .SID ... R. iVLE'..TS ~':'... 15. . Public Utility Easements. PW FM Standard ApplicanUDeveloper shall dedicate Public Utility Easements per requirements of the Director of Public Works and/or public utility companies as necessary to serve this project with utility services and allow for vehicular and utility service access. ApplicanUDeveloper shall dedicate a 10-foot wide Public Service Easement (PSE) along the Tassajara Road and Dublin Boulevard frontages where no P.S.E. currently exists, to the satisfaction of the Director of Public Works. ApplicanUDeveloper shall also dedicate traffic signal detector loop easements for any loops outside of the public right-of--way. 16. Abandonment of Easements and Right of PW FM PW Ways. ApplicantDeveloper or current landowner shall obtain an abandonment from all applicable public agencies of existing easements and right-of--ways not to be continued in use. 17. Storm Drain Easement, Water Easement, PW FM PW Sewer Easement, Common Area Easement, Ingress/Egress and Access Easement, Pedestrian Access Easement and Public Service Easement Dedications. ApplicanUDeveloper shall dedicate reciprocal Storm Drain Easements, Water Easements, Sewer Easements, Common Area Easements, Ingress/Egress and Access Easements, Pedestrian Access Easements and Public Service Easements over each parcel in favor of the other parcels located within this project as deemed necessary by the Director of Public Works. The project final map or the project CC&R's shall reflect these easements and shall be reviewed and approved by the Director of Public Works prior to recording. 18. I-580 Eastbound Off-ramp at Santa PW When PW Rita/1'assajara Road Exit. If not secured by a determined freeway interchange improvement agreement by the between contributing developers and the City, Director of The Director of Public Works shall determine Public Works when the eastbound off-ramp from I-580 at the Santa Rita/Tassajara Road exit shall be widened to provide one exclusive through lane and two lefr-turn lanes (with the existing free right-turn remaining). In conjunction with this improvement, the traffic signal shall be modified to provide protected lefr-turn phasing on the east and west legs (removing the existing split phasing). Within one year of notification by the Director of Public Works, and consent has been obtained from Caltrans and the City of Pleasanton, if necessary, Developer shall design and construct these improvements to the satisfaction of the Director of Public Works with input from the City of Pleasanton, where applicable. To the extent practical, the notice shall be timed so that the work shall be completed immediately prior to the point where the Level of Service E occurs. The Director of Public Works may determine that these improvements are not needed in conjunction with this project. 19. Decorative Paving. ApplicanUDeveloper shall PW OCC PW not construct decorative pavement within City right-of--way unless otherwise approved by the Director of Public Works. The Type of decorative pavers and pavement across entrances to all private drives shall be constructed to the satisfaction of the Director of Public Works. 20. Decorative Paving Plan. Where decorative paving is installed, a Decorative Paving Detail shall be prepared to the satisfaction of the Director of Public Works. Pre-formed traffic signal loops shall be used under the decorative paving. Where possible, irrigation laterals shall no be placed under the decorative paving. Maintenance costs of all decorative paving shall be included in a landscape and maintenance of the shopping Center by the current landowner of the shopping Center project. 21. Additional Left-Turn Lane and Right-Turn PW When PW Lane at Westbound Approach on Pimlico determined Drive. If not secured by a freeway interchange by the improvement agreement between other Director of developers and the City, The Director of Public Works Public Works shall determine when [he westbound approach on Pimlico Drive will need to provide a second left-turn lane and a second right-turn lane. Within one year of notification by the Director of Public Works and consent has been obtained from Caltrans and the City of Pleasanton, if necessary, Developer shall design and construct these improvements to the satisfaction of the Director of Public Works with input from the City of Pleasanton, where applicable. To the extent practical, the notice shall be timed so that the work shall be completed immediately prior to the point where the Level of Service E occurs. The Director of Public Works may determine that these improvements are not needed in conjunction with this project. 10 22. Dublin Boulevard/Dougher[y Road PW When PW Intersection Improvement. The determined Applicant/Developer shall be responsible for by the the project fair share contribution towards the Director of City Capital improvements project for the Public Works following improvements to the Dublin Blvd. and Dougherty Road intersection: a. Eastbound Dublin Boulevard, a second exclusive right-turn lane to Southbound Dougherty Road. b. Northbound Dougherty Road, a third through lane and an exclusive right-turn lane to eastbound Dublin Boulevard. c. Westbound Dublin Boulevard restriped to provide an additional lefr turn lane to southbound Dougherty Road. d. Southbound Dougherty Road, exclusive right-turn to west bound Dublin Boulevard. e. Modifications to the Traffic Signal. This is a category 2 TIF improvement. In the event that the City has a shortfall of category 2 funds available to complete the above list of improvements, the Developer shall contribute the remaining balance of the funds needed to complete the specified improvements to the satisfaction of the Director of Public Works. To the extent practical, the notice shall be timed so that the work shall be completed immediately prior to the point where the Level of Service E occurs. The Director of Public Works may determine that these improvements are not needed in conjunction with this project. 23. Site Plan. Applicant /Developer shall install PW OCC PW all site improvements in the location and geometrics shown in the approved site plan prepared by SGPA Architects and Architects Orange dated received on June 13, 2000 by the Planning Department and Tentative Parcel Map 7589 prepared by Brian Kangas Foulk. 11 24. Tassajara Road Widening. The west side of PW IMP and PW Tassajara Road along the project frontage shall Construct be widened by the Developer/Applicant to prior to create an additional 18' outside travel lane, Occupancy and 13' streetscape from face of curb to property Tine per geometry shown on the Tassajara Precise Alignment plans prepared by MacKay and Somps dated: Sept. 30 1999. The Developer's/Applicant's work will include construction of the project frontage curb to the ultimate curb configuration and grade, including a 100' southbound right-turn lane with a 90' approach taper at the intersection with "The Avenue," modified pavement markings and signs as required, and all streetscape frontage improvements. The pavement structural section for the widened street shall be based on a T.I. of 10, and an R- value determined from a geotechnical analysis of the underlying soils. 25. Fire/Emergency Access. ApplicanUDeveloper PW, F GRAD & Standard shall provide adequate access for fire and other BLDG emergency vehicles per Alameda County Fire Department (ACFD) standard requirements. Drive aisles shall be designed for fire and other emergency vehicles to conveniently pass through (20-foot minimum lane width) and have access to all buildings. Detailed final layout and design of site entrance, exits and internal drive aisles must be approved by the ACFD and City Director of Public Works prior to issuance of grading and building permit. 26. Sidewalks. ApplicanUDeveloper shall PW OCC PW construct a minimum 5-foot wide sidewalk monolithic with the existing curb and gutter for Glynnis Rose Drive (Park Drive) along the project frontage. The applicant/developer shall construct a 6-foot wide separated sidewalk with an 7-foot wide planter strip measured from face of curb along the Tassajara Road frontage. The applicanUdeveloper shall construct an 8-foot wide separated sidewalk with a 6-foot wide planter strip measured from face of curb along the Dublin Boulevard frontage. The applicant developer shall construct a 5-foot wide separated sidewalk with an 8-foot wide planter strip measured from face of curb along the Central Parkway frontage. If portions of the sidewalks encroach onto the private parcel, then public access easements shall be dedicated across the encroachment area. 12 27. Improvements along Project Street PW IMP PW Frontage. If not previously constructed by another development, Applicant /Developer shall construct all street frontage improvements, including all pavement, curb, gutter, sidewalk, storm drainage, center median, median landscaping, parkway landscaping (from curb to Right of way), fire hydrants, street signage and striping, street lighting along Central Parkway, Dublin Blvd., Glynnis Rose Drive (Park Drive) and Tassajara Road from existing improvement where the development fronts these streets to right of way in conformance with the referenced Site Development Review Documents and to the satisfaction of the Director of Public Works. Applicant /Developer shall be responsible for transitioning proposed improvements to match existing improvements in accordance to City of Dublin Standard Plans, specifications, and guidelines to the satisfaction of the Director of Public Works. 28. Disabled Access Requirements. An PW IMP PW accessible pedestrian route shall be provided between each primary building entrance and the public sidewalk, and between each primary building entrance and the disabled parking stalls designated to serve that building. The accessible route and all ramps shall comply with all current State disabled access requirements and City of Dublin Standards. 29. !. Eastern Dublin Drainage Master Plan. The PW GRAD PW on-site storm drainage shall comply with the Eastern Dublin Santa Rita Property Drainage Master Plan Study prepared by Brian Kangas Foulk, dated October 1998. 30. Drainage. Drainage shall be designed in PW GRAD PW accordance with the criteria established in the Standard Public Works Criteria attached hereto as Attachment "A". The Developer shall demonstrate to the Director of Public Works that the elevations of proposed building finished floors on this project are a minimum of one foot above the 100-year storm event and that 1.25' minimum of freeboard is provided at each storm water inlet as measured from top of curb to hydraulic grade line. All grading improvement plans shall be reviewed and approved by the Director of Public Works prior to start of any grading. Refer to the Hydrology and Hydraulics Criteria Summary published by Alameda County for all related design criteria. 13 31. R Mitigation Measures/Drainage Impacts. Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that need to be improved as a result of drainage impacts of this project will be constructed prior to occupancy of any building. All drainage improvements shall be constructed to the satisfaction to of the Director of Public Works. Ma; ~i' ' '' ~;U 1~ PW BLDG PW 32. Water Quality Requirements. All development PW OCC EDSP shall meet the water quality requirements of the City of Dublin's National Pollution Discharge Elimination System (NPDES) permit and the Alameda County Urban Runoff Clean Water Program. The site design shall include some type of permanent filtration system for all storm drain inlets within the paved areas to prevent hydrocarbons and other petroleum-based contaminants from entering the public storm drain system. Installation details shall be included on the plans. In addition, all storm water inlets shall be stenciled "No Dumping - Flows to Bay" using a standard stencil available from the Alameda County Urban Runoff Clean Water Program, located at 951 Turner Court, Hayward, California. 33. Erosion Control Measures. The PW GRAD EDSP Developer/Applicant shall install erosion control measures in all areas of the site during construction between October 1 and April I S to the satisfaction of the Director of Public Works. A plan for erosion control shall be prepared and submitted for approval by the Public Works Director. All erosion control measures shall be in accordance with the latest standards of the Regional Water Quality Control Board Manual of Sediment Control. 14 34. est anagement ract~ces. PW GRAD EDSP Developer/Applicant shall demonstrate to the Director of Public Works that the project development meets the requirements of the City of Dublin's "Best Management Practices" to mitigate storm water pollution. The applicant shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and shall obtain a notice of intent (NOI) from the State Water Resources Control Board. '. T~ 35. Joint Utility Tenches/Undergrounding/IJtility PW, PL IMP, STD Plans. Applicant/Developer shall construct all OCC, joint utility trenches (such as electric, telephone, BLDG cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be underground in designated landscape areas within the public right-of--way or public service easements unless otherwise approved by the Directors of Community Development and Public Works. Utility plans showing the location of all proposed utilities (including vaults, transformers, raceways, and other appurtenances) shall be reviewed and approved by the Director of Public Works and Director of Community Development. Location of surface or aboveground utility features shall be shown on the Final Landscaping and Irrigation Plan and screened from view. Applicant/Developer shall install 2-3 inch conduits and related pull boxes (spaced 500'max.) for specific City purposes in all joint trenches along the project frontages of Central Parkway and Tassajara Road. 36. Utility Installation. All water, gas, sewer, PW OCC Standard underground electric power, cable television or telephone lines, and storm drain facilities shall be installed before any paving, curb, gutter or sidewalk is installed, or as approved by the Director of Public Works. Utility stub connections to building pads shall be required unless waived by the Director of Public/City Engineer in writing. 37. Underground utilities. The PW, PL IMP Standard Developer/Applicant shall construct all underground utilities to the project buildings in 15 accordance with the governing utility agency and the Director of Public Works. 38. Screening above-ground utilities. The PL, PW BLDG Standard Developer/Applicant shall screen any aboveground utilities that can not be underground, such as the back flow prevention devices to the satisfaction of the Director of Public Works and the Community Development Director. A5 39. Solid Waste/Becycling. Applicant/Developer ADM On-going EDSP shall comply with the City's solid waste Matrix, management and recycling requirements. 103, 104, 105, 279 40. Refuse Collection. The refuse collection areas PL OCC EDSP within the project shall be reviewed by the refuse Matrix collection service provider to ensure that 279 adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents and tenants within this project. All collection areas should be screened from public view. CU ANTS; CUI~TTT TUNS & I2ESTT2T TTON5 41. Covenants, Conditions and Restrictions PL, PW FM PL, PW (CC&Rs). If determined necessary by the Directors of Community Development and Public Works a Covenants, Conditions and Restrictions (CC&Rs) shall be established for this development. The CC&Rs shall be approved by the Directors of Community Development and Public Works to assure that: a. An Association is established for this development complete with Bylaws. b. There is adequate provision for at least the maintenance, in good repair, of all commonly owned facilities, property and landscaping, including but not limited to open space areas, lighting, recreation facilities, landscape and irrigation facilities, fencing, and drainage and erosion control improvements. c. The parking of recreational vehicles and company owned vehicles with corporate identity (trucks with signs) between a building and a public street and along a public street shall not occur. Recreational Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a trailer, horse trailer, camper where the living area overhangs the cab, camping trailer, or tent trailer, with or without motive power. d. The landscaping and irrigation on individual parcels shall be maintained and kept in good order by the owner of each parcel. 16 ED C Y PLAlY 42. Phased Occupancy Plan. If occupancy of each PL, B BLDG Standard building is requested to occur in phases, then all physical improvements within each phase shall . be required to be completed prior to occupancy of buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor hand work items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development, and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. PARIL £5 43. Public Facilities Fee. ApplicanUDeveloper shall PCS BLDG Standard pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 60-99, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. 44. Dedication. The amount of the "Community PCS FM EDSP Parks, Land and "Neighborhood Parks, Land" dedication for the project is 3.90 acres. The Developer shall satisfy the dedication obligation as follows: County shall convey to City in fee simple 3.90 acres of land for the City Park located east of Tassajara Creek (Emerald Glen Park). The exact location of the land to be conveyed shall be determined by the City. The conveyance of 3.90 acres by the County shall satisfy the developers obligation under the Dublin Municipal Code Chapter 9.28 (City's Quimby Act Ordinance) for community park land and neighborhood park land and shall be a credit against the portion of the Public Facilities Fee for the Project for "Community Parks, Land" and "Neighborhood Parks, Land" 17 ~~ r~P 45. Landscape and Irrigation Plans (for Public PW, PL IMP Standard Right-of--Way). The Applicant/Developer shall prepare Landscaping and Irrigation Plans for review and approval by the Director of Public Works and the Director of Community Development. The proposed design shall be in accordance with the Eastern Dublin Specific Plan and to the satisfaction of the Directors of Public Works and Community Development. The landscape improvements within the public right of way along the Tassajara Road, Central Parkway, and Dublin Boulevard frontages will be maintained by the City of Dublin via Assessment District 97-1. Unless approved by the Director of Public Works, the three areas of future landscape maintenance responsibilities shall be separately water metered. a. Island medians on Central Parkway, Tassajara Road and Dublin Boulevard. b. Frontage landscaping on Tassajara Road, Central Parkway, and Dublin Boulevard with in the maintenance District boundary. c. All privately maintained frontage along Glynnis Rose Drive (Park Drive). 46. Landscaping. ApplicanU Developer shall PW, PL OCC Standard construct all landscaping within the site and along the project frontage from the face of curb to the site right-of--way to the design and specifications of the Eastern Dublin Specific Plan, the City of Dublin Streetscape compatible Master Plans and City of Dublin specifications, and to the satisfaction of the Director of Public Works. Street tree varieties of a minimum 24" box from the approved street list and shall be planted along all street frontages and shall be shown on the Landscaping Plans. Exact tree locations and varieties shall be reviewed and approved by the Director of Public Works. AlI landscaping materials within the public right-of- way shall be maintained for 90 days and on-site landscaping shall be maintained in accordance with the "City of Dublin Standards Plant Material, Irrigation System and Maintenance Agreement" by the Developer afrer City- approved installation. This maintenance shall include weeding, the application ofpre-emergent chemical applications, and the replacement of materials that die. Landscaping at aisle intersections shall be such that sight distance is not obstructed in accordance with the City of Dublin Zoning Ordinance. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. 18 47. Annexation to Assessment District. PL IMP PL The parcel known as the I.N.S. Site (5132 O.R. 1, AB 656698) shall be annexed into Assessment District 97-1 to provide for maintenance of the public right of way landscaping along the I.N.S. site frontages to the satisfaction of the Director of Public Works. ~IGH T3NG 48. Streetlights and Yard lights. Streetlights on PW IMP Standard arterial streets adjacent to the project shall be the City Standard cobra head luminars with galvanized poles. Standard City cobra head luminars may be used with in this development. Private yard lights shall be of the type so as not to directly shine into adjacent resident windows both in and out side this project. TRAF FIC AND GII2 A: D 49. Developer shall comply with Section 7.5 PW IMP EDSP (Circulation System) of the final "Eastern Dublin Specific Plan" dated January 7, 1994, and project site traffic studies, prepared by TJKM Transportation Consultants for traffic related street improvements and lane configurations, unless specified otherwise in these conditions of approval or the project's development agreement. 19 50. ra ~c ~gna s t assalara oa an e PW OCC Traffic Avenue Intersection. Applicant/Developer shall Study be responsible for installation of traffic signals at the intersections of Tassajara Road and the main driveway into the site known as "The Avenue" to the satisfaction of the Director of Public Works. An opening in the existing median island on Tassajara Road shall be created with a 200' lefr turn lane plus 90' approach taper for access to The Avenue. The design of the signal, median opening, and left turn lane shall be consistent with the recommendations of A Traffic Study for the Proposed Emerald Glen Village Apartments Development prepared by TJKM dated March 20, 2000, and as required by the Public Works Director. Said traffic signal shall temporarily serve the three-legged intersection, but shall be designed to accommodate a fourth leg and future signal phases to serve a future driveway entrance into the Dublin Land Company parcel on the east side of Tassajara Road. All traffic signal poles and other signal features shall be placed in their ultimate location for a future right-of--way width of 166' on Tassajara Road. The design of the signal shall also allow interconnection for coordinated phasing with all existing and proposed signals along Tassajara Road. Special design and fabrication of the signal pole mast arms will be required because of the long lengths required to span Tassajara Road. The work associated with the intersection improvements shall also include all signs and pavement markings necessary to create a functional intersection to the satisfaction of the Director of Public Works. Applicant/Developer shall install all underground conduit needed for the ultimate signal installation prior to final paving of Tassajara Road to the satisfaction of the Director of Public Works. Applicant/Developerrnay be reimbursed for not more than 50% of the cost of installation of the traffic signal from developer of the Dublin Land Company parcel when he develops his parcel and constructs the fourth leg of the intersection.. 51. Traffic Signal at Arnold Road and Central PW OCC Traffic Parkway. If not previously constructed or Study bonded by another development, Applicant / Developer shall be responsible for installation of traffic signal at the intersection of Arnold Road and Central Parkway. 20 52. Modification of Existing Traffic Signal at Dublin Boulevard and Tassajara Road Intersection. If not previously constructed by another development, ApplicanUDeveloper shall modify the existing traffic signal at the intersection of Dublin Boulevard and Tassajara Road to accommodate the intersection widening of both Dublin Boulevard and Tassajara Road. The new signal shall be designed to accommodate future widening of Tassajara Road to six lanes and three northbound lefr turn lanes and double southbound left and right [urn lanes. The signal shall accommodate an easterly six lane extension of Dublin Boulevard including eastbound double left and double right turn lanes. PW OCC PW 53. Traffic Signal at Central Parkway and PW At Final PW Glynnis Rose Drive Intersection. Parcel Map ApplicanUDeveloper shall install the traffic signal at the intersection of Central Parkway and Glynnis Rose Drive (Park Drive) as approved by the Director of Public Works. In the event that the parcel one of map 7355 develops or a city park is constructed, the ApplicanUDeveloper shall receive TIF credits for 50% of the cost of traffic signal by the proposed development or City. 54. Traffic Signal at Tassajara Road and Central PW OCC PW Parkway Intersection (Per PM 7355). If not constructed by or bonded for a another developer, the ApplicanUDeveloper shall be responsible for installation of a traffic signal at the intersection of Tassajara Road and Central Parkway. The signal shall be designed to accommodate future six lane widening of Tassajara Road and an easterly four lane extension of Central Parkway, as defined by the Director of Public Works. Said traffic signal shall temporarily serve the three-legged intersection, but shall be designed to accommodate a fourth leg and future signal phases to serve the future extension of Central Parkway, east of Tassajara Road. All traffic signal poles and other signal features shall be placed in their ultimate location for a future Tassajara Road right-of--way width of 166'. The design of the signal shall also allow interconnection for coordinated phasing with all existing and proposed signals along Tassajara Road and Central Parkway. Special design and fabrication of the signal pole mast arms will be required because of the long lengths required to span Tassajara Road. The work associated with the intersection improvements shall also include all signs and pavement markings necessary to create a functional intersection. 21 55. ra is ~gna at t erma rive an entra PW OCC PW Parkway. If not constructed by another development, Applicant/Developer shall be responsible for installation of a traffic signal at the intersection of Hibernia Drive and Central Parkway. 56. out ern riveway ntrance on assa~ara PW OCC PW Road. The driveway access from Tassajara Road immediately south of Building "R4" shall be designated as an entrance only; no vehicle exiting at this driveway will be allowed. Appropriate signs and pavement markings shall be provided to the satisfaction of the Director of Public Works. 57. Right-Turn Lane on Dublin Boulevard. The PW IMP PW Applicant/Developer shall construct a 12' wide by a 100' long westbound right-turn lane with a 90' approach taper on Dublin Boulevard at the driveway entrance to the site to the satisfaction of the Director of Public Works. 58. Parking Bays on Central Parkway. On-street PW IMP PW parking bays may occupy portions of the 8'-wide planter strip along the Central Parkway frontage between Glynnis Rose (Park) Drive and the driveway entrance into the residential parking structure. Said parking bays must provide parallel parking stalls that are 8'-wide by 22'- longminimum, with appropriate transition curbs to allow convenient access into and out of each stall. The design of said parking bays shall be consistent with the streetscape developed for the neighboring Dublin Greene (Toll Brothers) development immediately west of the project site and to the satisfaction of the Director of Public Works. 59. On-Street Parking. The exact number of on- PW IMP PW street parking spaces available on Glynnis Rose (Park) Drive and Central Parkway shall be determined by the Director of Public Works during review of the improvement plans 60. Right-turn in, Right-turn out Driveways. The PW IMP PW driveways into the residential parking structure on Central Parkway, into the Leasing/Recreation Building parking lot on Tassajara Road, into the parking field south of Building "Rl" on Glynnis Rose (Park) Drive, and into the Moving Van aisle between Buildings "1"and "5" on Glynnis Rose (Park) Drive shall be designated right-turn in, right-turn out access only as shown on site plan prepared by SGPA Architects and Architects Orange dated received on June 13, 2000 by the Planning Department. Appropriate signs and pavement markings shall be provided to assure safe vehicle access at these driveway locations to the satisfaction of the Director of Public Works. 22 61. Glynnis Rose Drive. The street formerly as PW, PL IMP, BLDG PW, PL Park Drive has been named Glynnis Rose Drive per Resolution No. 86-00 adopted by the City Council on 6/06/00. Please assure that all documents submitted for this project accurately reflect the new street name. 62. Access and Circulation. The development PW BLDG PW should be designed to provide adequate sight distance within the development in accordance with City Ordinances and guidelines. The site should be designed to provide at least a clear distance of 30-feet between any City street intersection and internal intersections or parking stalls within the site. Stop signs should be installed at all non-signalized access points exiting the project to the satisfaction of the Director of Public Works. 63. Damage/Repairs. The Developer shall repair all PW OCC PW damaged existing street, curb, and gutter along project street frontages namely Dublin Boulevard, Central Parkway and Glynnis Rose Drive (Park Drive) as a result of construction activities to the satisfaction of the Director of Public Works. E . GENC~'SER~LCI~S; 64. ACFD Rules, Regulations and Standards. F BLDG EDSP Applicant/Developer shall comply with all Matrix 74 Alameda County Fire Services (ACFD) rules, regulations and standards, including minimum standards for emergency access roads and payment of applicable fees, including City of Dublin Fire Impact Fees. 65. Fire Hydrants. The Developer shall construct F, PW OCC Fire, PW all new fire hydrants to City and Alameda County Fire Department standards. Fire hydrants in commercial and residential apartment projects shall be spaced every 300 feet. Fire hydrants may be required to be placed at closer intervals to conform to street intersections or unusual street curvatures as defined by Alameda County Fire Department Fire Marshall. The Applicant/Developer shall install all fire hydrants required to be constructed along all project frontage in public right of ways surrounding the site. 66. Fire Conditions. Developer shall comply with F GRAD/ Standard all conditions of the Alameda County Fire BLDG Department (ACFD), including: a. Final location of fire hydrants shall be approved by the Alameda County Fire Department in accordance with current standards. Minimum fire flow design shall be for 1500 gallons per minute with 20-psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the center of the paved street opposite each hydrant. A drawing of the approved locations shall be submitted for future reference. b. Fire lanes and emergency vehicle access shall be identified in the plan and approved by the ACFD prior to installation. 23 c. Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads of fire equipment. The minimum standard shall be H2O design. Design shall be approved by ACFD prior to installation. d. Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD and the City of Dublin. e. Prior to the delivery of any combustible material storage on the site or vertical construction, water supply, and emergency vehicle access shall be installed and sufficient water storage and pressure shall be available at the site to the satisfaction of the ACFD. f Improvement/Building Plans may be subjec t to revision f ollowing A MEDA review. C+a :. X D O QL A. WA ER LASE R ATiO ISTRI , ~ON~ "~ 67. Wells. Any water wells, cathodic protection Zone 7 GRAD Standard wells or exploratory borings shown on the map that are known to exist, are proposed or are located during Feld operations without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 68. Salt Mitigation. Recycled water projects must Zone 7, Ongoing EDSP meet any applicable salt mitigation requirements PW Matrix of Zone 7. 171 69. Requirements and Fees. ApplicanUDeveloper Zone 7, BLDG Standard shall comply with all Alameda County Flood PW Control and Water Conservation District-Zone 7 Flood Control requirements and applicable fees. D S. ' U SER C ~DIS C'F SR SII) 70. Infrastructure. The location and siting of PL, PW IMP EDSP project specific wastewater, storm drain, Matrix, recycled water, and potable water system 39, 40 infrastructure shall be consistent with the resource management policies of the Eastern Dublin Specific Plan. 71. Construction by Applicant/Developer. All DSRSD AIMP Standard onsite potable and recycled water and wastewater pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 2a 72. DSRSD Water Facilities. Water facilities must DSRSD AIMP DSRSD be connected to the DSRSD or other approved water system, and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with all conditions of Parcel Map No. 7233 -Resolution No. 02-98, including: a. Prior to issuance of any building permit, complete BLDG DSRSD improvement plans shall be submitted to DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities." all applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity IMP DSRSD to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. c. Sewers shall be designed to operate by gravity flow to IMP DSRSD DSRSD's existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following acase-by-case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria and final plans and specification. DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other condition within a separate agreement with the applicant for any project that requires a pumping station. d. Domestic and fire protection waterline systems for IMP DSRSD tracts or commercial developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRDS Standard Specifications and sound engineering practices. e. DSRSD policy requires public water and sewer lines to BLDG DSRSD be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. £ Prior to the approval by the City of a grading permit or GRAD DSRSD a site development permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. g. All easement dedications for DSRSD facilities shall be FM DSRSD by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. 25 h. Prior to approval by the City for Recordation, the Final FM DSRSD Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions. i. Prior to issuance by the City of any building permit, all BLDG DSRSD utility connections fees, plan check fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and scheduled established in the DSRSD Code. j. Prior to issuance by the City of any building permit, all BLDG DSRSD improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to the approval by the District Engineer, the applicant shall pa all required DSRSD fees, provide an engineer's estimate of construction costs for water and sewer systems, a performance bond, aone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer or waterline construction shall be permitted BLDG DSRSD unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in Condition i have been satisfied. I. The applicant shall hold DSRSD, its Board of On-going DSRSD Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, -or fines resulting from the construction and completion of the project. m. The project is located within the District Recycled IMP DSRSD Water Use Zone (Ord. 280), which calls for installation of recycled water irrigation systems to allow for future use of recycled water for approved landscaped irrigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280, as may be amended or superseded, is required, The District Engineer must approve any exemption thereto, in conformance with Ordinance 280. n. All irrigation facilities shall be subject to review by IMP DSRSD the District for compliance with District and Dept. of Health Services requirements for recycled water irrigation design. Irrigation plans shall not be approved by the City until review and approval thereof by the City is confirmed. 26 o. The applicant shall coordinate with the District and IMP DSRSD Alameda County Fire Department on required fire flows. The present interim water system is capable if providing a maximum of 3,500 gallons per minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim water system for fire protection. CD ~1`tE~1+t:A~C'1` ITY 73. Construction Noise Management Program/ PL, PW GRAD EDSP Construction Impact Reduction Plan Matrix Developer/Applicant shall conform to the 263, 264 following Construction Noise Management Program/Construction Impact Reduction Plan. Construction shall be conducted so as to minimize the impacts of the construction on the existing community. The following measures shall be taken to minimize construction impacts: 27 Developer/Applicant shall obtain permits for oversized and/or overweight construction loads coming to and leaving from the site. If soil is to be imported or exported from the site, a haul route plan shall be submitted to the City for review and approval. Off-site truck traffic shall be routed as directly as practical to and from the freeway (I-580) to the job Site. Construction traffic may be subject to specific routing, as determined by the Director of Public Works, in order to minimize construction interference with regional non-project traffic movement. Developer/Applicant shall ensure that areas undergoing grading and all other construction activity are watered at regular intervals, and/or other dust control measures are used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Recycled or other non-potable water resources shall be used where feasible. Construction equipment shall not be lefr idling while not in use. All construction equipment shall be fitted with noise muffling devises Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. Further, Applicant/Developer shall keep adjoining public streets and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period as determined by the Director of Public Works. In the event the Applicant/Developer does not complete the clean-up within 48 hours of City's direction, the City has the option of performing the clean-up and charging the costs of such clean-up to Applicant/Developer. Excavation haul trucks shall use tarpaulins or other effective covers. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. Buildings shall be constructed in phases such that most of the construction traffic can be routed into the project without traveling in front of existing buildings that are occupied. During construction, pedestrian access shall be provided from public streets to building entrances as required by the Director of Public Works. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: Inactive portions of the construction site should be seeded and watered until grass growth is evident. Require that all portions of the site be sufficiently watered to prevent excessive amounts of dust. On-site vehicle speed shall be limited to 15 mph. 28 Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. Construction interference with regional non-project traffic shall be minimized by: Scheduling receipt of construction materials to non-peak travel periods. Routing construction traffic through areas of least impact sensitivity. Routing construction traffic to minimize construction interference with regional non-project traffic movement. Limiting lane closures and detours to off-peak travel periods. Providing ride-share incentives for contractor and subcontractor personnel. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low-em fissions tune-ups. During construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. 74. Will-Serve Letter. The developer/applicant shall PW IMP Standard provide documentation in the form of will-serve letters stating that water, sewer, electric, gas, telephone and refuse collection service will be provided to Emerald Glen Village Center by the appropriate utility/service companies to the satisfaction of the Director of Public Works. 75. Temporary construction fencing. The use of B, PW, BLDG Standard any temporary construction fencing shall be PO subject to the review and approval of the Public Works Director, Dublin Police Services and the Building Official. Security lighting and patrols shall be employed as necessary. 76. Hours of operation. Construction and grading PW On-going Standard operations shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:00 p.m. The Director of Public Works may approve work on Saturday and hours beyond the above mentioned days and hours with the understanding that the developer is responsible for the additional cost of the Public Works inspectors' overtime. 77. Waiver of Right to Protest. Applicant/Developer PL, ADM OCC EDSP waives any right to protest the inclusion of the Matrix 17 property or any portion of it in a Landscape and Lighting Assessment District or similar assessment district, and further waives any right to protest the annual assessment for that District. 29 78. Removal of Obstructions. The PW GRAD Standard ApplicanUDeveloper shall remove all trees, including major root systems, and other utility obstructions from building sites that are necessary for public improvements or for public safety as directed by the Director of Public Works. 79. Hold Harmless/Indemnification - PL, ADM Ongoing Standard ApplicanUDeveloper, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning the Tentative Map or Site Development Review to the extent such actions are brought within the time period required in Government Code Section 66499.37 or other applicable law; provided, however, that the ApplicanUDeveloper's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the ApplicanUDeveloper of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 80. Inclusionary Housing. Applicant /Developer PL FM shall comply with the provisions of the City Inclusionary Zoning Regulations through the approval and execution of an Affordable Housing Agreement prior to Final Map approval. In accordance with the Inclusionary Zoning Regulations, the applicant/developer shall either provide 19 Inclusionary housing units available to very low, low and moderate income households as part of the development or pay Inclusionary Housing In-Lieu Fee in the amount in effect at the time of building permit issuance or otherwise demonstrate to the City how alternate methods will meet the requirements of the Inclusionary Zoning Ordinance. 81. Final Geotechnical Report. ApplicanUDeveloper PW Grading Standard shall prepare a Geotechnical Investigation Report Permit covering the project site for review by the City, and (as a minimum) shall design the grading plan based the recommendations outlined in said Report, on the plans and notes for the project, and as required by the City's Grading Ordinance. 30 31 6. Building Permits. To apply for building B BLDG Standard permits, Applicant/Developer shall submit twelve (12) sets of construction plans to the Building Department for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without annotated resolutions attached to each set of plans. ApplicanUDevelopertyill be responsible for obtaining the approvals of all participating non-City agencies prior to issuance of building permits. 7. Plans. All plans shall be fully dimensioned B, PL, PW IMP, Standard (including building elevations) accurately drawn BLDG (depicting all existing and proposed conditions on site), and prepared and signed by a licensed civil engineer, architect or landscape architect. The site plan, landscape plan and details shall be consistent with each other. 8. Permit Issuance. Permits for the primary PL BLDG commercial buildings (M1 and M2) shall be issued prior to the issuance of permits for the third residential building. 9. Public Art. Any public art placed in the project PL On-going Standard shall conform with the requirements of the City of Dublin Public Art Policy and shall be approved prior to completion of the shopping center. 10. Meters. All meters mounted on buildings shall PL BLDG be screened from view with either a trellis structure or some other method to be approved by the Planning Department. 11. Mechanical Equipment. All ducts, meters, PL, B BLDG Standard transformers, air conditioning equipment and other mechanical equipment that is on-site or roof mounted shall be screened from view of all public rights of way. A screening plan shall be submitted for review and approval by the Community Development Director and Building Official prior to approval of Building Permit. Said screening plan shall show that all ducts, meters, air conditioning equipment and other mechanical and utility equipment shall be effectively screened from view with materials architecturally compatible with the materials of the buildings or ifground-mounted by landscaping. 12. Secondary Tower Element at Building M-1. PL BLDG PL The Secondary tower element at building M-1 shall be constructed with `Stained Wood Wall Brackets' (Exterior Material Legend, #8, sheet A2.0) to match proposed brackets on adjacent towers. 32 13. M-2 Building Fagade. The pazapet of the PL BLDG PL northern most building fagade of building M-2 shall be articulated to match all other parapet details. `Accent tiles' (Exterior Material Legend, #7, sheet A2.0) shall be placed between the parapet and wall band to add architectural interest. 14. Masonry walls. All masonry walls, including PL BLDG PL screen walls shall have cap details compatible with the architectural details of the development subject to review and approval of the Director of Community Development. 15. Screen Wall. The screen wall at the rear of PL BLDG PL Building R-2 shall be constructed with `Stained Wood Trellis (Exterior Material Legend, #9, sheet A2.0) to match proposed screen wall at reaz of building M-2. 16. Parking Structure Elevations. The PL BLDG PL applicanUdeveloper shall submit an elevation detail of the parking structure visible between buildings 5 and 1. The parking structure shall complement the architectural design (colors and materials) of the project. 17. Trash/Transformer Enclosures. All trash PL BLDG Standard enclosure areas shall be constructed with roof coverage and concrete pads. Aten-foot by twenty-foot concrete pad shall be provided outside any trash enclosure area. The design and architectural treatment of the enclosures shall match the design theme of the project, building finish and color. Enclosure doors shall be solid (not see through) and painted to match the adjacent walls. 18. Overall Site Parking. Applicant/Developer PL, PW IMP, Standard shall provide parking and all improvements as BLDG shown on the Site Plans and Preliminary landscape Plans (Exhibit A-2) prepared by SGPA Architects and David Gates & Associates, dated received by the Dublin Planning Department on June 13, 2000. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". Handicapped, visitor, employee, and compact parking spaces shall be appropriately identified on the pavement. The developer shall provide a minimum 1-foot wide raised curb or equivalent on landscape fingers and islands adjacent to parking stalls to facilitate pedestrian access. All landscape planters within the parking area shall maintain a five (5) foot curb radius. The width of any parking stall within the parking structure adjacent to a wall shall be adequate to accommodate the swing of a car door. 19. Residential Parking. Applicant/Developer shall PL GRAD Municipal provide residential parking for the project in Code compliance with the City's Pazking Regulations. 33 20. Bicycle Parking. Bicycle parking shall be PL, PW BLDG Municipal provided near the building entries where there is Code adequate lighting and can be surveilled by the occupants. One bicycle rack shall be provided for each 40 parking spaces in the commercial parking lot and one bicycle storage space per dwelling unit in accordance with the City of Dublin Zoning Ordinance and to the satisfaction of the Directors of Public Works and Community Development. 21. Scored Concrete. Scored concrete shall be PL IMP, PL installed at the drive aisle intersection between BLDG buildings K1 and R-3 to emphasize the pedestrian crossing and slow internal traffic. 22. Noise. The building permit plans shall PL BLDG IS/MND incorporate the noise mitigation measures identified in the Mitigated Negative Declaration prepared for the project to bring interior noise levels to under 45dBA and exterior noise levels to 67dB at ground floor patios and 66dBA or lower at upper floor patios and to minimize noise impacts generated by mechanical equipment. The construction plans shall be signed by an acoustical consultant 23. Noise/nuisances. The Developer/Applicant shall PL, PO Ongoing IS/MND ensure that the mitigation measures identified in Standard the Mitigated Negative Declaration regarding hours of deliveries/loading operations and trash collection be enforced to minimize noise impacts affecting residents. In addition, The Developer/Applicant shall control all activities on the site so as not to create a nuisance to the existing or surrounding businesses or residents. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. 24. Maintenance. The Developer/Applicant shall PL Ongoing Standard be responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. The Applicant shall be responsible for cleaning up and disposing of tenant/occupant generated trash and litter on-site and off-site in the neighborhood. 25. Accessory structures. The use of any detached PL, B, F Ongoing Standard accessory structures, such as storage sheds or trailer/container units, used for storage or for any other purpose, shall not be allowed on the site at any time. Outdoor vehicle parking and/or storage, including the storage of materials or equipment of any kind are prohibited. 26. Fire Conditions. Developer shall comply with F BLDG Standard all conditions of the Alameda County Fire Department (ACFD), including: 34 a. Afire Sprinkler System shall be installed. Plans and BLGD calculations shall be submitted to the fire department for review and approval prior to installation. A permit for the system installation shall be applied for and fees paid prior to installation. Sprinkler systems serving more than 100 heads shall be monitored by an approved central station, U.L. listed and certified for fire alarm monitoring. A copy of the U.L. listing shall be submitted to ACFD prior to scheduling the final test system. (Refer to UFC, 1994, Sec. 1003.3 as amended). b. Portable fire extinguishers shall be installed in BLGD accordance with the Uniform Fire Code, and/or State Fire Code. Provide at least one 2A IOBC portable fire extinguisher for each 3000 square feet of floor area. Travel distance to an extinguisher shall not exceed 75 feet of travel distance and shall not be between floors. (Refer to UFC, 1994, Sec. 1002.1) c. Elevators must conform to the provisions of Chapter 30 BLGD of the CFC 1998. The Fire Department strongly recommends that at least one elevator be of a size that will accommodate one gurney and three attendants. d. Signage is required for Fire Sprinkler Riser, Fire Alarm BLGD Room/Panel, Electric Room/Panel, Roof Access and any location that may require access during an emergency. e. A Knox key lock system is required. Applications are BLGD available from ACFD, City Hall, Dublin. Please return the completed application with the building plans when you submit for a permit or prior to final inspection for occupancy. (CFC Section 902.4) E Approved numbers or addresses shall be placed on all OCC new buildings. The address shall be positioned as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Individual suite numbers shall be permanently posted on [he main entrance doors or tenant spaces. (CFC, 1998, Sec. 901.4.4). If rear doors to tenant spaces are installed, they shall include the numerical address corresponding to the address on the front of the building. g. Separate plans and calculations shall be submitted for BLGD the Fire Sprinkler System and Standpipe, Fire Alarm, Fire Underground and Fire Hydrants both on and off site. 27. Police Security Conditions. Developer shall PO BLDG Standard comply with all conditions of the Dublin Police Services, including: a. Developer/Applicant shall comply with all applicable Ongoing City of Dublin Residential and Non-Residential Security Requirements (Municipal Code 7.32.230 Section 1020) b. Exterior landscaping shall be kept at a minimal height Ongoing and fullness giving patrol officers and the general public surveillance capabilities of the area. 35 c. ApplicanUDeveloper shall provide each entrance of the BLGD residential complex and at the "Emergency/Garbage Access" on the west side of the project with an easy to read lighted directory and map, visible from within a vehicle as it enters the complex. d. ApplicantDeveloper shall keep the site clear of graffiti Ongoing vandalism on a regular and continuous basis at all times. Graffiti resistant materials should be used, including appropriate paints and film for windows and appropriate glass. e. Applicant/Developer shall work with the Dublin Police Ongoing on an ongoing basis to establish an effective theft prevention and security program. ApplicanUDeveloper shall submit a security plan for the site for review and approval by the Dublin Police. £ Addressing and building numbers shall be visible and OCC legible from street or road fronting the property and from all approaches to the building. g. All entrances to the parking areas shall be posted with OCC appropriate signs per Sec. 22658(a) of the California Vehicle Code, to assist in removing vehicles at the property owner's/manager's request. h. The parking structure shall be secure and controlled by BLDG electronically controlled gates and security screens over ventilation spaces to prohibit access by unauthorized persons. Access to interior areas of the complex and buildings shall be key or card key controlled. Any additional fences or areas, such as the swimming pool, shall be master keyed to only allow access by residents. i. Commercial tenants shall complete a"Business Site OCC Emergency Response Card" and deliver to the Police Department. 28. Lighting Plan/Isochart. The PL, B, PO BLDG Standard Developer/Applicant shall prepare a Lighting Isochart to the satisfaction of the Director of Public Works and Director of Community Development. Exterior lighting shall be provided within the parking lot and on the building and shall be of a design and placement (directed downwards) so as not to cause glare or unwanted overspill onto adjoining properties or adjacent roads. Lighting used after daylight hours shall be adequate to provide for security needs. Exterior lighting shall be provided around the perimeters of the buildings and in the parking areas. All lighting fixtures shall be of a vandal- resistant type. Lighting poles shall be of an appropriate height and scale subject to the approval by the Community Development Director. The Dublin Police Services and the Community Development Department prior to the issuance of a building permit shall approve a final lighting plan. 36 29. Final Landscaping and Irrigation Plan. PL, PW BLDG PL Applicant/Developer shall submit a Final detailed Landscaping and Irrigation Plan (at 1" _ 20'), which shall be subject to review and approval by the Director of Community Development and the Director of Public Works prior to the issuance of any building permit. Landscaping shall be chosen for its compatibility with recycled water. The Final Landscape Plan shall be generally consistent with the submitted preliminary plans and shall show the following: a. Location, size and number of all proposed plants and trees. A combination of 15-gallon and 24" box trees shall be used to provide more immediate effect. b. Location of all utilities, monument signs, outdoor seating areas, light features, berms, paths, fencing, furniture details and any water features /fountains and items denoted as `corner marker by architect' or `sculpture/seating corner treatment' on submitted plans. c. Lighting plan including pedestrian level, security and parking lot lighting. d. Landscape plantings to adequately screen the view of the service area from Glynnis Rose (Park) Drive and Building 4 shall consist of dense, fast growing appropriately spaced vertical trees and groundcover. e. Landscape plantings of base of buildings and trellises for visual relief and to provide an attractive retail environment. f Enhanced landscaping at building P-1 and R-4 adjacent to Tassajara Road and Dublin Boulevard to minimize hardscape and provide an attractive environment. g. All enclosures shall be designed with adjacent planter strips to allow for the landscaping of enclosure walls. 30. Additional Landscaping. Due to the lack of PL BLDG, PL specifics shown on the submitted landscape OCC plans, the Community Development Director may require additional landscaping to be shown on the 5na1 landscape plan prior to the issuance of a building permit or require the installation of additional landscaping prior to occupancy of any building to provide additional shade, visual relief and an attractive environment for the public. 31. Landscape Features. Any landscape features PL BLDG PL including water features/fountains and items denoted on the submitted plans as `corner marker by architect' or `sculpture/seating corner treatment' shall be shown on the Final Landscape Plan. The applicant/developer shall submit plans including elevation details, color & materials for approval by the Community Development Director prior to the issuance of any building permit for the Emerald Glen Village Center. 37 32. Cart Corral Areas. Any proposed cart corral PL IMP, PL areas within the parking lot shall be shown on BLDG the improvement/building plans. Cart collection areas shall not displace any landscaped areas shown on the submitted plans. 33. Lighting. Lighting in landscaped areas PL, PW BLDG Standard throughout the project shall be subject to review and approval of the City's Landscape Architect, Planning and Public Works Departments, in consideration of IES standards for lighting in public areas. 34. Obstruction. Landscaping shall not obstruct the PL, PW Ongoing Standard sight distance of motorists, pedestrians or bicyclists. Except for trees, landscaping at drive aisle intersections shall not be taller than thirty (30) inches above the curb. 35. Backflow Devices. Backflow devices shall be PL BLDG Standard Standard screened from view by means of fencing, enclosures, landscaping and/or berms. 36. Standard Plant Material, Irrigation System PL OCC Standard and Maintenance Agreement. Applicant/Developer shall sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. 37. Odors. To minimize the impact of objectionable PL BLDG Standard odors to residential occupants of the project, commercial tenants involving grocery, restaurant and other food uses shall install appropriate ventilation and/or scrubbers. 38. Housing and Employment Monitoring FIN OCC EDSP System. Prior to opening for business, each Matrix: 4K business shall provide a list to the City of the number, type and salary level of employees for the business in order for the City to implement the required housing and employment monitoring system required by the Easter Dublin Specific Plan. 39. LAVTA Developer/Applicant shall provide bus PW OCC EDSP passes for employees per LAVTA requirements. Matrix 40. Health, Design and Safety Standards. Prior to PW, PL OCC Standard final approval allowing occupancy of any new building, the physical condition of the building shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the site shall PL be complete to allow for safe traffic movements to and from the site. b. All traffic striping and control signing on PW streets providing access to the site shall be in place. c. All street name signs on streets providing PL access to the homes shall be in place. 38 d. Exterior lighting shall be provided for PW building entrances and shall be of a design and placement so as not to cause glare onto adjoining properties. e. All repairs to the street, curb, gutter, and PW sidewalk which may create a hazard shall be completed to the satisfaction of the Director of Public Works and any non- hazardous repairs shall be complete and/or bonded for. h. All sewer clean-outs, water meter boxes, PW and other utility boxes shall be set to grade to the approval of the Director of Public Works. i. The buildings shall have received all B necessary inspections and have final approval by the Building Department to allow occupancy. j. All fire hydrants in streets providing access F to the site shall be operable to City and ACFD standards. k. All streets providing access to the site shall PW, F be improved to an adequate width and manner to allow for fire engine circulation to the approval of the Director of Public Works and ACFD. 41. Energy Conservation. Building plans shall PL, PW BLDG ESDP demonstrate the incorporation of energy Matrix conservation measures into the design, 3.4/46.0 construction, and operation of proposed development. MASTER SIGN PROGRAM SITE DEVELOPMENT REVIEW 39 This Master Sign Program Site Development Review approval for PA-00-003 establishes the design concepts and regulations for Signage for Emerald Glen Village Center. Development pursuant to this Site Development Review generally shall conform to the approved plans and documents available on file in the Department of Community Development unless modified by the following conditions 2. Effective Date. The Site Development Review PL Ongoing Standard shall not become effective until the proposed Planned Development Rezone has become effective. 3. Signs not included in Master Sign Program. PL On-going Standard All signs not specifically provided for or prohibited in Attachment 6 shall be governed by the provisions of the City's Zoning Ordinance. 4. Tenant's obligation.The tenant's obligation to PL On-going Standard conform to the approved Master Sign Program shall be incorporated into the individual tenant lease agreements as a binding requirement. 5. Building Codes. The Applicant shall comply B BLDG Standard with all applicable regulations and requirements of the Uniform Building Code and the State of California, Title 24 provisions. 6. Tenant Signs. If tenants or tenant signs change, PL Ongoing Standard all mounting holes from previous tenant signs shall be repaired and walls repainted prior to mounting the new signs. If the use or tenant space ceases to operate for (90) ninety days, the tenant signs shall be removed and mounting holes and walls shall be repaired and repainted. 7. Vehicle Signs. Any vehicles with signage shall PL Ongoing Standard be parked as close as practical to the business it serves. Said vehicles cannot be parked adjacent to the Dublin Boulevard, Tassajara Road, or Glynnis Rose (Park) Drive frontages or on the public street. Vehicles with signage shall be used in the normal course of business and shall not be used as a sign platform or for the sole purpose of attracting people to a place of business. 8. Maintenance. All signs shown in Attachment 6, PL Ongoing Standard shall be well-maintained in an attractive manner and in accordance with the approved plans. Any indirect light fixtures used to illuminate any signage shall be glare-shielded. 9. Violation. This approval shall be subject to PL Ongoing Standard Zoning Investigator review and determination as to compliance with the conditions of approval. Any violation of the terms or conditions of this permit may be subject to the issuance of a citation. ]0. Revocation. This Master Sign Program/Sign Site PL Ongoing Standard Development Review approval shall be revocable for cause in accordance with Section 8-96.I of the Dublin Zoning Ordinance AYES: NOES: PASSED, APPROVED and ADOPTED this I Ith day of July, 2000. ATTEST: Planning Commission Chairperson Community Development Director 40 CITY OF DUBLIN 100 Civic Plaza Dublin CA 94568 (925) 833-6630 PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL The Developer and it's representatives (engineer, contractor, etc.) must meet and follow all the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscaped Ordinance. ARCHAEOLOGY: 1. If, during construction, archaeological materials are encountered, construction within 100 feet of these materials, shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. BONDS: 2. The developed shall provide Performance (100%), labor and material (50%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to approval by the Director of Public Works/City Engineer prior to approval of the Final or Parcel Map. 3. Prior to acceptance of the project as complete and the release of securities by the City: a) All improvements shall be installed as per the approved Improvement Plans and Specifications. b) All required landscaping shall be installed. c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and , if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. ATTACHMENT A - 1 - Rev: 1-97 ~ A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. 4. Upon acceptance of the improvements and receipt of required submittals, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 5. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: 6. Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on atwo-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: 7. Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. 8. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 9. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence including 1 foot of freeboard. 12. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of--way. 13. Storm drainage facilities shall be designed to meet the following capacity: Drainage area Design Storm less that 1 sq. mile 15 year - z - Rev: 1-97 1 to 5 sq. miles 25 year over 5 sq. miles 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100- year storm level. 14. No buildings or other structures shall be constructed within a storm drain easement. 15. Developer shall provide "trash racks" where storm drainage improvements intercept natural drainage channels. An all-weather maintenance road shall be constructed to the trash racks. 16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum slope. 17. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. 18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. 19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. 20. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. 21. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 23. No drainage shall be directed over slopes 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 26. All public streets shall drain into storm drain systems before being discharged into established drainage channels. - 3 - Rev: 1-97 27. The developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works/City Engineer shall determine which requirements shall apply. DUST: 28. Areas undergoing grading, and all other construction activities, shall be watered, or other dust- palliative measures may be used, to control dust, as conditions warrant or as directed by the Director of Public Works/City Engineer/City Engineer. NPDES: General Construction: 29. For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP The developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. For projects disturbing less than five (5) acres an erosion control plan shall be submitted with the grading plan. 30. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at the construction site at all times. 31. Between October ]and April 15 unvegitated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. 32. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. 33. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed azound the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 34. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. 35. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these aeeas before sweeping. - 4 - Rev: 1-97 36. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatering activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. 37. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. 38. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not dischazge wash water into street gutters or drains. 39. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless detailed erosion control plan reviewed by the Director of Public Works/City Engineer/City Engineer and implemented by the contractor. 40. Fueling and maintenance of vehicles shall be done off-site unless an approved fueling and maintenance area has been approved as part of the SWPPP. CommerciaUIndustrial Developments: 41. The project plans shall include storm water pollution prevention measures for the operation and maintenance of the project for the review and approval of the Director of Public Works/City Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 42. The project plan BMPs shall also include erosion control measures described in the latest version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system. 43. The developer is responsible for ensuring that all contractors aze aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 44. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the Dublin-San Ramon Services District (DSRSD). -s- Rev: 1-97 45. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. Implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with arust- inhibitive paint. 47. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this azea. Drains in any wash or process area shall not dischazge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 48. All paved outdoor storage aeeas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City Engineer/City Engineer. 49. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. 50. Sidewalks and pazking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and dischazged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 51. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works/City Engineer/City Engineer for review and approval prior to the issuance of a building permit. 52. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "run-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 53. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 54. Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitazy sewer. This wash azea must be covered and designed to prevent "run-on" to, and runoff from, the azea. A sign must be posted indicating the designated wash area. Sanitary connections aze subject to the review, approval and conditions of the DSRSD. 55. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas Rev: 1-97 - 6 - must be degraded and constructed to prevent "run-on" to, or runoff from, the azea. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing azea. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October IS) and once in January. Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City Engineer/City Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 59. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 60. The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are aware of, and implement, all storm water quality measures and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 61. All on-site storm drain inlets must be labeled "No Dumping -Drains to Bay" using an approved methods. 62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with arust- inhibitive paint. 63. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or recycling area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 64. When a common azea car wash is provided, no wash water shall discharge to the storm drain system. The car wash azea should drain to the sanitary sewer. The area must be covered and designed to prevent excess rainwater from entering the sanitary sewer. Contact the local permitting authority and POTW for specific connection and discharge requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote - 7 - Rev: 1-97 surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with pazking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of--way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets where they intersect public streets. No special paving or concrete paving will be allowed in public streets. 71. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standazds plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical representative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylazs or photo mylazs with three sets of blue prints must be submitted to the City. 72. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1 % and a maximum gradient of 5%. 73. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. 74. All residential building pad elevations must be above the 100-year flood level. 75. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. 76. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of--way. - a - Rev: 1-97 77. Minimum sight distance for public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. 78. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City Engineer/City Engineer. 79. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. 80. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) EASEMENTS: 81. The Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements required outside of the subdivisron. The easements and/or rights-of--entry shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City Engineer. EROSION: 82. Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until Aprrl ISth unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP /PARCEL MAP: 83. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City Engineer/City Engineer. 84. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Depaztment. Upon completion of construction, the City's mylaz shall be modified to an "as- built" plan (mylar) prepared by a Registered Civil Engineer. A declazation by a Civil Engineer and _ g _ Rev: 1-97 Soils Engineer that all work was done under his supervision and in accordance with recommend- ations contained in the soils report shall be submitted to the Public Works Department. 85. For storm drains outside the public right-of--way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 86. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 87. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 88. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer/City Engineer prior to approval of the Final/Parcel Map. These easements shall allow for vehicular and utility service access. 89. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 90. All street dedications shall include working easements for slope maintenance 91. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer . FIRE: 92. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 93. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority; All such work will be subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer and Dublin San Ramon Services District. 94. Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. 95. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGE IMPROVEMENTS: - i o - Rev: 1-97 96. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of--way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 97. The design and improvements of the Subdivision shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 98. Grading shall be designed in conformance with the approved tentative map. The grading plan shall incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 99. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. 100.Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged wrth the Director of Public Works/City Engineer/City Engineer. lO1.If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. 102.Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of--entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. 103.Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Director of Public Works/City Engineer/City Engineer. 104.The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. lOS.Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to Rev: 1-97 - 11 - the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazazds of land slippage, erosion, settlement, and seismic activity. 106.Landslide and erosive azeas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these azeas as stated in the geotechnical investigation. 107.Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicant shall submit details as to how it will be done and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval. 108.A11 unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 109.Grading within a designated open space azea shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 110.A11 cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants, placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors. 111.A11 landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazazds Abatement District (GRAD). The developer or homeowners' association are responsible for financing the GHAD. The administration of the GHAD is to be determined at the Final Map stage. 112.A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the bottom of slopes where open space abuts private property. 113.The project civil engineer shall certify that the finished graded building pads aze within ± 0.1 feet in elevation of those shown on approved plans. HANDICAPPED ACCESS: 114.Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS AGREEMENTS, AND SECURITIES: 115.Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." - iz - Rev: 1-97 116.A11 improvements within the public right-of--way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 117.The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 118.Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 119.The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Dram plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 120.The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 121.A11 required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. MAINTENANCE OF COMMON AREA: 122.Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. MISCELLANEOUS: 123.Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1" = 400` scale, and 1" = 200' scale for City mapping purposes. 124.The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 125.A11 construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City Engineer/City Engineer. 126.The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, Rev: 1-97 - 13 - officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the developer of any claim, action, or proceedings. 127.In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of the project's conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approval of all participating non-City agencies prior to the issuance of building permits. PERMIT: 128.Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of- way or impacting their facilities. 129.An encroachment permit shall be secured from the Director of Public Works/City Engineer/City Engineer for any work done within the public right-of--way where this work is not covered under the improvement plans. 130.The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 131.Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 132.Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 133.During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: - 14 - Rev: 1-97 134.Pazk land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 135.The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and famish the test reports to the Director of Public Works/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. STREET LIGHTS: 136.Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for street lights is 5%. 137.Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 138.The developer shall famish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standazds of the City of Dublin. Addresses shall be assigned by the City Building Official. 139.Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 140.The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as aze approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 141.Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. curbs shall be provided with root shields. TRAFFIC: Trees planted within, or adjacent to, sidewalks or 142.The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the -is- Rev: 1-97 City. If a regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 143.A11 new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be installed along the project frontage to accommodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer. 144.Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office centers shall provide car and van pool preferential parking spaces as required by the Director of Public Works/City Engineer/City Engineer. 145Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City Engineer/City Engineer. UTILITIES: 146.Electrical, gas, telephone, and Cable TV services, shall be provided underground to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 147.Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 148.The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 149.Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 150. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 151.Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood control, Zone 7 . 152.Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 153.Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. - 16 - Rev: 1-97 154.Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. ZONING: 155.Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. 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I , ~w~~ it a ~ Ilj Illy i ~ I I' i I ~._ ~ i~~ i~ ~ I ~ e i { ICI i a ~~ ~ I I ~' - i ~ i I j~l li ~I ~~I~j I~~ ~I i ORDINANCE NO. - 00 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED NORTH OF DUBLIN BOULEVARD AND WEST OF TASSAJARA ROAD (APN 986-0005-028 (A PORTION) AND 005) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR EMERALD GLEN VILLAGE CENTER (PA-00-003) WHEREAS, the applicant, Shea Properties, has requested approval of a Planned Development Rezone/Development Plan for Emerald Glen Village Center as shown in the Development Plan (attached as Exhibits A-1 & A-2) on land generally located north of Dublin Boulevazd and west of Tassajaza Road (APN 986-0005-028 (a portion) and 005); and WHEREAS, the Applicant has submitted a complete application for a Planned Development Rezone, including a Development Plan (Exhibits A-1 & A-2) for Emerald Glen Village Center as required by Chapter 8.32 of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter; and WHEREAS, the site will be rezoned from "Planned Development " to "Planned Development"; and WHEREAS, the potential environmental effects of the proposed project have been previously addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and WHEREAS, an Initial Study has been prepazed for the project, to evaluate site-specific impacts of the project (to a greater level of detail than in the Program EIR) pursuant to CEQA guidelines Section 15168. Based on the Initial Study, a Mitigated Negative Declazation and Mitigated Monitoring Program has been prepared for the project with the finding that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Study, the potential site-specific impacts of the project would be reduced to a level of insignificance. The Program EIR and Initial Study adequately describe the impacts of the project, and there have been no :>ubstantial changes or new information that would be outside the scope of the Program EIR; and WHEREAS, the Planning Commission did hold a properly noticed public heazing on said applications on July 11, 2000, and did adopt a Resolution recommending that the City Council approve a Planned Development Rezoning and Development Plan for Emerald Glen Village Center (PA 00-003); and WHEREAS, a properly noticed public hearing was held by the City Council on July 18, 2000; and August 1, 2000; and ATTACHMENTS WHEREAS, a Staff Report was submitted recommending that the City Council approve the application; and WHEREAS, on July 18, 2000 the City Council adopted a Mitigated Negative Declazation and Mitigation Monitoring Program for Emerald Glen Village Center (PA 00-003); and WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City Council makes the following findings: 1. The proposed Planned Development Rezone meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a desirable use of land and an environment that will be sensitive to surrounding land uses by virtue of the layout and design of the site plan. A mixed-use development involving residential and retail commercial uses is consistent with the policies of the Eastern Dublin Specific Plan for a General Commercial use on this site; and 2. The Planned Development Rezone is consistent with the general provisions, intent and purpose of the PD Zoning District of the Zoning Ordinance. The Planned Development Rezone will be appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and Development Standards, which will be compatible with existing and proposed residential, commercial and public uses in the immediate vicinity and will enhance the development of the Specific Plan Area; and 3. The planned Development Rezone is consistent with the general provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said Plan; and 4. The Planned Development Rezone is consistent with the general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and 5. The Planned Development Rezone will provide efficient use of land pursuant to the Eastern Dublin Specific Plan that encourages the development of mixed-use projects as a means of reducing auto traffic, promoting pedestrian activity and creating a vital retail environment; and 6. The Planned Development Rezone will not have a substantial adverse effect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement, as all applicable regulations will be met; and 7. The Planned Development Rezone will not overburden public services or facilities as all agencies must commit to the availability of Public Services prior to the issuance of any building permits as required by the Eastern Dublin Specific Plan policies and Mitigation 2 Measures; and 8. The Planned Development Rezone will be consistent with the policies of the Dublin General Plan; and 9. The Planned Development Rezone and accompanying Site Development Review, will be compatible with and enhance the general development of the area and will create an attractive, efficient and safe environment; and 10. The Planned Development Rezone will benefit the public necessity, convenience and general welfare; and 11. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the additional site specific mitigation measures identified in the Initial Study (Attachment 6 to Staff Report) will apply to the Project, along with the conditions made a part of project approval, as the reporting and monitoring program required by Public Resources Code 21081.6 for the Project WHEREAS, the City Council did heaz and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, the Dublin City Council does ordain as follows: Section 1: Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the following property ("the Property") to a Planned Development Zoning District: Approximately 19 acres of land know as Emerald Glen Village Center (Alameda County Surplus Property Authority, Site 3) on land generally located north of Dublin Boulevazd, west of Tassajara Road, more specifically described as Assessor's Pazcel Numbers: 986-0005-028 (a portion) and 005. A map of the rezoning area is shown below: SECTION 2. The regulations of the use, development, improvement, and maintenance of the Property are set forth in the Development Plan for the Emerald Glen Village Center (Exhibits A-1 & A-2, hereto) which are hereby approved. Any amendments to the Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. Except as provided in the Development Plans, the use, development, improvement and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance. SECTION 4. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 5 This ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before the expiration of fifreen (15) days after its passage, it shall be published once, with the names of the Councilmembers voting for and against same, in local newspaper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _th day of 2000, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk g: \PA00-003 \re zord. d o c SIGNAGE GUIDELINES FOR EMERALD GLEN VILLAGE CENTER Dublin, California May I Z, 2000 June 6, 2000 ATTACHMENT 6 ~ SGPA Architecture and Planning 200 Rne Street, Studio 500 San Francisco, California 94104 TABLE OF CONTENTS I.0 Purpose 2.0 Definitions 3.0 Signage Review, Approvals, Permits and Installation 3.1 Landlord Approval 3.2 City of Dublin Approval 3.3 Permits 3.4 Installation 4.0 General Construction Specifications 5.0 General Project Signage Guidelines -All Tenants 5.1 Blade Signage 5.2 Permanent Window Signs 5.3 Banner Signage 5.4 Temporary Promotional Signs 5.5 Tenant Awning Signage 5.6 Miscellaneous Tenant Identification Signage 5.7 Prohibited Signage 5.8 Address Signage 5.9 Conditions of Lease b.0 Specific Signage Guidelines 6.1 Monument Signage Guidelines b.t.l Project Entry Monument Signage 6.1.2 Multiple Tenant Identification Monument Signage 6.1.3 Site Directional Signage 6.1.4 'Coming Soon' Temporary Monument Signage - 6.2 Major Retail Tenants Signage Guidelines 6.2.1 Wall /Fascia Signage 6.2.2 Blade Signage 6.2.3 Permanent Window Signs 6.2.4 Banner Signs 6.2.5 Temporary Signs 6.2.6 Tenant Awning Signage F:11 9 9 919 9 02 5\990]SPo11pROfINf01pDDOCS-Il51GNAGEWPD June 6, 2000 -Page 6.3 In-Line & Retail Pad Tenant Signage Guidelines 6.3. I Wall /Fascia Signage - In-Line Retail 6.3.2 Wall /Fascia Signage -The Avenue 6.3.3 Wall /Fascia Signage -Retail Pad Buildings 6.3.4 Blade Signage 6.3.5 Tenant Permanent Window Signage 6.3.6 Banner Signs 6.3.7 Temporary Signs 6.3.8 Tenant Awning Signage 6.4 Tenant Signage Matrix 6.5 Garage Signage Guidelines 6.5.1 Wall /Fascia Signage 6.5.2 Directional/Informational Signage 6.6 Site Residential Signage Guidelines 6.6.1 Residential Monument Signage 6.6.2 Residential Directional Signage 6.6.3 Residential Entry Call Box 6.6.4 Wall /Building Signage F:1199M990'15\99bt5P0~\PROJINfO\PDDOCS-11SIGNAGEWFD June 6, 2000 -Page 2 List of Exhibits Exhibit A Site Plan Exhibit B Project Entry Monument Signage A Exhibit C Multi-Tenant Identification Monument Signage B- I Exhibit D Residential Monument Signage B-2 Exhibit E Site Directional Signage C Exhibit F "Coming Soon" Monument Signage Exhibit G Major Tenant Wall/Fascia Signage Exhibit H Blade Signage Exhibit I Not Used Exhibit J Banner Signage Exhibit K Tenant Awning Signage Exhibit L Tenant Permanent Window Signage Exhibit M In-Line Retail Wall/Fascia Signage Exhibit N End-cap Retail Wall/Fascia Signage Exhibit O Wall/Fascia Signage- Ground Level Retail Exhibit P Parking Garage Signage Exhibit Q Residential Signage Exhibit R Residential Callbox Exhibit S Not Used Exhibit T Signage Calc. Exhibit Color Material Board Ft1999199035\99@SPdl1PROJINfO\RJOOCS-IISIGNAGEWPD June 6, 2000 -Page 3 I.0 Purpose The purpose of the signage program is to ensure that the integrity of the signage for Emerald Glen Village Center is presented with diversity and creativity while maintaining standards that achieve consistency throughout the project These Guidelines are established for Tenanu at Emerald Glen Village to provide a coordinated graphic system that communicates information in a distinctive and aesthetically pleasing manner. The visual consistency created by the criteria minimizes confusion and promotes an image of quality which unites all of the individual establishments within Emerald Glen Village Center. The Guidelines establish minimum standards that are reasonable and equitable while providing sufficient flexibility to accommodate the Tenant's need to be recognizable and marketable, to reflect each retail chain Tenant's graphic prototypes, and to encourage tasteful innovation. It is the responsibility of each Tenant to submit design drawings of the proposed signage to the Landlord and to the City of Dublin for approval prior to the installation of any signage. The use of professional environmental graphic designers and professional signage companies to determine design detailing and sign placement is highly encouraged. Deviations from these Guidelines will only be considered if the overall purpose is to exceed the quality standards set forth herein. The Guidelines and requiremenu for the submittal process is detailed in Section 3.0, Signage Review, Approvals, Permiu and Installation. F11999199025\99029F01\P0.0fINF0\PDD06-I\SIGNAGEWPD June 6, 2000 -Page 4 2.0 Definitions Blade Signage Signage suspended from abuilding/canopy soffit or cantilevered from abuilding/canopy wall/fascia. Refer to Exhibit H. Building Elevation Vertical exterior wall surface of a building. The Avenue Area within the Emerald Glen Village Center project which contains Retail and Restaurant use Tenants and is denoted as 'The Avenue' on the Site Plan Exhibit A. End-Cap Tenant Tenants designated as 'End-Cap' Tenants are located at the end or corner tenant space of a series of in-line tenants. Architectural features and corner entries help to designate an End Cap tenant Refer to Exhibit N. Fascia Vertical wall surface of a canopy. Graphic Logo The symbol image of a company; may or may not include words or letters. In-Line Tenant Tenants designated as `In-Line' tenanu are located as part of a series of consecutive or attached tenant spaces separated by shared tenant demising walls. Refer to Exhibit M. Landlord Owner/Developer of the buildings within the Emerald Glen Village project. Major Retail Tenant Single use Retail Tenant with a tenant space square footage of at least 10,000 sf in a building. Monument Sign Freestanding sign or perimeter site wall sign which contains Signage identifying Tenants within the Emerald Glen Village Center project. Permanent Banner Permanent Signage on light poles within the Emerald Glen Village Center project. Primary Business Frontage Building frontage associated with a main Tenant entrance. Retail Pad Afree-standing building within the overall development not ' attached to the Major Retail Tenanu and containing no more than two (2) uses. Signage Area The square footage of individually applied letters for Tenant identification is defined as the area contained within the smallest F:\1999199025\99@SFW\P0.0~INF0\FODOCS-IISIGNAGEWF9 June 6, 2000 -Page 5 rectangles that will enclose each grouping of letters and/or Graphic Logo. The area of each side of two-sided signs shall be added together in calculating the signage area of these signs. (See Exhibit T for example). Temporary Signs Signage displayed for a designated period of time, not permanently attached to buildings or tenant storefrontldisplay glazing. Refer to Section 5.4 for additional information. All colors and materials for temporary signage are subject to approval by the City of Dublin and Landlord. Tenant A business entity leasing or owning a business within the Emerald Glen Village project site. Tenant Service A service provided by a Tenant F:11999\99015199025PW\PItOJINFOIPDD06-IISIGNAGEWPD June 6, 2000 -Page 6 3.0 Signage Review, Approvals, Permits & Installation • All Signage shall be reviewed for conformance with these Guidelines and overall design quality. Approval or disapproval of Signage submittals shall remain the right of the Landlord and the Ciry of Dublin. 3. I Landlord Approval • Tenana shall submit for approval one (I) reproducible copy and three (3) additional copies of detailed Signage drawings indicating the location, size, copy layout, materials, colors, illumination and method of attachment At least one (1) drawing of the Signage must be in color. Provide material and color samples if requested by the Landlord. All materials and colors are subjett to approval in the field by the Landlord. The plans must include the building elevation, the location of Signage on the building, a site plan indicating the location of the Tenant within the project, and construction specifications and details of the proposed Signage. • If the plans submitted to the Landlord are not acceptable or require revisions, they must be resubmitted unless they are approved 'with conditions: • After plans are approved by the Landlord, one (I) set of the approved submittal shall be retained by the Landlord, one (I) set of the approved submittal shall be returned to the Tenant, and one (I) set of the approved submittal shall be submitted to the City of Dublin by the Tenant 3.2 City of Dublin Approval • Four (4) sets of plans, including the stamped and approved set from the Landlord, are to be submitted to the Ciry of Dublin Building Department All mounting details for Signage must be submitted to this department All electrically illuminated Signage shall require an electrical permit. At least one (I) drawing of the Signage must be in color. Provide -material and color samples if requested by the City of Dublin. All materials and colors are subject to approval in the field by the Ciry of Dublin. The plans must include the building elevation, the location of Signage on the building, a site plan indicating the location of the Tenant within the project, and construttiort specifications and derails of the proposed Signage. 3.3 Permits All permits for Signage and their installation required by the Ciry of Dublin shall be obtained by the Tenant or iu representative at Tenant's expense prior to installation. F:11999199035\99015PW1PROJINfO1PDDOfS-Il51GNAGEWPD June 6, 2000 -Page 7 3.4 Installation • All signage shall be constructed and installed at Tenant's expense. • Tenants shall be responsible for the installation and maintenance of their signage. • The Tenant's Signage Contractor shall be licensed by the state of California, and shall carry workman's compensation and public liability insurance against all damage suffered or done to any and all persons and/or property while engaged in the construction or erection of signage. • Tenant's Signage Contractor shall repair any damage caused by his work. Damage to structure that is not repaired by the Contractor shall become the Tenant's responsibility to correct. • Signage not installed and operable in accordance with previously approved plans shall be corrected by the Tenant upon request of the Landlord. If not corrected within 30 days, signage may be corrected by the Landlord at the Tenant's expense. 4.0 General Construction Specifications • Signage must be construtted and installed to meet or exceed all applicable codes and Ciry requiremenu. • Not withstanding the following signage Guidelines, Tenanu may utilize standard corporate Logos and/or prototypical signage Graphic, subject to the approval of the Landlord and the City of Dublin. • All electrical signage shall bear the Underwriters Laboratories (UL) label of approval. • All exterior signage shall be secured by concealed fasteners or, if exposed, fasteners of stainless steel, nickel or cadmium plated. All raceways, transformers, electrode boxes, _switches, wiring, conduit and access hatches shall be concealed. • Tenant's elettrified signage shall be connected to the Tenant's house panel and controlled by a time clock or energy management system. • All penetrations of the building structure required for signage installation shall be neatly sealed and water tight Color and finish of attachmenu and sealanu shall match adjacent exterior finishes. • Surfaces of all signage are intended to be flat without bulges, oil-canning or other deformities. Any welded seams on signage faces should be finished smooth. F:11999\99025\99025Po4\FliofINFO\PDDOCS-I\SIGNAGEWPD June 6, 2000 -Page S 5.0 General Project Signage Guidelines 5. I Blade Signage Quantity: Each Retail Tenant may install one (I) double-sided Blade Sign. Location: Each Retail Tenant Blade Signage shall typically be mounted to the wall perpendicular to the front building elevation. See Exhibit H. Size: Retail Tenant Blade Signage shall be a maximum of 3 square feet each face; a maximum height of I'-6" and a maximum overall depth of 8". See attached Blade Signage Exhibit H. Content Sign content shall be limited to the Tenant's name and/or Graphic Logo. Materials: Blade Signage shall be constructed of any of the following materials: A. Painted metal. B. Natural metal finish. C. Baked enamel finish on metal. D. Push-Through Acrylic Letters on painted metal face. Support bracken for Undercanopy Blade Signage shall be constructed as indicated in the Exhibit H. 5.2 Permanent Window Signs General: The purpose of permanent window signage is to provide an attractive and effective means of identification for the business or for products and services provided. Permanent window signage should enhance the overall visual impact of the Center for the public. All signs or graphics within ten (10) feet of a window or storefront that can easily be seen from the exterior shall be considered window signage. Exceptions shall be considered on a case by case basis only if it meets the overall design intent consistent with the store and overall project design for the Center. Quantity: The quantity of window signs shall not be limited, but shall be subject to the maximum allowable sign area appplieable: to that tenant Location: Permanent window signs must be located within the glass panel area with no part of the sign overlapping the window mullion or frame. No window signs shall be displayed on the storefront doors, or the glass areas directly above the doors (except address numbers). Operational hours, credit cards accepted, telephone numbers, etc., shall be located on the glass adjacent to the entry door(s) per Exhibit L. All windows signs must be applied to the inside face of the glass. The location of all window signs must be approved by the City of Dublin and the Landlord. F\1999\9 9 02 519 9 02 5Po11PItOJINfO\PDpOCS-IISIGNAGEWPD June 6, 2000 -Page 9 Size: Permanent window signage shall be compatible with glass dimensions and window mullion locations. The maximum area for all window signs (permanent. and temporary) shall be no more than twenty-five percent (25%) of the overall window panel area as per Exhibit L. Content: Sign content shall be consistent with Tenant's overall graphics and identity package. Sign content and layout shall be subject to approval by the Ciry of Dublin and the Landlord. Materials: Permanent window signs shall be limited to the following: • Individual vinyl or professionally painted letters or logos applied directly to the surface of the glass. • Floor mounted pedestal signs with metal or wood frames. • Ceiling suspended signs of metal, wood, or neon. • Ceiling suspended signs of poster board, foamcore, or banner fabric with wood or metal supporu on at least two sides of the sign panel. • Internally illuminated signs, floor mounted or ceiling suspended, may be allowed at the discretion of the Ciry of Dublin and the Landlord. • Materials and colors shall be subject to the approval of the Ciry of Dublin and the Landlord. Installation: Floor mounted signs must be supported by a metal stand or support. Ceiling mounted signs must be hung with either wire or cable that has minimal visual impact. Chains will not be allowed for hanging signs. All signs shall be permanently attached. The use of tape, staples, suction cups, tacks or similar attachment methods are not allowed. 5.3 Banner Signage General: The purpose of Banner Signs is for the Landlord to provide additional graphics to pedestrian areas. Banner Signs shall be attached to support arms at the top and bottom of banner (See Exhibit J). Quantity: The total number of Banners allowed within the project site shall not exceed twenty (20) Banners. Location: Banners shall be located within pedestrian walkways. Banner Signs shall be located on banner light poles along the pedestrian walkway in front of the Retail tenanu. (11999\99035\99p25Po1\PRO~MfO\PDDOCS-I\SIGNAGEWPD June 6, 2000 -Page 10 Size: The two-sided banners shall be a maximum of four (4.0) feet high and a maximum of one and one half (1.5) feet wide. Banners shall be a maximum of six(6) square feet each face. The overall maximum allowable area for all Banners within the project shall be 120 square feet See Exhibit J for additional information. Content Banners may display seasonal (holiday) events, civic evenu, and/or project identity. Materials: Banner Signs shall be made of non-fading, fire & mildew resistant canvas fabric material (consistent with quality of awning and other banner signage materials at the center) with silkscreened or painted graphics. It is recommended that dark fabric colors be used with light color graphics to avoid the "see-through" effect of the double-sided banners. 5.4 Temporary Promotional Signs General: Tenanu are allowed temporary or promotional signage to convey information announcing retail sales events, seasonal/stock promotions, and community attivities or a condition of short and limited duration. Temporary signs may be displayed for a period no greater than fifteen (15) days. A minimum waiting period of thirty (30) consecutive calendar days is required prior to displaying a temporary sign. Tenanu wishing to replace temporary window signage on a regular basis, may submit to the Ciry a Proposed Changing Sign program. The approved program will allow for replacement of temporary signs on a regular basis without the necessity to obtain a separate sign permit for each new sign. The changing window sign program must provide consistent signage location and size. The changing window sign program must also be consistent with the standards for permanent window signs (See 5.2 above). Location: A temporary window sign that extends from one panel of glass to another to convey a single message shall be allowed as long as it does not exceed the maximum allowable sign area for all temporary promotional signs. Size: Temporary or promotional window signage shall be compatible with glass dimensions and window mullion locations. Temporary signs shall be limited in size by the maximum allowable sign area of twenty-five percent (25%) of the overall window area for all signage. Sign area tabulation for all window signage (temporary and permanent) shall be reviewed and approved by the Ciry of Dublin and Landlord prior to installation. Content: Temporary sign content shall be consistent with Tenants overall graphics and identity package. F11999199035\99035PoI1PROJINfO\P~DOCS-161GNAGEWPD June 6, 2000 - Page I I Materials: Temporary signs are generally construtted of paper, cloth, canvas, and other light weight materials and must be consistent with overall tenant graphics package. Colors and materials shall be subject to approval by the City of Dublin and Landlord. Signs shall not be illuminated, luminescent, or fluorescent. 5.5 Tenant Awning Signage General: Tenants shall be allowed awnings and Tenant Awning Signage where awnings occur. All Awning Signage shall be approved as outlined in Section 3.0 by the Landlord. Quantity: One (I) Tenant Awning Sign shall be allowed on each Tenant awning. Location: Letters identifying the names of Retail Tenants may be located on the front vertical edge of the awning. Tenant Graphics and/or Logo may be located on the sloped surface of the awning. See Exhibit K for location. Size: Maximum height for letters/graphics on the front vertical edge of the awning shall be 6". Maximum height for Tenant Graphics and/or Logo located on sloped. surface of the awning shall be 4'-0". Maximum area of the Awning Signage shall be 25% of the area of the sloped surface of the awning. Content See limitations under 'Location' above. Materials: Awnings may be constructed of fabric, laminated wire glass in a metal frame, galvanized and/or painted metal. Awning Signage shall be silkscreened, painted or sewn on fabric. 5.6 Miscellaneous Tenant Identification Signage General: In addition to other Signage allowed, all Tenanu shall be allowed to provide all - required address, entry, exit and disabled accessibility Signage required by code and local ordinances. Quantity: The quantity of Miscellaneous Tenant Identification Signage shall be limited to Signage as required by code and local ordinances and as outlined above. Location: Miscellaneous Tenant Identification Signage shall be affixed to a storefront window or door. Location shall be as shown in Exhibit L. Size: Maximum height for Miscellaneous Tenant Identification Signage letters shall be 2" with the exception for open/closed Signage and suite/address identification which shall consist of 6" letters. F.11 9 9 919 9 015\99015Po1\PPOJINfO\PDD06-IBIGNAGEWPD June 6, 2000 -Page ~ 2 Content Miscellaneous Tenant Identification Signage may consist of required suite or sweet address, open/closed Signage, entry and exit Signage, hours of operation Signage, credit card usage and disabled accessibility Signage. All Tenanu shall affix suite or street address on at least one business storefront entry door. Materials: Miscellaneous Tenant Identification Signage shall be applied to inside surface of storefront glass using a standard color to be determined. 5.7 Prohibited Signage The following Signage shall be prohibited within the project • Flashing, moving or scintillating light bulbs or effects. • Window Signage, other than Permanent Window Graphics permitted elsewhere in these Guidelines. • Signage employing luminous painted paper or cardboard Signage. • Paper, stickers, or decals hung around or behind storefront glazing. • Vacuum formed plastic lettering. • Signage employing exposed raceways, ballast boxes or transformers. • Tenants shall not place any Signage on the rear of their buildings, except for service, receiving and exit door identification Signage including receiving hours permitted, and except as allowed elsewhere in these Guidelines. Letter height for these signs shall be limited to 6" in height Total Signage area shall be limited to 8 square feet • A-frame "sandwich" signs. 5.8 Address Each Major Tenant and Residential building located at Emerald Glen may have one (I) address placard displayed per Exhibit Q for purposes of indendfication on business frontage which is not a Primary Business Frontage. 5.g Conditions of Lease Each Tenant is responsible for the design, fabricaticns, installation, maintenance and cost of electricity for their own Signage. The Tenant or Landlord shall be responsible to provide the Signage company responsible for the fabrication and installation of the Signage a designated circuit from the electrical panel to the Signage. Special circumstances and penetrations through walls and svuctures will be addressed on a case by case basis. Within 30 days of termination or conclusion of a lease, the Tenant is responsible for the removal of their Signage. The storefront wall or fascia shall be patched and painted and returned to its original condition as it was prior to the installation of the Tenant's Signage. FII999\99015\990t5Po1\PROJINFO\f9DOCS-I\SIGNAGEWPD June 6, 2000 -Page 13 6.0 Specific Signage Guidelines Signage Guidelines are categorized by type of Signage and type of Tenant 6. I Monument Signage Guidelines 6. I . I Project Entry Monument Signage (Type A) General: Projett Entry Monument Signage shall indicate the name of the projett and shall act as a gateway to the site. Quantity: One (I) individual Project Entry Monument Sign shall be allowed within the project site. Landscape plantings are an integral part of the Project Entry Monument Signage, see Exhibit B. Locations: Location shall be as indicated on the attached Site Plan Exhibit A. Size: See attached Project Entry Monument Signage Exhibit B for Signage height and area limitations. Content Project Entry Monument Signage shall contain the name of the projett only. Limited Tenant identification shall be allowed on the Project Entry Monument Signage per approval of the Landlord. Project name shall be fabricated as shown on the attached Project Entry Monument Signage Exhibit B. Materials: See attached Project Entry Monument Signage Exhibit B for construction and materials specifications. 6.1.2 Multiple Tenant Identification Monument Signage (Type B-I) General: Multiple Tenant Identification Monument Signage shall indicate the name and/or Logo of Tenanu within the projett only. Quantity: One (I) Multiple Tenant Identification Monument Sign will be allowed within the project site. Location: Location shall be as indicated on the attached Site Plan Exhibit A. Size: See attached Multiple Tenant Identification Monument Signage Exhibit C for Signage height and area limitations. Content Multiple Tenant Identification Monument Signage shall indicate the project name and/or Logo of up to three (3) Tenanu within the project Only Major Tenanu, restaurants or entertainment-oriented retail-use Tenants located along the Avenue within the Emerald Glen Village Center shall be allowed Tenant Signage on the Multiple Tenant Monument Sign. Each Tenant shall have identical Signage f:11999199025199035Po1\FROfINFO\PDDOQ-161GNAGEWPD June 6, 2000 -Page 14 on each side of the double-sided Monument Sign. Signage for Tenants shall be fabricated as shown on the attached Multiple Tenant Identification Monument Signage Exhibit C. Materials: See attached Multiple Tenant Identification Monument Signage Exhibit C for construction and materials specifications. 6.1.3 Site Directional Signage (Type C) General: An Site Directional/Informational Signage shall be utilized within the project as a directory and as a focal point at the Avenue. Quantity: One (I) Directional sign shall be allowed within the project site. Location: Location shall be as indicated on the attached Site Plan Exhibit A. Size: See attached Exhibit E for Signage height and area limitations. Content Directional Signage shall indicate the site plan of the project, the project name and an index of Tenant names only. Signage shall be fabricated az shown on the attached Exhibit E. Materials: See attached Exhibit E for construction and materials specifications. 6.1.4 `Coming Soon' Temporary Monument Signage General: 'Coming Soon' Temporary Monument Signage shall be allowed az outlined below until the first building cercificate of occupancy is obtained for the site. Quantity: One (I)' Coming Soon' Temporary Monument Sign shall be allowed within the project site. Location: Location shall be as indicated on the attached Site Plan Exhibit A. Size: The `Coming Soon' Temporary Monument Sign shall be limited to 200 square feet in area per face. The maximum letter height for letters within the sign shall be three (3) feet. The sign face shall extend to within 7'-0" of the adjacent grade. See Exhibit F. Content: 'Coming Soon' Temporary Monument Signage shall indicate the name of the project, (`Coming Soon--Fall 2001'); the name of the Developer of the project, the names of the Design Team of the project, the name and telephone number of the Broker for leasing space within the project, and the type of tenanu that will be located within the project Materials: The `Coming Soon--Fall 2001' Temporary Monument Sign shall be fabricated from painted steel supports with MDO board signs on each face. The Signage F:11999199025199035Po1\PROJINfO\PDDOCS-1\SIGNAGEWPD June 6, 2000 - Page i 5 shall be applied as vinyl letters and a painted background on the face of the sign. 6 2 Major Retail Tenants Signage Guidelines 6.2.1 Wall /Fascia Signage Quantity: Major Retail Tenants shall not be restricted as to the quantity of signs allowed for each Tenant. Rather, the signage shall be limited by area and size as indicated below. Location: Wall/Fascia Signage shall be located in the zones designated in the attached Building Elevation Exhibit G in these Guidelines. In no case may a sign extend above the roof parapet. Signs are not allowed on or against any roof surfaces. Major Retail Tenants shall place signage only on the primary entry elevation. Wall/Fascia Signage will be allowed, and such signage shall be included in the overall allowable area of signage for the Tenant as outlined in Table I, Section 6.4 below. Size: Major Tenant Wall/Fascia Signage shall be limited in size as indicated in Table I, Section 6.4. Content: Signs shall consist of the Tenant name and/or Graphic Logo only. Other content shall be allowed subject to approval by the Landlord and the City of Dublin. Materials: Signage shall be constructed of any of the following materials: •• Individual Painted Metal Reverse Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Channel Letters and/or Graphic Logo with Acrylic facing with internal illumination. •• Can signs with solid returns and acrylic and/or metal faces are not permitted except as minor adjuncts to individual letter signs and only when part of tenant logos. 6.2.2 Blade Signage -See section 5.1 6.2.3 Permanent Window Signs -see Section 5.2 6.2.4 Banner Signs -See Section 5.3 6.2.5 Temporary Signs -See Section 5.4 6.2.6 Tenant Awning Signage-See Section 5.5 hI51GNAG~ WPO June 6, 2000 -Page 16 6.3 In-Line & Retail Pad Tenants Signage Guidelines 6.3. I Wall /Fascia Signage - In-Line Retail Quantity: In-line Retail Tenants shall not be restricted as to the quantity of signs allowed for each Tenant. Rather, the Signage shall be limited by area and size as indicated below. Location: Wall/Fascia Signage shall be located in the zones designated in the attached Building Elevation Exhibits M and N in these Guidelines. In no case may a sign extend above the roof parapet. Signs are not allowed on or against any roof surfaces. Wall/Fascia Signage shall also be allowed in other locations on the primary entry building elevation, subject to approval by the Landlord and the City of Dublin. In-line Retail Tenanu shall place Signage only on the primary entry elevation, with the exception of sides of the building which face a parking area or public street, and where storefront display windows are incorporated into the building elevation. On sides of buildings which meet this criteria, Wall/Fascia Signage will be allowed, and such Signage shall be included in the overall allowable area of Signage for the Tenant as outlined in Table I, Section 6.4 below. Maximum letter height shall be one half (%) the maximum letter height allowed in Table I, Section 6.4 below. In-line Retail Tenants with elevations of their buildings facing Park Drive(west) shall not be allowed Signage on this elevation of their buildings. Size: In- Line Rerail and Pad Tenant Wall/Fascia Signage shall be limited in size as indicated in Table 1, Section 6.4. Content Signs shall consist of the Tenant name and/or Graphic Logo only. Other content shall be allowed subject to approval by the Landlord and the Ciry of Dublin. Material: In-line Retail Tenant Wall/Fascia Signage shall be constructed of any of the following materials: •• Individual Painted Metal Revere Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Channel Letters and/or Graphic Logo with Acrylic facing with internal illumination. • Large "Can" signs are not permitted. Other materials shall be allowed subject to approval by the Landlord and the City of Dublin. F:1199999035\99015Po/\%IOJINF01PppOCS-1151GNAGEWPD June 6. 2000 -Page 17 6.3.2 Wall /Fascia Signage -The Avenue General: The Avenue consists of Retail and Restaurant Tenants within the area outlined in the Site Plan Exhibit A. All Tenants along The Avenue are to have a coordinated Signage program. The following guidelines will apply to typical Wall/Fascia Signage along The Avenue. Unique Signage which does not strictly adhere to these guidelines shall be encouraged within The Avenue area. The following criteria shall be utilized for assessing "unique Signage": A. The sign must be visually compatible with the building forms of The Avenue. B. The sign must be visually compatible with other visible Signage within The Avenue in terms of size, shape, color, and lighting. C. The sign must be unique visually--not simply larger. D. The sign should reflect the special nature of the Tenant and/or the goods and services they provide. E. Athree-dimensional rendering and/or 3-D mock-up of the sign may be required prior to approval for any sign which projects more than 8" from the face of the Wall/Fascia. Quantity: One (1) Wall/Fascia Sign shall be allowed per each business frontage facing a street, pedestrian plaza and/or parking lot, up to a maximum of three (3) such signs. Location: Wall/Fascia Signage shall be located in the zones as indicated on Exhibit M, N and O. The zone is defined as the area contained within the width of the Tenant Frontage and the height of the distance between a minimum of 18" above the canopy, awning, or glass line of the building facade, and a minimum of 2'-0" below the top of parapet of the building facade, or facade opening, or architectural feature as indicated on Exhibit M, N and O. At corner tower elements 3'-0" minimum space to edges shall be maintained. Wall/Fascia Signage may not extend above the parapet of the building and may not project from the building face more than 8", unless approved by the Landlord and the City of _ Dublin. Wall/Fascia Signage shall also be allowed in other locations on the business frontage, subject to approval by the Landlord and the Ciry of Dublin. Size: Maximum area of all Wall/Fascia Signage for each Tenant shall be based on square footage of leased space and maximum area as outlined in Table I, Section 6.4. Maximum letter height shall not exceed the height shown in Table I, Section 6.4 to follow. Other sizes shall be allowed subject to approval by the Landlord and the City of Dublin. Refer to Exhibit M, N and O for additional information. Content See Section 6.3.1. Material: See Section 6.3.1. _ ~ F^1 9 9 919 9 015\99015Po11PROJINF0IPDDOCS-IgIGNAGEWPD June 6, 2000 -Page 18 6.3.3 Wall /Fascia Signage -Retail Pad Buildings Quantity: Freestanding Pad Tenants shall be allowed one (I) Wall/Fascia Sign per each business frontage facing a street, pedestrian walkway or parking lot, up to a maximum of three (3). One (I) sign must be located on the primary business frontage. Location: Wall/Fascia Signage shall be located on exterior building wall or canopy fascia elements in the zones as indicated by Exhibits M and N. Wall/Fascia Signage shall be a minimum of 4'-0" above the adjacent finish grade. Size: The Wall/Fascia Signage area allowed for the primary business frontage identification Signage shall be one (I) square foot of Signage area per linear foot of business frontage or at least thirty (30) square feet, except that no sign shall exceed 125 square feet. Maximum letter height shall not exceed the height shown in Table I, Section 6.4 to follow. The Signage area allowed for the secondary business frontage identification Signage shall be one half (%z) square foot of Signage area per linear foot of business frontage or at least fifteen (15) square feet, except that no sign shall exceed seventy-five (75) square feet. Maximum letter height shall not exceed the height shown in Table I, Section 6.4 to follow. Maximum allowable area for all Signage for each Freestanding Pad Tenant shall be limited as shown in Table I, Section 6.4 to follow. Content: See Section 6.3.1. Materials: See Section 6.3.1. 6.3.4 Blade Signage -See Section 5.1 6.3.5 Permanent Window Signs -See Section 5.2 6.3.6 Banner Signs -See Section 5.3 6.3.7 Temporary Signs -See Section 5.4 6.3.8 Tenant Awning Signage -See Section 5.5 6.4 Tenant Signage Matrix Table I -Tenant Matrix for Wall/Fascia Signage F:V 9991990]5\99015904\%tOJINfO\PDDOC$-161GNAGEWPD June 6, 2000 -Page 19 Tenant Type/Size Maximum Maximum Signage Area Letter Height End CaQ Retail ,, " x ~ r Tenants 0 - 1,999 s.f. I'-6" 75 s.f. 2,000 - 4,499 s.f. 2'-0" 100 s.f. 4,500 and up 2'-3" 125 s.f. End Cap Retail Tenants shall be allowed one (I) wall/fascia sign on each building elevation that faces either parking areas/driveways or pedestrian walkways, (including corner tower elemenss), up to a maximum of three (3) signs. Total area for all signs not to exceed maximum allowable sign area. See Exhibit N for typical zones for permitted Signage. Tenants with elevations facing Park Drive are not permitted signs on rear of building. In-Line Retail ' ~,~, Tenants ~ ;~ r~ n'~ ~~ '- +~`" 0 - 1,199 s.f. I'-6" 60.s.f. 1,200 - 1,599 s.f. 2'-0" 75 s.f. 1,600 and up 2'-0" 100 s.f. _ In-Line Retail - ~_ Tenants ~ ' ` ~ ' ° <r ~ ~ ~~ ,~ ~ ~,, , ~a ,,~ r ~ , ~r ~ -a' ~' ~:° ~. ~ k r (Residential above) .. . ~ ~, ~ ,~ ~ ~~ -? ° ~'~,„, ;",. , ~~>~~~, ; .~ 0 - I , 199 s.f. I'-6" SS.s.f. 1,200 - 1,599 s.f. I'-6" 70 s.f. 1,600 and up I'-6" 95 s.f. In-Line Retail Tenants shall be allowed one (I) wall/fascia sign on their primary business frontage elevation facing either parking areas/driveways or pedestrian walkways. See Exhibits M for typical zones for permitted Signage. Free Standing Pad Tenant 0 - 4,500 s.f. I'-6" 150 s.f. 4,500 and up 2'-0" 200 s.f. 51999199075\99025P01\PItOJINF0IPDDOCS-IITIGNAGEWPD June 6, 2000 -Page 20 Freestanding Pad tenanss shall be allowed one (I) Wall/Fascia sign per each business frontage facing a street, pedestrian walkway or parking areas, up to a maximum of three (3). One (I) sign must be located on the primary business frontage. Total area for all signs not to exceed maximum allowable sign area. Major Retail Tenants 10,000 - 19,999 s.f. 2'-3" 200 s.f. 20,000 - 34, 999 s.f. 2'-6" 225 s.f. 35,000 s.f. + up 3'-0" 250 s.f. Major Retail Tenants shall not be restritted as to the quantity of signs allowed for each tenant Rather, signage shall be limited by area and size as indicated above, and by location as shown in Exhibit G in these guidelines. No signage shall be located on the rear of their buildings except for service, receiving and exit door identification signage including receiving hours permitted. F.\1999199025\99035lW\AIOfINfO\PDDOCS-1131GNAGEWPD June 6, 2000 -Page 21 6.5 Garage Signage Guidelines 6.5. I Wall/Fascia Signage Quantity: Garage shall be allowed one(I) Wa1VFascia Sign per each garage frontage facing a street, pedestrian walkway or parking lot, up to a maximum of three (3) . One (I) sign must be located on the primary garage frontage. See Exhibit P Location: Wall/Fascia Signage shall be located on exterior building wall or canopy fascia elemenu. Wall/Fascia Signage shall be a minimum of 4'-0" above the adjacent finish grade. Size: The maximum Wall/Fascia Signage area allowed shall be thirty (30) square feet. Maximum letter height shall not exceed I'-6". Maximum allowable area for all Signage for the garage shall be 200 square feet. Content: Sign content shall be limited to the Project name and/or Graphic Logo and informational words such as "PARKING" and "VALET." Materials: Signage shall be constructed of any of the following materials: •• Individual Painted Metal Reverse Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Channel Letters and/or Graphic Logo with Acrylic facing with internal illumination. 6.5.2 Directional/Information Signage General: The Parking structure shall be allowed to have Directional/Informational Signage. All Signage shall be approved as outlined in Section 3.0 by the Landlord and the City of Dublin. Signage shall be consistent with the overall Signage for Emerald Glen Village. A Signage plan showing details, materials, and content - shall be submitted and reviewed by the City of Dublin. Content: Sign content shall be limited to primarily vehicular circulation and pedestrian information as a guide. Materials: Signage shall be constructed of any of the following materials: •• Individual Painted Metal Reverse Pan Channel Letters and/or Graphic Logo with neon illumination. • •• Individual Painted Metal Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Channel Letters and/or Graphic Logo with Acrylic facing with internal illumination. F\1999199025199025Pb1\%IOJINfO1PDDOCS-161GNAGEWPD June 6, 2000 -Page 22 6.6 Site Residential Signage Guidelines 6.6. I General: Quanury: Location: Size: Content Materials: 6.6.2 Residential Monument Signage (Type B-2) Residential Monument Signage shall indicate the name of the project and/or Logo of the Residential Development only. Residential Development shall be allowed up to two (2) Monument Signs. Location shall be as indicated on the attached Site Plan Exhibit A. See attached Residential Monument Signage Exhibit D. Sign content shall be limited to the Residential Development name and/or Graphic Logo. See attached Residential Monument Signage Exhibit D for construction and materials specifications. Residential Directional Signage General: Directional Signage is allowed for the overall residential site for the purpose of direttional/information for vehicular and pedestrian traffic. All Signage shall be visually compatible with the rest of the Emerald Glen Signage. 6.6.3 Residential Entry Call Box General: Residential Entry Call Box shall indicate the name of the projett and/or Logo of the Residential Development only and contain a resident directory and instruttions for contacting residents for the purpose of gaining admission to the garage. Quantity: Residential Development shall be allowed one (I) Residential Entry Call Box. - Call Box shall be located at the main entry to the project. Locaticn: Location shall be as indicated on the attached Site Plan Exhibit A. Size: See attached Residential Entry Call Box Exhibit R. Content Residential Entry Call Box sign content shall be limited to the Residential Development name and/or Graphic Logo. Materials: See attached Residential Entry Call Box Exhibit R for construction and materials specifications. F\1999\99015\99015Po41%tOJINfO\PDOOU-11SIGNAGEWPD June 6, 2000 -Page 23 6.6.4 Wall/Building Signage General: See Section 6.3 above for additional information. Wall and building signage shall be allowed for the residential building to convey directional information to pedestrian and/or vehicular traffic. Signage shall be compatible with the rest of the graphics package for Emerald Glen. Location: Wall/Fascia Signage shall be located on exterior building wall or canopy fascia elements. Wall/Fascia Signage shall be a minimum of 4'-0" above the adjacent finish grade. Size: The Wall/Fascia Signage area allowed shall be 2'-0" x 2'-6". Each individual building frontage shall have two wall/fascia signs, maximum. Maximum letter height shall not exceed I'-0". See attached Exhibit Q for additional information. Content Sign content shall be limited to the Residential Development name and/or Graphic Logo and any additional information necessary for building identificavon and directional information for pedestrian and vehicular traffic, includes building service personnel and emergency service personnel. Materials: Signage shall be constructed of any of the following materials: •• Individual Painted Metal Reverse Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Pan Channel Letters and/or Graphic Logo with neon illumination. •• Individual Painted Metal Channel Letters and/or Graphic Logo with Acrylic facing with internal illumination. F119991990II\990ISPo41MOfINfO\PDDOCS-I\SIGNAGEWPD June 6, 2000 -Page 24 :® E Il e°Fm--I m 1 DUBLIN BOULEVARD I~' J; ~,,, ~) 4 i - ». ___ ___. 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'I ,a ~ I I ~ F ~' ~~ ~~ I ~ z _- _rt ~`"• I~ ~ Z m~ .L r ~m I', NZ .4,j ~ 1 z = j3 A ~Z me 00m z~ EXHIBITA `'~'~ ~i -SITE PLAN-SIGNAGE LOCATIONS 3~ {~ z - EMERALD GLEN VILLAGE Du61in, CA s ~ i~ -~ I P CC I T G -gig ~-- f am 1 f ~~M^: ~ "yz6 eiomznon 99015-Pot ARCHITECTURE • AND PLANNING ZW Pine Slut 4wliu SCO Son Francrsco, Cd W IM IJ IA 9XlAI 11 WOOD BRACKET'S ;ii~TfSH _ T.iC;HT Tnl EMERALD ~4 4 ~ IA b'-0' FRONT VIEW s'IVCCOFINLSH-coRSICANTREASCTREJ ,~ 2•_,0• PROJECT SIGNAGE -9" HIGH INDN. C BRUSHED STNIS. PRONG MOUNTED LI:TTERS'4 TENANT SIGNAGE -12" MAX. HIGH INDN. n PRONG MOUNTED LETTERS u FIIVLSH -LIGHT TOPAZ :OR BOARD FOR COLOR OPTIONS) PRE-CAST CONCRETE Z'-0 ~~ z'-o' PLANTER POTS (2) ,t.. STAINED CONC BASE W/ 2" YRE-CAST CAP 3'-o'~~-IN-GROUND 51'AIN®CONC BASE MiL SCUD 51ND. WD BRACKBIS TYP.OF (12) PRE-CAST CONC PLANIIIt POTS TYP. OF (2) EXHIBIT B ~ PROJE[T ENTRY MONUMENT SIGN TYPE "A" PLAN VIEW a'-o' SIDE VIEW LANDS('.1PING PER PG1N EMERALD GLEN VILLAGE Dublin, [A SIGNAGEGUIDEUNES 6/06/2000 99025-P04 ARCHITECTURE ~~ AND PLANNING 300 Pine Street, Studio 500 San Francisco. CA 91104 (1 U) 983-0131 8" EMERALD GLIN - o ~~ - I o (Y 0 8,_0~, FRONT VIEW STAINED WOOD BRACKETS STUCCO FINISH -LIGHT TOPAZ (SEE COLOR BOARD FOR COLOR OPTIONS) STUCCO FINISH - CORSICAi~I TRIiASURE PROJECT SIGNAGE ~" HIGH INDN. BRUSHED STNLS. PRONG MOUNTED LINTERS STUCCO FINISH -CORSICAN THE TENANT SIGNAGE -PER TINANT 8" HIGH INDN. LETTERS MAX. STAINED CONC. BASE W/ 2" PRE-CAST CAP INTEGRAL COLOR COP STAINED CONC. BASE FRAMED MONUMENT STAINED WOOD BRAC] TYP. OF (8) PLAN VIEW EXHIBIT C MULTI-TENANT IDENTIFICATION MONUMENT SIGNAGE TYPE "B-I" i,~„ SIDE VIEW 0 0 0 EMERALD GLEN VILLAGE Dublin, CA SIGNAGE GUIDELINES 6Qi2000 99025-P04 ARCHITECTURE ~~ AND PLANNING ?00 Pine S[met. Studio 500 San Francisco, C.~ 91103 (315)983-0131 8;~„ 6" PATINA FINLSH TM MTL. FLASHING CAP ,r~ ~ - - - STAINED WOOD BRACKETS / - ~ STUCCO FIMSH -LIGHT TOPAZ (SEE COLOR BOARDS a o ~I _ PROJECT SIGNAGE -8" MAX. HIGH INDN. ~ ,' ~ ILLUM. CHANNEL LETTERS _ ~'-b" '' n ~ ~ P I ~ I W/ 2" PRE-CAST CAP q^I 2'-0" q" a'-o" S AIMED CONC. BASE FRONT VIEW SIDE VIEW ~--RESIDENTIl~1L'. Z, MONiJMEN'T ~'~~' SIGN -~ C ~. ~ 23'-~" ~ ~ 22'-4" / 'j ESIT ~ i ESTRY LANDSCAPE RESIDENTIAL `~A ENTRY WALL PLAN VIEW EXHIBIT D RESIDENTIAL MONUMENT SIGNAGE TYPE "B-2" 0 c~ EMERALD GLEN VILLAGE Dublin, fA SIGNAGE GUIDELINES 6/06/2000 99025-Po4 ARCHITECTURE ~ AND PLANNING ?00 Pine Sweet. Snidio ?00 San Francisco. CA 91101 (115)983-0131 4' o" 4" PATINA FINISH ~MTL. FLASHING CAP I'-lo° o PUBLIC 2 2 4" HIGH LETTERS MNTD. ~ - PARKING, STNLS. STL. PANEL BOX ~ STUCCO FINLSH DIRECTORY COLOR -LIGHT TOPAZ - I ; (SEE COLOR BOARD) ~~ ~ ~ ' i ~ INT. LIT DIRECTORY c DISPLAY BOX, STNLS. STL. v - PANEL SURROUND ~nP. STAINED CONC. BAS'. W/ 2" PRE-CAST CAP FRONT VIEW (DRIVE-UP) 0 u PLAN VIEW EXHIBIT E SITE DIRECTIONAL SIGNAGE TYPE "C" SIDE VIEW ~2~ ,rr~. EMERALD GLEN VILLAGE Dublin, CA SIGNAGE GUIDELINES 6/06/2000 99025-P04 ARCHITECTURE ~• AND PLANNING 200 Pine Svee[, Studio 500 San Francisco. CA 93101 (315)983-0131 Z LISP OF RETAQ. TINANTS APARTMENT nvTORMAnoN GRAPHIC IMAGE DATEOFCOMPLEIION -~ ~RFI'AR- - RESIDENiIAI.- IF?SINGINTCt. LFASINGINFO. COMAIT CONTACT~__ J DEVELOPMENT TEAM DIRECTORY 0 0 O r- EXHIBIT F "LOMING SOON" MONUMENT SIGNAGE EMERALD GLEN VILLAGE Dublin, CA SIGNAGEGUIDEL1NEi 6/06/2000 9902-P04 ARCHITECTURE ~• AND PLANNING 200 Pine Sttee[. Studio i00 Sm Ff~nCISCO. CA 94161 Il I i) 983-0131 E 'o NOTE: MINOR ENGRGAGHMENTS BEYOND THE SIGNAGE AREA MAY 6E ALLOWED ON A GASE BY GASE BASIS. SUBJECT TC APPROVAL BY LANDLORD AND CITY OF DUBLIN. EXHIBIT G MAJOR TENANT WALL/FASCIA SIGNAGE SEE TENANT MATRIX UNDER WALL/FASGIA SIGNAGE PROVISIONS FOR ALLOWABLE MAXIMUM LETTER HEIGHT AND SIGNAGE AREA EMERALD GLEN VILLAGE Dublin, fA SIGNAGE GUIDELINES e~ SIGNAGE AREA LIMIT LINES 6/06/2000 99025-P04 ARCHITECTURE AND PLANNING 200 Pine Stree[. Studio 500 Sut Francisco. CA 91101 11I5)98i-01?I :o MAJOR Rc lI AIL - SEE ENLARGID VFW OF SIGN r ~ WALL PLATE ~ \ 6.. \ SUPPORT RUNNERS MOUM TINANf BLADE SIGN G~0 1 ~ SIAREA ~, i T1~ANT BLADE _ ~ EA( . ~ REFER TO BUDDING ELEYATIC \ FOR BLADE SIGN LOCATIONS 1/4" BRACICHFSTEEL WALL PLATE, BRUSHED FINLSH, W/ WALL ANCHOR BOLT5 / E N I MAX. OVERHANG FOR ~. ~ UNIQUE GRAPHICS OR OR SIGNAGE AMENITIES 1 in AT ALL EDGES. 2"~ EXHIBIT H BLADE SIGNAGE ~ / ~ 2'-O" RUNNER \ .--~ I ~" 3" n~ STOREFRONT WALL 3/4" SQ. BRUSHED STNLS. STEEL SUPPORT RUNNERS/MOUNT TINANT BLADE SIGN zoo -~~ _ - NON-ILLUMINATED DBL. SIDED TENANT BLADE SIGN. AREA OF SIGNAGE =MAXIMUM 3 SF EACH SIDE _ MATERIALS VARY, REFrR TO SECT ION ~ 5.1-MATERIALS 2" n / I $" / i EMERALD GLEN VILLAGE Dublin, fA SIGNAGE GUIDELINES 6/06/2000 99025-P04 ARCHITECTURE ~ ~ AND PLANNING ?00 Pine Sheer, S[udio X00 San Francisco, CA 94103 (315) 983-013I NOT USED EXHIBIT I EMERALD GLEN VILLAGE Dublin, CA SIGNAGEGUIDELINES 6/06/2000 99025-P04 ARCHITECTURE AND PUNNING ?00 Pine S[ree[. Studio 500 San Francisco. C,~ 9J I Oa i11~1983-0Itl FIXTURE TYP: LUMEC VINTAGE SINGLE HEAD -DOUBLE SIDED R R TINANT BANNER A A SIGN (COLORS VARY, P P o SUBJECT TO APPROVAL H H -' BY LANDLORD) I I C C Sb g DOUBLE BREAKAWAY BARS (PER LANDLORD) LUMEC PEDESTRIAN POLE LANII' EXHIBIT J BANNER SIGNAGE EMERALD GLEN VILLAGE Dublin, LA SIGNAGE GUIDELINES 6/06/2000 99025-P04 ARCHITECTURE ~ AND PLANNING 200 Pine Stree[. Studio 500 San Francisco. C.~ 94101 1115)983-0131 AREA OF S[GNAGE )F AREA OF SLOPED URFACE OF AWNIN 'HINTED MTL. AWN UPPORT RODS & W~ UPPORTPLATES TAX. LETTER GRAD tIIGHT = 6" TIC RONT FACE OF AW[ EFER TO BUILDING LEVATIONSFOR DR AWNING LOCA7 MAX. 25% ° ~ _ ~OGO _ ~ ~IL ExTT ~ _ _GRAPHI J T '- HIC G~I'EgT~RgLE~I :AL/ VIIdG) I ^_ m ~.-0. i Z,-0, M~1411 IONS FRONT VIEW 'CANVAS COLOR OPTIONS PER MATERIAL BOARD SUBJECT TO LANDLORD APPROVAL AREA OFSIGNAGE-MAX. 25% OF AREA OF SIAPED SURFAC OF AWNING MAX. LETTER /GRAPHIC HEIGHT (FRONT FACE OF AWNING) , PAINTED MTL AWNING SUPPORT RODS & WALL-~ MOUNT SUPPORT PLATES ~// \ ~~p~~~~ _ti .~ 9/ EXHIBIT K TENANTAWNING SIGNAGE EMERALD GLEN VILLAGE Dublin, CA ~ SIGNAGEGUIDELINEi 6/06/2000 99025-P04 ARCHITECTURE ~~ AND PLANNING 200 Pine Scree[, Studio ?00 San Francisco. C.i 91101 X11 i)9Rt.01 t1 SIDE VIEW MrscEr.LANEAOUs S[JITE /ADDRESS ID CATION - N C= n 6. i i i i .-:__J TINANT PERMANENT WINDOW SIGNAGE (25% MAX. WINDOW AREA COVERAGE) ALUMINIUM STOREFRONT, TYP. COLOR OPTIONS AVAILABLE, SUBJECT TO LANDLORD APPROVAL 6" i I i I i i i I ~ ~ L----J EXHIBIT L TENANT PERMANENT WINDOW SIGNAGE/MISCELLANEOUS TENANT IDENTIFICATION SIGNAGE ~. i EMERALD GLEN VILLAGE Dublin, CA SIGNAGE GUIDELINES 6/06/2000 v9ou-POa ARCHITECTURE ~~ AND PLANNING 200 Pine Sweet. Studio 500 San FIanCISea. C?. 91101 11151983-OI31 F 4 n L___ BAHIA O O SEE TENANT MATRIX UNDER WALL/FASGIA SIGNAGE PROVISIONS FOR ALLOWABLE MAXIMUM LETTER ~HEIGHT AND SIGNAGE AREA SIGNAGE AREA LIMIT LINES i 4 h _ - - ~ O NOTE: MINOR ENCROACHMENTS BEYOND THE SI6NA6'c AREA MAY BE ALLOWED ON A CASE BY CASE BASIS. ~_-UBJEGT TO APPROVAL BY LANDLORD AND CITY OF DUBLIN. EXHIBIT M IN-LINE RETAIL WALL/FASfIA SIGNAGE SEE TENANT AWNINC- SI6NA6E EXH. K, TY TENANT DEMISING WALL INDICATION EMERALD GLEN VILLAGE Dublin, CA SIGNAGE GUIDELINES 6/06/2000 99025-P04 ARCHITECTURE ~• AND PLANNING 300 Pine Street. Studio 500 San Fnu~cisco. CA 9410 IJIS)983-0131 „^'T tJil II LVVV -~~ PV IIVC __ _ . _ ~--~ --~ i ~--, 1I-1 ENTRY SIGNAGE AREA LIMIT LINES FEATURE E b "~ z m f l ~ l ~1~1 ~ n PAINTED uu ~'~ MTL. ENTRY r- - - GANOPY ~_' 3'-0'MIN ROBIN'S ~ WITH MTL I ~-------- . -~ SUPPORTS - r- ~ r- ---~ ~ L L- -_.J SEE TENANT- AWNING ASSIGNMENT EXHIBIT K, TYP SEE TENANT MATRIX UNDER WALL/FASGIA SIGNAGE PROVISIONS FOR ALLOWABLE MAXIMUM LETTER HEIGHT AND SIGNAGE AREA _ - ^ ^ -- ^ o ~- ~ I 3'-0TAIN ^^^ ^^^ _~ -~ ----~ NOTE: MINOR ENGROAGHMENTS BEYOND THE SIGNAGE AREA MAY BE ALLOWED ON A GASE BY GASE BASIS. SUB.IEGT TO APPROVAL BY LANDLORD AND GIN OF DUBLIN. EXHIBIT N END-CAP RETAIL WALL/fAS[IA SIGNAGE EMERALD GLEN VILLAGE Dublin, [A SIGNAGEGUIDELINEi 6/06/2000 99025-P04 ARCHITECTURE ~• AND PLANNING ?00 Pine Street, Studio 500 Son Francisco. CA 94101 (SIS) 983-0131 SIGNAGE AREA LIMIT LINES SEE TENANT MATRIX UNDER WALL/FASGIA SIGNAGE PROVISION FOR ALLOWABLE MAXIMUM LETTER HEIGHT AND SIGNAGE AREA z E a 1. _ _ ... J. i-- . .. ..1 1'-0' MIN T7P. I I'-0' MIN TYP. +~~ ~~ ~~~~ ~+ Z~ ~~ i z 0 NOTE: MINOR ENGROAGHMENTS BEYOND THE SIGNAGE AREA MAY BE ALLOWE7 ON A GASE BY GASE BASIS. SU8.IEGT TO APPROVAL BY LANDLORD AND GITY OF DUBLIN. EXHIBIT 0 WALL/FASCIA SIGNAGE -GROUND LEVEL RETAIL EMERALD GLEN VILLAGE Dublin, CA SIGNAGE GUIDELINES 6/06/2000 99ou-POa ARCHITECTURE ,• AND PLANNING ?00 Pine Strett. Studio ?00 San Francisco. CA 9JI01 13I5194J~01 ~I I~ RESIDENTIAL ABOVE 'VDIV. MOUNTED 5TAINLE55 S7EEL '.ETTERS I'-6" MAX. LETTER HEIGHT. EXIT CONTROL BAR EXHIBIT P PARKING GARAGE SIGNAGE r 1'I u_ ~.a i= - -- . - - ~ ~ '!7--- TIGKET/METERING t ~ ~ t PARKING STRUCTURE ENTRY EMERALD GLEN VILLAGE Dublin, CA SIGNAGEGUIDEUNEi 6!06/2000 99025-P04 ARCHITECTURE ~• AND PLANNING ?00 Pine Strect. Studio 500 San FfallclsCO. C?. YJ 101 i1U194i-0I ~~ (RESIDENTIAL WALL MOUNT ADDRESS/LOG 3/4" RAISED NC INDIVIDUAL L] PRONG MOUN EXHIBIT Q RESIDENTIAL/MAJOR/PAD ADDRESS SIGNAGE EMERALD GLEN VILLAGE Dublin, CA SIGNAGEGDIDELINES r'~ 6/06/2000 99025-P04 ARCHITECTURE AND PLANNING ?00 Pine Sueet. Studio ?00 San Francisco. CA 91101 (115) 983-0131 4 PATINAFINISH - MTti. FLASHING CAP CALL BOX q (PER SECURITY) Q m m STUCCO FINLSH COLOR- [ a. a. ~ LIGHT TOPAZ (SEE COLOR BOARD) ry; o ~ P. STAINED CONC. BASE ~ P. a n W/ 2" PRE-CAST CAP n ~~_4" FRONT VIEW (DRIVE-UP) EXHIBIT R RESIDENTIAL CALLBOX ~~-PJ" SIDE VIEW EMERALD GLEN VILLAGE Dublin, CA SIGNAGEGUIDELINEi 6/06/2000 99025-P04 ARCHITECTURE ~• AND PLANNING 200 Pine Street. Studio 500 San FIa11C1sCn. CA 94101 1115) 983-0131 NOT USED EXHIBIT S MISCELLANEOUS TENANT IDENTIFICATION SIGNAGE EMERALD GLEN VILLAGE Dublin, CA SIGNAGE GUIDELINES 6/06/2000 99025-P04 ARCHTTECTURE ~~ AND PLANNING ?00 Pine Street. Studio 500 San FIaaCISCO. CT. 931 OS 1415) 987-0131 DIM. DIMENSION I ~ ~ O 01~ ~Q~~ ~ ~ Q I I L______________________ I I I AREA OF SIGNAGE = I.INGTH X HIIGHT L _ _ _ _ _ _ _ _ _ _ _ J AREA IS CALCULATED BY DRAWING SMALLEST RECTANGLE THAT WILL INCLOSE THE GROUPING(S) OF LETTERS AND/OR LOGO/GRAPHIC OBJECT'S EXHIBIT T SIGNAGE [ALCULATION EMERALD GLEN VILLAGE Dublin, LA SIGNAGE GUIDELINES 6/06/2000 99021-Po4 ARCHITECTURE AND PLANNING ?00 Pine Stra[, Studio 500 San Francisco. CA 94104 (415)983-0131 O ~~~ ~- L o 1- 1 1 ~ €"mot~ 9'0~ i ~ -- ~~-" -~ ~o z a °am v o:m w t'^ ~~~ U C ~~ L, o~ s~ N x „".°' Q;: al j i 5i ~ ~~ ~ + .r -, ~~ ~ y s I ~" ? ~ Cr ~+ L~ 3 __ - $', ~~ I - x 'o y ., "'n~; o ~ a i ~ ~M~R~tIl7 GLEN VILL~IG~ C~NTfR ~ i ,.~ ~~ ~~ ~,~, d~ !_ DUBLIN CALIFORNIA s ~'I c a A i ~, l i it l ~ il~ 3i i •for Shea Propert es• i CITY OF DUBLIN P.O. Box 2340, Dublin, California 94568 City Offices, 100 Civic Plaza, Dublin, California 94568 EMERALD GLEN VILLAGE CENTER INITIAL STUDY/MITIGATED NEGATIVE DECLARATION File No. PA 00-003 Lead Agency: City of Dublin Prepared: June, 2000 Administration (925) 833-6650 City Council (925) 833-6605 Finance (925) 833-6640 •` 6dtldhi~AiS(iBCtibM1'(~J25r833-6620 Code Enforcement (925) 833-6620 Engineering (925) 833-6630 Parks & Community Services (925) 833-6645 Economic Development (925) 833-6650 Police (925) 833-6670 Public Works (925) 833-6630 Community Development (925) 833-6610 Fire Prevention Bureau (925) 833-6606 DUBLIN SAN RAMON SERVICES DISTRICT 7051 Du611n Houlcv:~rd Duhtin. Call(ornla 94568 FAx: 925 829 ll80 92s s2s os I s D June 26, 2000 JUN 2 7 2000 DUBLIN PLANNING Eddie Peabody, Jr. Director of Community Development City of Dublin P.O. Box 2340 Dublin, CA 94568 SUBJECT: COMMENTS ON MITIGATED NEGATIVE DECLARATION FOR EMERALD GLEN VILLAGE CENTER, CITY OF DUBLIN Dear Mr. Peabody: Thank you for providing Dublin San Ramon Services District ("District") the opportunity to review and comment on the Mitigated Negative Declaration for the Emerald Glen Village Center. Our agency has identified no impacts nor necessary mitigations beyond those previously identified in the Eastern Dublin Specific Plan and General Plan Amendment Final EIR (SCH No. 91103064), certified in 1992. It appears that the Mitigated Negative Declaration sufficiently cites the previous EIR, and that the proposed project is an appropriate action in implementation of the Specific Plan. On May 4, 2000, the District provided the City of Dublin Planning Department a list of standard conditions and special conditions of approval to be included when approval of the project is being considered. With the inclusion of these conditions, and with the mitigations described in the Eastern Dublin Specific Plan FEIR, our agency concludes that the City of Dublin has satisfactorily addressed the potential for and opportunities for mitigation of adverse environmental effects relative to water and wastewater that may result from the project. We would appreciate the opportunity to review the Final Conditions of Approval prepared by the City prior to project approval. Sincerely, ~/~ ~ ~~~ RUCE ~BB Engineering Planner BW:Jg File: 99CK591((5.2); chroD o s s i niann ~,~ranu~tiany \\DOI\SYS\pNGDHP'IICIP\99ck591 -Zone 2 RW Sys\Em F~,ten~'}iwbtd~~A~f'.71J8~° `r° California Regional Water Quality Control Board - San Francisco Bay Region Wiastoo H. HiCkox Interne[ Address: http://wwwswrcb.ca.gov Gray Davis Secretary for 1515 Clay Street, Suite 1400, Oakland, California 94612 Governor Environments! Phone (510) 622-2300 ^ FAX (510) 622-2460 rr^c Protection ~cyC~VEp ~~l 7 - 2000 June 27, 2000 DUBLIN p(,gNNING File No. 2198.09 (KIIL) Ms. Anne Kinney Associate Planner City ofDublin 100 Civic Plaza Dublin, CA 94568 Re: Emerald Glen Village Center, Mitigated Negative Declaration SCH# 91103064 Deaz Ms. Kinney: We have received the above-referenced mitigated negative declaration and offer the following comments on areas with which the Board is concerned. The purpose of this project is to construct a 134,025 squaze foot neighborhood retail center and 390 multi- family apartment units. The proposed commercial development would include a grocery store, drug store, restaurants, and other retail and food uses. The residential village would include a mixture of one and two bedroom units located in four-story buildings, arranged azound a pazking structure. The community would also include arecreation/leasing office. The project site is bounded by Dublin Boulevard, Tassajara Road, Central Pazkway, and Pazk Drive. The proposed development would disturb more than five acres of land during construction. It must be covered under the State NPDES General Permit for Discharges cf Storm Water Associated with Construction Activity (General Permit). This can be accomplished by filing a Notice of Intent with the State Water Resources Control Board, Division of Water Quality. The project sponsor must propose and implement control measures that aze consistent with the General Permit and with the recommendations and policies of the local agency and the RWQCB. Also, the City of Dublin is permitted under and complies with NPDES permit CAS0029831, the municipal storm water permit and associated Storm Water Management Plan (SWMP), as a part of approving and conditioning new and redevelopment projects. The SWMP includes the following requirements: Agencies will require public and private development projects to include site planning and design techniques to prevent and minimize impacts to water quality. These may include the following: California Environmental Protection Agency ¢d Recycled Paper -2- a: Minimize land disturbance. b. Minimize impervious surfaces (e.g., roadway width), especially directly connected impervious areas (DCIA). c. Use of clustering. d. Preservation of quality open space. e. Maintain (and/or restore, if possible) riparian areas and wetlands as project amenities, establishing vegetation buffer zones to reduce runoff into waterways. 2. Each agency will require public and private development projects to include permanent stormwater quality controls, as appropriate, if sufficient site planning measures are not implemented or feasible. Therefore, as a part of its review and permitting of new and redevelopment projects, including the subject project, Dublin should require both design measures and permanent treatment controls, as appropriate. The Negative Declaration states that BMPs will be implemented to mitigate the project's urban runoff impacts and to meet the City's requirements under its NPDBS permit (p. 38). However, no specific BMPs are required or identified. Based on a review of the proj ect plans included in the Negative Declaration, adequate design measures and treatment controls have not been included in this project. If this is the case, approval of the project as presently proposed would place Dublin in violation of its NPDES permit. As staff have discussed with City staff, the use of storm drain inlet filters as the sole means to satisfy the permit requirements is inappropriate. Such filters might be used for small portions of the project, but the overall design must also include appropriate design measures and other treatment controls. -Staff remain available to discuss project design issues with you. The Boazd is unable to offer more specific comment at this time. However, I have attached a copy of our General Comments, which discuss the Boazd's azea of responsibility, and which should help guide in the prepazation of further CEQA documentation. Board staff also encourage the lead agency to obtain a copy of "Start at the Source," a design guidance manual for stormwater quality protection from the Bay Area Stormwater Management Agencies Association. This manual maybe obtained at most city planning offices. If you have any questions, please call Emily Gugliehno at (510) 622-2344 or via e-mail to stu26@rb2. swrcb. ca. gov. Sincerely, ~. i Keith H. Lichten Water Resource Control Engineer cc (w/o enclosure): State Cleazinghouse Enclosure California Environmental Protection Agency ea Recycled Paper California Regional Water Quality Control Board - San Francisco Bay Region Winston H. Hickox Internet Address: hnp://www.awrcb.w.gov Gny Davis Seeretaryjor 1515 Clay Street, Suitt 1400, Oakland, Glifomia 94612 Governor Environmenia( Phone (510) 622-2300 • FAX (SIO) 622-2460 Proiecaion General Comments The San Francisco Regional Water Quality Control Board (Regional Boazd or RWQCB) is charged with the protection. of the Waters of the State of California in the San Francisco Bay Rcgion, including wetlands and stormwater quality. The Regional Boazd is responsible for administering the regulations established by the Federal Ci,;an Water Act. Additionally, the California Water Code establishes broad state authority for regulation of water quality. The San Francisco Bay Basin Water Quzldty Control Plan Bacin Plan) axplains the Regional Boazd's strategy for regulating water quality. The Basin Plan also describes the iange of res(lonses available to the Regional Boazd with regard to actions and proposed actions that degrade or potentially degrade the beneficial uses of the Waters of the State of California: NPDES Water quality degradation is regulated by the Federal National Pollutant Discharge Elimination System (NPDES) Program, established by the Clean Water Act, which controls and reduces pollutants to water bodies from point and nonpoint discharges. In California, the program is administered by the California Regional Water Quality Control Boards. The Regional Board issues NPDES permits for discharges to water bodies in the San Francisco Bay Area, including Municipal (azea- or county-wide) Stormwater Discharge Permits. Projects disturbing more than five acres of land during construction must be covered under the State NPDES General Permit for Discharges of Storm Water Associated with Constuction Activity (General Permit). This can be accomplished by filing a Notice of Intent with the State Water Resources Control Board. An NOI and the General Permit can be obtained from the Board at (510) 622-2300. The project sponsor must propose and implement control measures that are consistent with the General Permit and with the recommendations and policies of the local agency and the RWQCB. Projects that include facilities with dischazges of Storm Water Associated with Indusmal Activity must be covered under the State NPDES Genera] Permit for Discharges of Storm Water Associated with Industrial Activity. This may be accomplished by filing a Notice of Intent. The project sponsor must propose control measures that are consistent with this, and with recommendations and policies of the local agency and the RWQCB. In a few cases, the project sponsor may apply for (or the RWQCB may require) issuance of an individual (industry- or facility-specific) permit. The RWQCB's Urban Runoff Management Program requires Bay Area municipalities to develop and implement storm water management plans (SWMPs). The SWMPs must include a program for implementing new development and construction site storm water quality controls. The objective of this component is to ensure that appropriate measures to control pollutants from new development are: considered during the planning phase, before construction begins; implemented during the construction phase; and maintained after construction, throughout the life of the project. California Environmerytal Protection Agency Reryded Paper created as mitigation for the loss of existing jurisdictional wetlands or Waters of the United States cannot be used as storm water treatment controls. In general, if a proposed project impacts wetlands or Waters of the State and the project applicant is unable to demonstrate that the project was unable to avoid adverse impacu to wetlands or Waters of the State, water quality certification will be denied. 401 Certification may also be drnied based on significant adverse impacts to wetlands or other Waters of the State. Storm Water Quality Control Storm water is the major source of fresh water to creeks and waterways. Storm water quality is affected by a varirty of land uses and the pollutants generated by these activities. Developmrnt and construction activities cause both site-specific .and cumulative water quality impacts. Water quality degradation may occur during construction due to dischazges of sediment, chemicals, and wastes to nearby storm drains or creeks. Water quality degradation may occur after construction is complete, due to discharges of petroleum hydrocarbons, oil, grease, and metals from vehicles, pesticides and fertilizers from landscaping, and bacteria from pets and people. Runoff may be concentrated and storm water flow increased by newly developed impervious surfaces, which will mobilize and transport pollutants deposited on these surfaces to storm drains and creeks. Changes in runoff quantity or velocity may cause erosion or siltation in streams. Cumulatively, these discharges will increase pollutant loads in creeks and wetlands within the local watershed, and ultimately in San Francisco Bay. To assist municipalities in the Bay Area with complying with anarea-wide NPDES Municipal Storm Water Peanit or to develop a Baseline Urban Runoff Frogram (if they are not yet a co-permittee with a Municipal Storm Water Permit), the Regional Board distributed the Staff Recommendations for New and Redevelopment Control for Storm Water Programs (Recommendations) in April 1994. The Recommendations describe the Regional Boazd's expectations of municipalities in protecting storm water quality from impacts due to new and redevelopment projects, including establishing policies and requirements to apply to developmrnt areas and projects; initiating appropriate planning, review, approval, and inspection procedures; and using best management practices (BMPs) during construction and post-construction. Project impacts should be minimized by developing and implementing a Storm Water Pollution Prevention Plan (SWPPY). A SWPPY is required b;+ the State ConsL}uction Storm Water General Permit (General Permit). The SWPPP should be consistrnt with the terms of the Grneral Permit, the Manual of Standards for Erosion & Sedimentation Control Measures by the Association of Bay Area Governments (ABAG), policies and recommendations of the local urban runoff program (city and/or county), and the Recommendations of the RWQCB. SWPPPs should also be required for projects that may have impacts, but which are not required to obtain an NPDES permit. Prepararion of a SWPPP should be a condition of development. Implementation of the SWPPP should be enforced during the construction period via appropriate options such as citations, stop work orders, or withholding occupancy permits. Impacts identified should be avoided and minimized by developing and implementing the types of controls listed below. Explanations of the controls are available in the Regional Board's construction Field Manual, available from Friends of the San Francisco Estuary at (510) 286-0924, in BASMAA's Start at the Source, and in the California Storm Water Best Management Practice Handbooks. California Environmegtal Protection Agency RerycJrd Paper Impacts and Mitigation Measures Wetlands Wetlands enhance water quality through such natural functions as flood and erosion control, stream bank stabilization, and filtration and purification of contaminants. Wetlands also provide critical habitats for hundreds of species of fish, birds, and other wildlife, offer oprn space, and provide many recreational opportunities. Water quality impacts occur in wetlands from construction of structures in waterways, dredging, filling, and altering drainage to wetlands. The Regional Boazd must certify that any permit issued by the U.S. Army Corps of Engineers pursuant to Section 404 of the Clean Water Act (covering, dredging, or filling of Waters of the United States, including ^vetlands) camplies with state water quality standards, or waive such certification. Section 401 Water Quality Certification is necessary for a11404 Nationwide permits, reporting and non- reporting, as well as individual permits. All projects must be evaluated for the presence of jurisdictional wetlands and other Waters of the State. Destruction of or impact to these waters should be avoided. If the proposed project impacts wetlands or other Waters of the State and the project applicant is unable to demonstrate that the project was unable to avoid those adverse impacts, water quality certification will most likely be denied. 401 Certification may also be denied based on significant adverse impacts to wetlands or other Waters of the State. In considering proposals to fill wetlands, the Regional Board has adopted the California Wetlands Conservation Policy (Executive Order W-59-93, signed August 23, 1993). The goals of the Policy include ensuring "no overall net loss and achieving along-term net gain in the quantity, quality, and permanence of wetlands acreage and values." Under this Policy, the Regional Board also considers the potential post-construction impacts to wetlands and Waters of the State and evaluates the measures proposed to mitigate those impacts (see Stotm Water Quality Control, below). The Regional Board has adopted U.S. EPA's Clean Water Act Section 404(b)(1) "Guidelines for Specification of Disposal Sites for Dredge or Fill Material," dated December 24, 1980, in the Board's Basin Plan for determining the circumstances under which fill may be permitted. Section 404(b)(1) Guidelines prohibit all dischazges of fill material into regulated waters of the United States, unless a discharge, as proposed, constitutes the least rnvironmrntally damaging practicable alternative that will achieve the basic project purpose. For non-water dependent projects, the guidelines assume that there are less damaging alternatives, and the applicant must rebut that assumption. The Section 404(b)(1) Guidelines sequrnce the order in which proposals should be approached. First, impacts to wetlands or Waters of the State must be avoided to the maximum extent practicable. Second, the remaining impacts must be minimized. Finally, the remaining unavoidable adverse impacts to wetlands or Waters of the State must be mitigated. Mitigation will be preferably in-kind and on-site, with no net destruction of habitat value. A proportionately greater amount of mitigation is required for projects that are out-of--kind and/or off-site. Mitigation will preferably be completed prior to, or at ]east simultaneous to, the filling or other loss of existing wetlands. Successful mitigation projects aze complex tasks and difficult to achieve. This issue will be strongly considered during agency review of any proposed wetland fill. Wetland features or ponds California Environmegtal Protection Agency Recycled Paper Site Planning The project should minimiu impacts from project developmrnt by incorporating appropriau site planning concepts. This should be accomplished by designing and proposing site planning options as early in the project planning phases as possible. Appropriate site planning concepts to include, but are not limited to the following: • Phase construction to limit areas and periods of impact. • Minimize directly connected impervious areas. • Preserve natural topography, existing drainage courses and existing vegetation. • Locate construction and structures as far as possible from streams, wetlands, drainage areas, etc. • Provide undeveloped, vegetated buffer zones betwern developmrnt and streams, wctlands, drainage areas, etc. • Reduce paved area through cluster development, narrower streets, use of porous pavement and/or retaining natural surfaces. • Minimize the use of gutters and curbs which concrntrate and direct runoff to impermeable surfaces. • Use existing vegetation and create new vegetated areas to promote infiltration. • Design and lay out communities to reduce reliance on cars. • Include green areas for people to walk thew pets, thereby reducing build-up of bacteria, worms, viruses, nutrients, etc. in impermeable areas, or institute ordinances requiring owners to collect pets' excrement. • Incorporate low-maintenance landscaping. • Design and lay out streets and storm drain systems to facilitate easy maintenance and cleaning. • Consider the need for runoff collection and treatment systems. • Label storm drains to discourage dumping of pollutants into them Erosion The project should minimize erosion and control sediment during and after construction. This should be done by developing and implementing an erosion control plan, or equivalent plan. This plan should be included in the SWPPP. The plan should specify all control measures that will be used or which are anticipated to be used, including, but not limited to, the following: • Limit access routes and stabilize access points. • Stabilize drnuded areas as soon as possible with seeding, mulching, or other effective methods. • Protect adjacrnt properties with vegetative buffer strips, sedimrnt barriers, or other effective methods. • Delineate clearing limits, casements, setbacks, sensitive areas, vegetation and drainage courses by marking them in the field. • Stabilize and prevrnt erosion from temporary conveyance channels and outlets. • Use sediment controls and filtration to remove sediment from water generated by dewatering or collected on-site during construction. For large sites, stormwater settling basins will ofrrn be necessary. California Environmegtal Protection Agency Recycled Payer Chemical and Waste Management The project should minimize impacts from chemicals and wastes used or generated during construction. This should be done by developing and implemrnting a plan or set of control measures. The plan or control measures should be included in the SWPPP. The plan should specify al] control measures that will be used or which are anticipated to be used, including, but not limited to, the following: • Designate specific areas of the site, away from streams or storm drain inlets, for storage, preparation, and disposal of building materials, chemical pa oducts, and wastes. • Store stockpiled materials and wastes under a roof or plastic sheeting. • Store containers of paint, chemicals, solvents, and other hazardous materials stored in containers under cover during rainy periods. • Berm around storage areas to prevent contact with nmoff. • Cover open Dumpsters securely with plastic sheeting, a tarp, or other cover during rainy periods. • Designate specific azeas of the site, away from streams or storm drain inlets, for auto and equipment parking and for routine vehicle and equipment maintrnance. • Routinely maintain a]] vehicles and heavy equipment to avoid leaks. • Perform major maintenance, repair, and vehicle and equipment washing off-site, or in designated and controlled azeas on-site. • Collect used motor oil, radiator coolant or other fluids with drip pans or drop cloths. • Store and label spent fluids carefully prior to recycling or proper disposal. • Sweep up spilled dry materials (cement, mortar, fertilizers, etc.) immediately--do not use water to wash them away. • Clean up liquid spills on paved or impermeable surfaces using "dry" cleanup methods (e.g., absorbent materials, cat litter, rags) and dispose of cleanup materials properly. • Clean up spills on dirt areas by digging up and properly disposing of the soil. • Keep paint removal wastes, fresh concrete, cemrnt mortars, cleared vegetation, and demolition wastes out of gutters, streams, and storm drains by using proper containment and disposal. Post-Construction The project should minimize impacts from pollutants that may be generated by the project following construction, when the project is complete and occupied or in operation. These pollutants may include: sediment, bacteria, metals, solvents, oil, grease, and pesticides, al] of which are typically generated during the life of a residential, commercial, or industrial project after construction has ceased. This should be done by developing and implementing a plan and set of control measures. The plan or control measures should be included in the SWPPP. The plan should specify all control measures that will be used or which are anticipated to be used, including, but not limited to, the source controls and treatment controls listed in the Recommendations. Appropriate control measures are discussed in the Recommendations, in: • Table 2: Summary of residential post-construction BMP selection • Table 3: Summary of industrial post-construction BMP selection • Table 4: Summary of commercial post-construction BMP selection California Environmegta! Protection Agency Qa Recycled Paper Additional sources of information that should be consulted for BMP selection include the California Storm Water Best Management Practice Handbooks; the Bay Area Preamble to the California Storm Wafer Best Managemen! Practice Handbooks and New Development Recommendations; the BASMAA New Developmrnt Subcommittee meetings, minutes, and distributed information; and Regional Board staff. Regional Board staff also have fact sheets and other information available for a variety of structural stormwater treatment controls, such as grassy swales, porous pavement and extended detention ponds. Califrnia Environmetgal Protection Agency Rerycled Paper INTRODUCTION This initial study has been prepared by the City of Dublin to assess the potential environmental effects of the proposed Emerald Glen Village Center. The anah sis is intended to satisfy the requirements of the California Environmental Quality Act (CEQA), and provide the City with adequate information for project review. This initial study includes a project description. environmental checklist and discussion focused upon issues identified in the checklist. In summary. this initial study concludes that with the implementation of mitigation measures, the project will not pose a significant adverse environmental impact. The Initial Study was prepared based upon the location of the project, staff office review, field review, comments from City, County and local agencies, use of the Eastern Dublin Specific Plan and General Plan Amendment Final EIR which was previously certified (SCH No. 9110306x) by the Dublin City Council. other City Planning Documents, the CEQA Law and Guidelines. and City of Dublin CEQA Guidelines. PROJECT LOCATION AND CONTEXT The project site is located on the northwest corner of Tassajara Road and Dublin Boulevard. The site area encompasses approximately 19 acres. The project site is bounded by roadways and is genera!h vacant with the exception of the south and southwestern portions of the property. This portion of the site is currently being used as a staging area and sales office for the construction and sale of residential units to the west of the site. The remainder of the site is characterized by a mix of native and exotic Brasses. two mature trees and a stockpile of excavated material which has been placed on the western portion of the property from the construction of nearby projects. Refer to Vicinity Map attached as Figure I. The project site is located within the Eastern Dublin Specific Plan/General Plan area. This Specific Plan/General Plan was adopted by the City of Dublin in 1994 for the purpose of directing lone term land use, circulation. infrastructure and environmental protection for 3.302 acres of land located east of the central portion of Dublin and north of I-~80 freeway. At full build-out, the Eastern Dublin planning area would allow for a range of residential, commercial, office, employment and open space uses. The property is located in an area previously know as the Santa Rita Property, a 600-acre proper[} declared surplus by Alameda County. This area is currently being developed with a mix of retail. commercial, office and residential uses. PROJECT DESCRIPTION The proposed project is a mixed-use development including 134,025 square foot neighborhood shopping center and 390 multi-family apartment units. The commercial development would include a grocery store, dru~_ store, restaurants and other retail and food uses. The residential village would consist of a mixture of one and two bedroom units located in four-story buildings arranged around three coum ards and a central parking structure. Apedestrian-orientated area would be located at the center of the project, consisting of wide sidewalks and an open plaza area with ground floor retail and second, third and fourth floor apartments. The community also includes arecreation/leasing office with fitness facility, outdoor pool and spa, business center and meeting room. Refer to Site Plans attached as Figure The project requires the following planning and related approvals: 1) a Planned Development (PD) Rezone /Stage 1 and Stage 2 Development Plan, 2) Site Development Review, 3) Pazcel Map and 4) a Development A<rreement. Planned Development (PD) Rezone/Stage I and 2 Development Plan: The Eastern Dublin Specific Plan requires that future development within the Specific Plan area be reviewed pursuant to a Planned Development in order to create more co-ordinated, coherent development The existing zoning for the site is Planned Development (PD) -General Commercial and the proposed zoning is Planned Development (PD) -General Commercial/High Density Residential. The proposed designation is consistent with the policies and intent of the Eastern Dublin Specific Plan which encouraaes mixed-use development within commercial areas that contribute to the social, cultural and economic vitality of the commercial districts. The Eastern Dublin Specific Plan supports mixed-use development as a means of reducing auto traffic, efficiently using developable land and creating a vital retail environment. The project would locate stores and services in close proximity to a residential complex, thereby promoting pedestrian activity and reducing dependence on the automobile. At the junction of the commercial and residential portions of the project. apedestrian-oriented area is proposed. consisting of ~~round-floor retail uses and second, third and fourth floor apartments. The `Avenue would be designed with seating and plaza areas. In accordance with the Zoning Ordinance a Stage 1 and 2 Development Plan has been proposed for the property. The Development Plan will establish standards and regulations governing the future use. development, improvement, and maintenance of the site. The proposed Development Plan includes permitted (and uses, densities, maximum number of residential units and non-residential square footages. development standards, Stage land 2 site plan, architectural and landscape standards. Slte Plan: The project site is rectangular in shape and is bounded by Dublin Boulevard to the south, Tassajaza Road to the east. Central Parkway to the north and Park Drive to the west. The site plan indicates that the primary commercial building would be located on the southern portion of the site parallel to Park Drive. This one-story commercial structure would be divided into four tenant spaces (totaling 94,400 square feet) with the primary building entrances facing Tassajara Road. This space would accommodate a future grocery/drug store and smaller retail uses. The surface parking would be primarily arrayed in front of the building to the east. A pad building (8, 500 square feet) would be located on the comer of Tassajara Road and Dublin Boulevard with two additional buildings and a kiosk area (18, 575 square feet) aligned with Tassajara Road and `The Avenue'. 'The Avenue' is located at the center of the property, perpendicular to Tassajara Road and serves as the primary access to the development. 'The Avenue' has been designed to be pedestrian-friendly with wide sidewalks, crosswalks and an open plaza at its west end. The plaza has been designed with seating. enriched landscaping and an art feature. The north side of `the Avenue' would be developed with =round floor retail uses (12,550 square feet) and ninety-one residential units in the upper three stories. The remaining residential units (299) would be located on the northern portion of the site in four four- story buildings arranged azound three courtyazds and a central four-story (with a 1/4 fifth floor) parking structure. Each unit would be provided with a patio which will either front onto the surrounding roadways or the interior courtyards. Each courtyard would be extensively landscaped with a distinctive theme. Access to the residential village would be restricted by three gated entries to the parking gazage and a system of gated entries to the buildings. Direct access would be provided from each gazage level to the corresponding residential floor level. Resident/visitor access to the residential units would also be provided via a system of walkways. The recreational/leasing office containing a fitness room, business center. conference facilities and outdoor pool area would be located at the southwest comer of Central Parkway and Tassajara Road. Access. Parking Loading and Circulation: Seven driveways would provide access to the development from surrounding roadways. Primary access would be provided via atwo-lane driveway known as `the Avenue'. Secondary access to the shopping center would be restricted to right-in/out off of Dublin Boulevazd and Pazk Drive and to right-in only access off of Tassajara Road. Primary residential access is provided via `The Avenue' and atwo-lane driveway off of Tassajaza Road. This entrance would be chazacterized by embellished paving, and landscaping to create an attractive entry. Pazking spaces for visitors to the leasing office would also be available at this location. A third access off of Central Parkway would be restricted to resident access only. [n addition, an emergency access would be provided between building numbers 5 and 1 off of Park Drive. The site has been designed with a system of pedestrian walkways to provide access between the residences and the retail stores and surrounding sidewalks. Pedestrian access would be provided via the open plaza at the west end of `the Avenue' to Park Drive. A total of 57~ (including 9 spaces at the recreational building) surface parking and 713 gazage spaces have been provided to serve the development. The spaces provided for the commercial portion of the development meet the requirements of the Zoning Ordinance. However, pazking provided for the residential village does not comply with the City's parking regulations (refer to Section XV Transportation/Traffic for more information). Bicycle racks would also be provided on the site. The primary truck loading and service area for the grocery/drug store would be screened from adjacent streets and the residential development to the west by a combination solid fence/decorative trellis and extensive landscaping. As part of the project development, the site would be cleared and graded to accommodate the proposed buildings, surface and structured pazking, pedestrian walkways and related improvements to ensure adequate drainage. Underground utilities, including sewer, water, reclaimed water, storm drain lines, natural gas, telephone, fiber optic and electrical would be extended from adjoining streets. Adjacent streets are currently being improved per the Eastern Dublin Specific Plan standards. 4 Site Development Review: An application has also been filed for a Site Development Review permit, pursuant to Chapter 8.104 of the Dublin Zoning Ordinance. The purpose of Site Development Review is to promote the orderly, attractive and harmonious development within the City and to ensure compliance with all applicable development regulations of the Zoning Ordinance. The application also proposes a Master Sign Program for the development. Parcel Map: The applicant has also requested approval of a parcel map (refer to Figure 3) to subdivide the property into three separate parcels of record. After approval of the Tentative Parcel Map. a final Parcel Map would be prepared, approved by the City and recorded. 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' 1 o ~. 25z - . _ ;11 ~, ~,L~ Q >.~ _ ._.n ... 1 4 !I4'ie~ L W ! k,'~- F- 1 ~'m 1411 I aA! ~'- r ~. r`j ~ Y ~r ~ ~ -I ~ 1- _ ~ -_ r ~ ~ ~ y,_,~Y P r ""r"~~~ '~w A ~ ~1 ~ f~ i 7 'Rr" - -`'-`~' ~;Ir hr~ SI !,ar+ $r- 51 ~y.!k BSI ~~, `. i _~Y _`_ - ~i, n 'i1 ~. I~ ~~'1 r ~ ,4alr ~ ~ ."~ ~ ~ 1 i I` dr ~~ ~~14` .~ r _ ~ ~ ~_ ~ ~ ~'f I I 1~J1~'.~ ~ •. r 1 .A ~ +~- 1, ~ ~ S ~ I i _ ~ ~ {{~}~ n ., r44 ~ ! ~4 I ~tr rl ~~ i S~ i~ ~~?i x 1 ~.. i y ~i y ;~.rf ~~ s-.__ ~~~`-'-1-- J e ~ ~ ~ ~ III 1 ~ ~~ rl ~ ~ - re'e:4-' t 1 _ ~- I Pi°? ~ ' ~~ ~-7 E ~ ~ t 1 ~ I I Ir ~It ` - ~ _ _ ~ - ~~ ~,f Y`tlt 1 `l d 1 1 _ - ~.. ~L r~-S'~ ~o-- _- - - -- - -~=~-_--_ r r C -- °-- -- -' _ ~~ - ~T- ,IT .~ ~ ,, 1I _~ ~, ., ~~'. ~ °~~ ~ ~ ~ ~1: s ~ y . r,r ~~ +' ~~ ~, ~ I ~ ~ 11;1 r \\~,\ ~,'1 ~ ' .,, ~r-z - Environmental Checklist Form Initial Studv 1. Project title: Emerald Glen Village Center 2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin CA 94568 3. Contact person and phone number: Anne Kinney. Associate Planner (925) 833-6610 4. Project location: North west corner of Tassajara Road and Dublin Boulevazd 5. Assessors Parcel Number(s): 986-000-028 (a portion) and 986-0005-005 6. Project sponsor's name and address: Shea Properties_ 2155 Las Positas Court. Suite U, Livermore. CA 9450 7. General /Specific Plan designation: General Commercial (the Eastem Dublin Specific Plan contains policies which encourage the development of mixed-use projects in azeas designated for commercial uses to include both retail and residential components. Program 4J(a) of the Eastern Dublin Specific Plan limits uses on the subject site to neighborhood commercial uses) 8. Existing Zoning: Planned Development (PD) 9. Proposed Zoning: Planned Development (PD) - C-NiR-M (Neighborhood Commercial and Multi- Family Residential Zoning District) 10. Description of project: (see previous page) 12. Surrounding land uses and setting: Briefly describe the project's surroundings: The project site is located in the eastern portion of Dublin and is surrounded by developing property: The site is bounded by Tassajaza Road to the east, Dublin Boulevard to the south, Central Parkway to the north and Park Drive to the west. Both Central Pazkwa_v and Park Drive improvements are currently under construction. West of Park Drive: a residential project with a mix of single family and multi family units is under construction: South of Dublin Boulevazd: an office complex is currently under construction; North of Central pazkway: Emerald Glen Community Pazk is under construction and East of Tassajara Road: vacant (proposed as a future commercial property) 13. Other public agencies whose approval is required: (e.g., permits, financing approval) Tentative and Parcel Map (City of Dublin) Grading and Building permits (City of Dublin) Sewer and water connections (DSRSD) Encroachment permits (City of Dublin) Notice of Intent (State Water Resources Control Boazd) is ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the followine pages. ^X Aesthetics I ' I Biological Resources Agriculture Resources Cultural Resources Hazards & Hazardous Materials ~X Hydrology /Water Quality Mineral Resources ^X Noise ~X Public Services ^X Utilities /Service Systems Recreation ^X Air Quality Geology /Soils Land Use /Planning a Population /Housing ^X Transportation/Traffic 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 prepazed. 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 mitieation 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. 16 I find that although the proposed project could have a significant effect on the environment, ecause all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that eazlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. f;~f~, Sicnature G~c'/no Date Printed name: Anne Kinney, Associate Planner For: PA 00-003 Emerald Glen Villaee Center, PD Rezone, SDR, PM, DA 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 aproject-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). i~ 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 the checklist I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? (Source:l, 2, 3, 5, 7, 8) b) Substantially damage scenic resources, including, but no limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Sourced, 2, 3, ~ ) c) Substantially degrade the existing visual chazacter or quality of the site and its surroundings? (Source:l, 2, 3, 4, 5, 7 ) d) Create a new source of substantial light or glaze which would adversely affect day or nighttime views in the area? (Sourced, ? 3, ) 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) prepazed 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:l, 2, 3, 5, 7 ) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Source:2, 5, 6, 7) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than SigniFcan[ Impact No Impact X x x X x x is 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? (Sourced. 2. 3 ) 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?(Souree:l,2, 5 ) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (Source: 1, 2 ) 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: 1, 2 ) d) Expose sensitive receptors to substantial pollutant concentrations?(Source:l, 2 ) e) Create objectionable odors affecting a substantial number of people?(Source:l, 2 ) IV. BIOLOGICAL RESOURCES --Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x i9 a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the Californi Department of Fish and Game or U.S. Fish and Wildlife Service'? (Source: 1, 2, 3, 5, 7 ) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Source: 1, 2, 3, ~, 7 ) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Ac (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Source: 1, 2, 5, 7) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife comdors, or impede the use of native wildlife nursery sites? (Sourced. 2, 3, 5, 7) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? (Source:l, 2, 5 ) 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:l, 2, 5 ) V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 1064.5? (Source:l. 2, 5, 7) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x X x X x a t x ao b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? (Sourced, 2, 5, 7 ) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Source:1,2,5, d) Disturb any human remains, including those interred outside of formal cemeteries? (Source:l, 2, 5, 7 ) VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on th most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the azea or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source: 1.2,7,9 ) ii) Strong seismic ground shaking? (Source: 1, 2, 9) iii) Seismic-related ground failure, including liquefaction? (Source: 1.2. 9 ) iv) Landslides? (Source:l, 2, 9 ) b) Result in substantial soil erosion or the loss of topsoil? (Source:l, 2, 7 ) 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:l, 2, 7,9 ) Potentiany Significant Impact Less Than Significant with Miti~a[ion Incorporation Less Than Significant Impact No Impact x X x e x x x x x x 7 21 dl 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:l, 2, 7,9 ) e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (Source: 1, 2, 7,9 ) VII. HAZARDS AND HAZARDOUS MATERIALS -- Would the project: a) Create a significant hazazd to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Source: 1, 2 ) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Source:l, 2 ) c) Emit hazardous emissions or handle hazardous or acuteh hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? (Source:l.2 ) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 6962.5 and, as a result, would it create a significant hazard to the public or the environment? (Source: 1, 2,7 ) 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 hazazd for people residing or working in the project azea? (Source: 1, 2) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x I x x x x x x zz 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:l, 2) ~_) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Source:l, 2 ) h) Expose people or structures to a significant risk of loss. injury or death involving wildland fires, including where wildlands are adjacent to urbanized azeas or where residences are intermixed with wildlands? (Source:l, 2 ) VIII. HYDROLOGY AND WATER QUALITY - V/ould the project: a) Violate any water quality standazds or waste dischazge requirements? (Source:l, 2, 7 ) 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 ~_roundwater table level (e.g., the production rate ofpre-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: 1, 2,7. 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:l, 2. 7 ) 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: 1, 2) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x X X X 23 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:l, 2 ) ~ Otherwise substantially degrade water quality? (Source: 1, 2 ) g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazazd Boundary or Flood Insurance Rate Map or other flood hazazd delineation map? (Source: 1, 2 ) h) Place within a 100-year flood hazazd area structures which would impede or redirect flood flows? (5ource:l 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:l, 2 ) j) Expose people or structures to a significant risk of loss, i involving inundation by seiche, tsunami, or mudflow? (Sourced, 2 ) IY. LAND USE AND PLANNING -Would the project: a) Physically divide an established community? (Source:l. 2, 3 ) 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, 4, 5, 6) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x x x 24 e) Conflict with any applicable habitat conservation plan or natural community conservation plan? (Source:l, 2, 5 ) X. NIINER4L RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Sourced, 2, 5, 7 ) b) Result in the loss of availability of alocally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source: 1, 2, 4, 5, 7 ) 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? (Sourced, ?, 4, 5, 11 ) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (Source: 1, 2, 5, 7, 11 ) c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Source:l, 2, 5, 7, 11 ) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 1, 2, 5, 7, 11 ) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 2) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x x x zs ~ 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:l, 2, ) 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: 1, 2, 3, 5, 7 ) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Source:l, 2 , 3 ) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Sourced, 2, 3 ) 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: 1, ? 5, 7 ) Police Protection? (Source: 1, 2, 5,7) Schools? (Source: 1, 2, 5, 7 ) Parks? (Sourced, Z, 5, 7 ) Other Public Facilities? (Source:l, 2, 5, 7 ) Potentially Sienifican[ Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x x x x 26 YIV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional pazks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source:l, 2, 5,7 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: 1, 2, 5, 7 ) %V. 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: 1, 2, 5,1 b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Sourced, 2, 5, 6 ) 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, 2, 5 ) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Source: 1, 2 ) e) Result in inadequate emergency access? (Source: 1, Z ) ~ Result in inadequate pazking capacity? (Source:l, 2, 6 ) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x x x x x x x z~ g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source: I, 2, 4, ~ ) YVI. UTILITIES AND SERVICE SYSTEMS -- Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Boazd? (Source:l, 2 ) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Source: 1, 2 ) 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:l, 2 ) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (Source:l, 2 ) e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Source: 1, Z ) f) Be served by a landfill with sufficient permitted capacity [o accommodate the project's solid waste disposal needs? (Source: 1, 2 ) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x X x x x x x ~a g) Comply with federal, state, and local statutes and regulations related to solid waste? (Source: 1, 2 ) 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 rare or endangered plant or animal or eliminate important e major periods of California history or prehistory? (Source: l b) Does the project have impacts that are individually limit 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 projects)? (Source:l, 2, 5 ) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? (Source:l, 2, 5 Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact x x X x Sources used to determine potential environmental impacts: 1. Determination based on location of project. 2. Determination based on staff office review. 3. Determination based on field review. 4. Determination based on the City of Dublin General Plan 5. Determination based on the City of Dublin Eastern Dublin Specific Plan 6. Determination based on the City of Dublin Zoning Ordinance. 7. Determination based on Eastern Dublin General Plan Amendment and Specific Plan Final EIR and Addendum . 8. Determination based on Eastem Dublin Scenic Corridor Policies and Standards, April 1996. 9. Determination based on Preliminary Geotechnical Investigation, Emerald Glen Village Center, Lowney Associates, dated November 1999. 10. Determination based on Traffic Study, TJKM, dated March, 2000 and Addendum dated May 30, 2000 29 11. Determination based on Noise Study and Noise Management Plan prepared by Edwazd Pack & Associat dated May, 2000 Earlier Analyses Eazlier 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 declazation. Section 1 ~063(c)(3)(D). a) Earlier analyses used. Identify eazlier analyses and state where they are available for review. Portions of the environmental setting, project impacts and mitigation measures for this Initial Study refer to environmental information contained in the 1994 Eastern Dublin Specific Plan/General Plan Environmental Impact Report (SCH 91103064). This document is referenced in the Initial Study as the "Final EIR". Copies of this document is available for public review at the City of Planning Department, 100 Civic Plaza, Dublin CA. As part of the certification of the EIR, the Dublin City- Council adopted a Statement of Overriding Considerations for the following impacts: cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise and visual. The certified EIR contains a lazge number of mitigation measures that will be applied to any development within the project area. Specific mitigation measures aze noted in the text of the following Initial Study. 30 EVALUATION OF ENVIRONivIENTAL IMPACTS Discussion of Checklist/Legend PS: Potentially Significant Impact LS/M: Less Than Significant with Mitigation Incorporation LS: Less Than Significant Impact NI: No Impact L AESTHETICS Environmental Setting The project site is located within a developing urban area in the eastern portion of Dublin. The property is temporarily being used as a staging area for adjacent private and public improvements. A sales office has been established at the southwest corner of the site for the sale of residential units currently under construction to the west. The remainder of the site is vacant and relatively flat with a gentle slope from north to south across the property. The Eastern Dublin Specific Plan and General Plan .-ymendment FEIR classifies the property as °valley grasslands", which describes areas located within the southern portion of the Specific Plan adjacent to Inter-State 580. The site is located adjacent to Tassajaza Road. a City designated scenic road. However, the project site is not located within a significant viewpoint azea as defined in the Eastern Dublin Scenic Corridor Policies and Standards, April 1996. Project Impacts Visual/aesthetic impacts were addressed in the earlier analysis of the FEIR prepazed for the Eastern Dublin Specific Plan /General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) fluve a sufisrantial adverse effect on a scenic vista? L.S. The development of the proposed project would convert an existing vacant site to an urban use. The project proposes the construction of a mixed-use community consisting of 390 multi-family units and approximately 134, 025 square feet of commercial space, parking and landscaping azeas. This potential impact was addressed in the Eastern Dublin General Plan Amendment /Specific Plan EIR (Impact 3.8/C, Obscuring Natural Features, Impact 3.8/F, Alteration of Visual Character of Flatlands, Impact 3.8/I, Scenic Vistas and Impact 3.9/J Scenic Routes) and it was determined that no mitigation measures would reduce this impact to aless-then-significant level. Therefore, the FEIR concluded that this impact would be a potentially significant irreversible change and a Statement of Overriding Considerations has been approved for this impact. Mitigation Measure 3.8/8.0 required the development of Scenic Corridor Policies (the Eastern Dublin Scenic Corridor Policies and Standards, April 1996) to establish policies within the scenic corridor viewshed to ensure that scenic vistas would be preserved. The project site is located adjacent to a scenic roadway, however the site is not located within a scenic vista or viewpoint as identified in the Scenic Corridor Policies. No new impacts not previously analyzed in the FEIR are expected to occur as a result of the project and no additional discussion is necessary: 31 b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? N.I. There are no scenic resources on the project site. There are two mature trees on site, however they aze not protected heritage trees. No impacts are anticipated. c) Substantially degrade the existing visual character or quality of the site and its surroundings? L.S. This impact was addressed in a Statement of Overridding Considerations in the 1994 Eastern Dublin General Plan Amendment /Specific Plan Final EIR. Therefore no further discussion is necessary. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? LS. The proposed project would increase the amount of light and glaze due to new street lighting, parking lot lighting and building security lighting. A development standazd/condition of approval will require the project to meet all City building and planning standazds which require lights to be directed downward to prevent unwanted over spill onto other properties or negatively impact the future residents of the project. II. AGRICULTURE RESOURCES Environmental Setting The Eastern Dublin General Plan Amendment /Specific Plan FEIR identifies that the site is an "approximate urbanized area" and is therefore not prime farmland. The site is not under a Williamson Act Land Conservation Agreement Contract. Proiect Impacts Agricultural impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan /General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures aze required. a, b, c) Convert Prime Farmland, conflict with agricultural zoning or convert prime farmland to a non- agricadtural use? N.I. The project site is located on lands that were previously occupied by Alameda County. The County originally owned and operated approximately 950 acres, as the Santa Rita Rehabilitation Center, a prison facility and work farm. The County has relocated the prison facility to the northern portion of the property and declared the remainder (600 acres) surplus, which is currently being developed with a mix of office, retail commercial and residential uses. The site is not identified as prime farmland and is not under Williamson Act Land Conservation Agreement Contract. No impacts as a result of the proposed project are anticipated. III. AIR QUALITY Environmental Setting The project site is located within what the Bay Area Air Quality Management District defines as the L1VeImOTe- Diablo Vallev. 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 Haywazd and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air 32 pollutants combined with the regional chazacteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Project Impacts Air Quality impacts were addressed in the earlier analysis of the FEIR prepared for the Eastem Dublin Specific Plan /General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) Conflict with or obstruct implementation of the applicable air quality plan? L.S. The proposed project would not conflict with the local Clean Air Plan adopted by the Bay Area Air Quality Management District because the amount ofnon-residential and residential development proposed has been included in Dublin's planned growth as part of the Eastem Dublin Specific Plan. The project is located approximately 1 S miles from the Dublin/Pleasanton BART Station and is a mixed-use development that provides housing, goods and services. The Air Quality impacts will be reduced by the mixed-use character of the development and by the use of BART by residents and customers/visitors of the project. Therefore air quality impacts would be less than significant. b) (/iolate czny air quality standard or contribute substantially to an existing or projected air quality violation? L.S. Short-term construction impacts of the project, including grading and excavation could result in a violation of air quality standards established by the Bay Area Air Quality Management District. Implementation of Mitigation Measure (3.11/1.0 of the FEIR) will reduce the impact of dust emissions to a level of insignificance. The Eastern Dublin EIR indicates that impacts related to construction equipment, vehicle emissions and stationary source emissions will remain potentially significant even after implementation of Ivfitigation Measures 3.11/2 and 3.11/C/E. A Statement of Overridding Considerations was adopted for this impact, therefore no additional discussion is required. c) Result in cr cumulatively considerable net increase of any criteriapollutantfpr which the project re,;ion is non-attainment under an applicable federal or state ambient air quality standard? L.S. The Eastem Dublin EIR identifies Mobile Source Emissions and Stationary Source Emissions as significant irreversible impacts. These air quality impacts are typically based on traffic related and Stationary Source emissions. A statement of Overriding Considerations was adopted for these long-term air quality impacts, therefore, no further analysis is necessary. d, e) Expose sensitive receptors to substantial pollutant concentrations or create objectionable odors? L.S. The proposed project is a mixed-use development including commercial and residential land uses. Some commercial uses, such as grocery, restaurant and other food uses can create odors that may be deemed objectionable to the residential occupants on site. However, through Site Development Review, standad conditions of approval such as the installation of appropriate ventilation and / or scrubbers, it is anticipated that build out of the project site would result in a less than significant impact. IV. BIOLOGICAL RESOURCES Environmental Setting The project site is generally vacant with the exception of the south and southwestern portions of the property which are currently being used as a staging area and sales office for the construction and sale of residential units 33 to the west of the site. The remainder of the property is characterized by native and exotic grasses and two mature trees. A stockpile of material has been placed on the northeastern portion of the site from grading activities for the adjacent development and roadways. The Eastern Dublin EIR identifies the habitat of the site as 'Dry Farming Rotational Cropland'. This describes fields that would have typically been cropped at various times followed by fallow yeazs. The Eastem Dublin Specific Plan identifies no known wetlands on the site nor the presence of rare, threatened or endangered animal or plant species. Project Impacts Biolo~_ical impacts were addressed in the eazlier analysis of the FEIR prepared for the Eastem Dublin Specific Plan /General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures aze required. (a) Have a substantial adverse effect on a candidate, sensitive, or special status species? N.I. Based on information contained in the FEIR prepazed for the Eastem Dublin Specific Plan /General Plan Amendment. no candidate, sensitive, or special-status species exist on the site. Mitigation measure 3.7/20 of the Eastem Dublin FEIR requires that a preconstmction survey be conducted within 60 days prior to grading of the site to verify the presence of sensitive species. Therefore, no impacts are anticipated as a result of the proposed project. b), c) Hcrve a substantial adverse effect on any riparian habitat or federally protected wetlands? N.I. Based on information contained in the FEIR prepared for the Eastem Dublin Specific Plan /General Plan Amendment and a site visit, no wetlands or riparian features exist on or adjacent to the subject property. Therefore, no impacts are anticipated as a result of the proposed project. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species? N.I. The project site is located in a developing urban area. Tassajara Creek is located approximately 1200 feet to the west of the site and is separated to it by a residential development of 295 single-family and multi-family units. There are no other stream courses on or in close proximately to the site that could be used as a wildlife migration corridor and no impacts are expected. e) Conflict with crny local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? N.I. The two existing mature trees on site are not heritage trees under the City's adopted Heritage Tree Ordinance. The Ordinance protects native trees with a trunk diameter of 24 ", measured at 4' 6" above the ground. The on-site trees include a Eucalyptus and non-native Oak with a trunk diameter of 30 inches and 23 inches respectively. The proposed project landscaping including a mix of native and non-native trees will more than compensate for the lost of existing on-site trees. ~, Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Commarnity Conservation Plan or other approved local, regional, or state habitat conservation plan? N.I. The site is not located within the boundaries of any Habitat Conservation Plans. 34 V. CULTURAL RESOURCES Environmental Settine An analysis of the cultural resources within the eastern Dublin azea was conducted as part of the Eastern Dublin Specific Plan and associated EIR. No significant archaeological or cultural resources were identified on the subject property. Proiect Impacts Impacts to Cultural Resources were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan /General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures aze required. a) Cause a substantial adverse change in the signif cance of a historical resource as defrned in ,¢Li06~i..i? N.I. The site is generally vacant and does not contain any significant historical resources. Therefore, no impacts are anticipated as a result of the proposed project. b), c), d) Cause a substantial adverse impact or destruction to archaeological, paleontological or human resoz~rces? L:S. The project is not anticipated to impact archaeological or paleontological resources, as no significant sites were identified in the FEIR prepazed for the Eastern Dublin Specific Plan /General Plan Amendment. However, any groundbreaking or earthwork which uncovers potentially significant finds will require that earth moving activities cease until the site can be evaluated by a certified archaeologist, to determine the significance of the finds and suggest appropriate mitigation measures. Standazdized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 150645 and 15126.4 of the CEQA guidelines. No impacts to cultural resources are anticipated. VI. GEOLOGY AND SOILS Environmental Settin¢ The project site is located within the San Francisco Bay Area, recognized by geologists as one of the most seismically active regions in the United States. There aze a number of active faults in the region including the San Andreas fault, located approximately 29 miles southwest of the site. Three other active faults include the Calaveras fault, located about 3 miles southwest of the site, the Greenville fault, located about 8 miles northeast of the site, and the Haywazd fault, located about 10 miles southwest of the site. The likelihood of a major seismic event on one or more of these faults within the near future is believed to be high. The project site is not located within a designated Alquist-Priolo Earthquake Fault Zone (known formerly as a Special Studies Zone). The Geotechnical Report prepazed by Lowney Associates identified that surface soils consist of very stiff silty clay with a high expansion potential. The surficial clays were underlain by interbedded very stiffto hard silty, sandy clays and medium dense to very dense clayey and silty sands that extend to at least 35 feet (maximum depth explored). The site is relatively flat with a gentle slope from north to south, with the exception of a 120 foot wide, X20 foot long, 20 feet high stockpile along the northeastern portion of the property. This material was placed on the site from grading activities resulting from the development of the adjacent property and the construction of both Park Drive and Central Pazkway. The central portion of the site has been overlain with a blanket of fill material to provide equipment and truck access to the stockpiled soils. Vegetation of the undisturbed portion of the site generally consists of low grasses and two mature trees. 35 Proiect Imnacts Impacts to Geoloey and Soils were addressed in the eazlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan /General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. 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 fazzlt? N.I. The site is not located within an Alquist Priolo Special Studies Zones and there are no known active faults that traverse the site. ii) Strong seismic ground shaking? L.S. The project would be subject to strong shaking in the event of a moderate to severe earthquake within the area. Adherence to mitigation measures MM 3.6/1.0 through 8.0 contained in the FEIR will ensure that new structures built on the site will comply with generally recognized seismic safety standards so that ground-shaking impacts would be less than significant. iii) Seismic-related ground failure, including liquefaction? N.I. Based on the Geotechnical reports prepared by Lowney Associates, the chazacter of on-site soils are not susceptible to liquefaction. Therefore the potential for liquefaction during seismic shaking is low. iv) Landslides? N.I. Based on the Geotechnical reports prepared by Lowney Associates and on information contained in the FEIR, the potential for landslides is low. b) Result in substantial soil erosion or the loss of topsoil? L.S. The FEIR notes that an impact of construction development projects within the Specific Plan azea would increase erosion and sedimentation caused by grading activities. Mitigation measures 3.5/27 and 28 requires that specific project developers implement interim control measures and appropriate design and construction methods to minimize erosion and sedimentation impacts. With Adherence to these mitigation measures, potential impacts aze less than significant. c), d) Be located on a geologic unit or soil that is unstable, or expansive or result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? L.S. The Lowney Associates geotechnical report determined that the site is suitable for the proposed mixed-use development. The report contains a number of recommendations to reduce the impact of expansive soils to a level of insignificance. These measures must be adhered to ensure compliance with the UBC and other safety requirements. Adherence to Mitigation Measures 3.6/14 to 16 contained in the FEIR will also serve to reduce potential lateral spreading and related soil hazazds impacts to proposed structures. e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? N. I. The development will be connected to the existing and planned sanitary sewer system. Therefore no impacts to septic tanks or alternative waste water disposal systems are anticipated. 36 VII. HAZARDS AND HAZARDOUS MATERIALS Environmental Settin¢ The project site is generally vacant with the exception of the south and southwestern portions of the property which are currently being used as a staging area and sales office for the construction and sale of residential units to the west of the site. Project Impacts These impacts were addressed in the eazlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment and through various mitigation measures. The Eastern Dublin Specific Plan /General Plan Action Program 11.1 requires that prior to the issuance of building permits a site specific Phase 1(and if necessary Phase 2) environmental site assessments be made available to the Community Development Director, with appropriate documentation that all recommended remediation actions have been completed. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? N.I. The proposed mixed-use (residential/retail commercial) development would not use or cause to be used hazardous materials. 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? N.I. The proposed mixed-use (residential/retail commercial) development would not use or cause to be used hazardous materials. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of crn e.risting or proposed school? N.I. The proposed mixed-use (residential/retail commercial) development would not use or cause to be used hazazdous materials. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 6.1962. ~ and, as a result, would it create a significant hazard to the public or the environment' L.S. The FEIR requires that a Phase 1 (and if necessary a Phase 2) environmental site assessment be prepared prior to the issuance of a grading permit for the development. With adherence to the requirements of this Action program there would be less than significant impacts regarding hazardous materials. e) For a project located within an airport Innd 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 ar rovorking in the project site? N.I. The project site is located approximately 2.5 miles northwesterly of the Livermore Municipal Airport and is located outside of the general referral area. No impacts are anticipated as a result of this project. fl 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? N.I. The project site is not located within the vicinity of a private airstrip. No impacts aze anticipated as a result of this project. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evaczration plan? N.I. Adequate emergency access has been provided via proposed driveways to adjacent 37 Central Parkway, Park Drive, Dublin Boulevazd and Tassajaza Road, which provide easy access to I-580. No impacts are anticipated as a result of this project. h) Expose people or structures to a significant risk of loss, injury or death involving wildland fzres, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? N.I. The project site is located in a developing urban area and Mill not be adjacent to open space. No impacts are anticipated as a result of this project. VIII. HYDROLOGY AND WATER QUALITY Environmental Setting No surface water exists on the property. The nearest water source is Tassajaza Creek which is located approximately 1200 feet to the west. The site is relatively flat with a gentle slope from north to south. There aze no water supply lines or wells of record on the property. Project Impacts These impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) Violate any water quality standards or waste discharge regzirements? L.S. The development of this site would result in the conversion of vacant land to an urban use and thereby increasing water runoff and creating a potential for storm water pollution. This impact was addressed in the FEIR. Mitigation measures 3.5/53, 54 and 55 requires all future development to meet the requirements of the City of Dublin's "Best Management Practices" to mitigate storm water pollution, the water quality requirements of the City of Dublin's NPDES permit and the water quality requirements of the Alameda County Urban Runoff Clean Water Program. With adherence to these mitigation measures, impacts to water quality would be reduced to less than significant. b) Substantially deplete groundwater recharge areas or lowering of the local groundwater table level?L. S. Lowney and Associates conducted a preliminary geotechnical investigation of the site and drilled four exploratory borings to depths ranging from 15 to 35 feet. Groundwater was not encountered during the investigations. The FEIR addressed impacts to groundwater supplies (Impact 3.5/z) as potentially significant, with the implementation of mitigation measures (3.5/49 and 50) outlined in the FEIR, this impact would be reduced to less than significant. 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? L.S. The development of the site will involve grading and construction of the storm water system. The quantity and rate of stormwater flow shall adhere to the Santa Rita Drainage Master Plan, in accordance with mitigation measures identified in the FEIR. 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? L.S. The development of this site would not significantly alter drainage patterns in the area. Existing surface drainage flows would be slightly altered due to anticipated site grading. 38 Drainage will be collected through the proposed on-site storm water system and will connect to existing and planned drainage improvements within eastem Dublin. The project site lies outside of the 100-year flood elevation. e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources ofpolluted runoff? L.S. Construction of on-site improvements will increase storm water runoff. A condition of project approval will require that the amount and rate of storm water runoff shall conform with the Santa Rita Drainage Master Plan, in accordance with mitisation measures identified in the Program FEIR. This is considered a less than significant impact. f) Otherwise substantially degrade water quality? L.S. See response to (a) above. g) Place housing within a 100 year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate 1LIap or other flood hazard delineation map? N.I. The project site is not located within a 100-year or i00-year flood hazazd area. The property lies within Flood Zone X (an area outside of the X00-year flood) per the FIRM (Flood Insurance Rate Map) Flood Map, community number 06070-0021 B, dated September 17. 1997. No impacts to housing aze anticipated. h, i) Place tirithin a IOO year flood hazard area structures which would impede or redirect flood flows including dam failures? N.I. The project site is not located within a 100-year flood hazazd area. No impacts are expected. j) Expose people or structures to a significant risk of loss, injury or death involving inundation by seiche, tsarnami. or mudflow? N.I. No open body of water exists on the site or within an appropriate distance from the site that could result in a seiche. The project site is not located within an area susceptible to landslides, therefore no impacts as a result of mudslides are anticipated. IX. LAND tiSE AND PLANNING Environmental Settine The project site is located within the boundazies of the Eastern Dublin Specific Plan, which was adopted by the City in 199~F for the purpose of guiding future growth in the eastem portions of the City. The Eastern Dublin Specific Plan /General Plan designation for the property is General Commercial. The City Council in August 1998, amended the Eastern Dublin Specific Plan to add Program 4J(a) to limit permitted uses on the site to neighborhood commercial uses. The project proposes amixed-use development consisting ofmulti-family residential units and a neighborhood shopping center. The proposed development is consistent with the policies and intent of the Eastem Dublin Specific Plan which strongly encourages mixed-use development as a means of reducing auto traffic, efficiently using developable land and creating a vital retail environment. Although, the project proposes that allocation of residential units to the site, in combination with previous changes to the location and density of residential uses within the Santa Rita Property, the pattern and density of uses would be substantialh similar to that anticipated in the Specific Plan. The overall number of dwellings units within the Santa Rita Property is the same as that approved by the Eastem Dublin Specific Plan. Proiect Impacts a) PhysicaUv divide an established community? N.I. The development of this site has been planned as part of the Eastem Dublin Specific Plan. The proposed uses will be compatible with surrounding land uses and will not 39 divide an existing community. 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, specifc plan, local coastal program, or coning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? N.I. The project is consistent with the intent and policies of the Dublin General Plan, Eastern Dublin Specific Plan and the Dublin Zoning Ordinance. c) Conflict with any applicable habitat conservation plan or natural community conservation plan? N.I. The City has no adopted habitat conservation or natural community conservation plan that applies to the project or the vicinity. X. MINERAL RESOURCES Environmental Setting The project site is generally vacant. Based on the FEIR prepazed for the Eastern Dublin Specific Plan /General Plan Amendment, there are no known mineral resources on the property. Proiect Impacts Impacts to Mineral Resources were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan /General Plan Amendment and through vazious mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. 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. The Eastern Dublin Specific Plan does not indicate the presence of significant resources of minerals on the property. Therefore, no impacts are anticipated as a result of this project. b) Result in the loss of availability of alocally-important mineral resource recovery site delineated on a local general plan, specific plnn or other land use plan? N.I. The Eastern Dublin Specific Plan does not indicate the presence of significant resources of minerals on the property. Therefore, no impacts aze anticipated as a result of this project. XI. NOI5E Environmental Settin¢ The major sources of noise in the vicinity of the project include noise generated by traffic on Tassajara Road. Central Pazkway, Dublin Boulevard and distant noise generated by traffic on I-580, by training activities on Camp Parks and the County Sheriff's property to the north and occasional aircraft flyovers. Edward Pack Associates, Inc Acoustical Consultants have conducted a Noise Assessment Study of existing and future noise levels at the site. At future build-out of Tassajara Road (six-lane arterial) and Central Parkway (four-lane roadway) the projected noise levels at the building setback lines (30 feet from right-of--way) will be 66dBA and 71 dBA for Central Parkway and Tassajara Road, respectively. Project Impacts Noise Impacts were addressed in the eazlier analysis of the FEIR prepazed for the Eastern Dublin Specific Plan / General Plan Amendment and through various mitigation measures. ao 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/M The Dublin General Plan states that all new housing exposed to a CNEL of 60 dB or less is considered `normally acceptable' and housing exposed to a CNEL of between 60 and 70 dB is considered `conditionally acceptable' with the installation of noise insulation features. One of the implementing policies of the General Plan Noise Element discusses new soundwalls for housing located along I-680, otherwise, residents would be exposed to a CNEL exceeding 65 dB. Therefore an exterior residential noise environment of between 60 and 70 dBA is 'conditionally acceptable' with the installation of noise insulation features but a noise environment of 65 dBA would be acceptable. The General Plan identifies the maximum indoor noise level for residential azeas as 45 dBA. Construction of the residential portion of the project would expose future residents of units with a direct or side view of Tassajaza Road to outdoor noise levels in excess of that considered `normally acceptable' in the Dublin General Plan. The following Mitigation Measures are recommended to reduce exterior and interior noise impacts on the project to a less than significant level. Mitigation Measure la: Prior to the issuance of a building permit the applicant shall verify that acoustically-effective patio fences/railings shall be constructed at all first through fourth floor balconies with a direct or side view of Tassajaza Road to reduce the exterior patio levels to 67 dBA at eround floor patios and 66 dBA or lower at upper floor patios as follows: I. All patios within 110 feet of the centerline of Tassajaza Road and with a direct or side view of the road shall be constructed with 6 ft high acoustical-effective patio fences at all first floor patios, 54 in. high acoustical- effective patio balconies at all second floor patios, 48 inch high acoustical-effective patio balconies at all third floor patios and 42 inch high acoustical-effective patio balconies at all fourth floor patios. 2. All patios within 175 feet of the centerline of Tassajaza Road and with a direct or side view of the road shall be constructed with 6 fr high acoustical-effective patio fences at all first floor patios, 48 in. high acoustical- effective patio balconies at al] second floor patios, 42 inch high acoustical-effective patio balconies at all third and fourth floor patios. 3. All patios within 320 feet of the centerline of Tassajaza Road and with a direct or side view of the road shall be constructed with 6 fl high acoustical-effective patio fences at all first floor patios, 42 in. high acoustical- effective patio balconies at all second, third and fourth floor patios. 4. Acoustically-effective materials to be used shall be as specified in the Noise Assessment Study prepazed by Edward Pack and Associates and on-file with the Planning Department. Mitigation Measure lb: Prior to the issuance of a building permit the applicant shall verify that the interior noise levels shall not exceed 45 dBA as follows: 1. All units along the perimeter of building 3 facing north, south or east shall be installed with window rated minimum•Sound Transmission Class (STC) 31 or higher. Install windows rated minimum STC 28 in all other living spaces. 2. All units of building 1 and 2 with living spaces facing Central Pazkway and Tassajara Road shall be installed with window rated minimum Sound Transmission Class (STC) 28. 41 3. Install mechanical ventilation in affected units to ensure a habitable environment as specified by the Uniform Building Code. 4. Construction plans shall be stamped approved by the qualified acoustical consultant Impact 3.10/F of the FEIR identified that noise conflicts due to the presence of adjacent residential and commercial uses within amixed-use project is considered a potentially significant impact. With the implementation of Mitigation Measure 3.10/6.0, which requires the preparation of a Noise Management Plan this impact will be reduced to a level of insignificance. A Noise Management Plan has been prepared by Edward Pack and Associates (and is on file at the Dublin Planning Department) to evaluate the future noise environment and to propose recommendations to minimize or avoid potential noise problems. The followine Mitigation Measure is recommended to reduce noise conflicts of the project to a less than significant level. Mitigation Measure lc: The commercial developer/shopping center management shall ensure on an on-going basis that: 1. All deliveries and loading operations shall occur during the hours of 7:00 a.m. and 10:00 p.m. to minimize noise impacts affecting neazby residents. 2. Trash pick-ups shall occur during the hours of 7:00 a.m. and 10:00 p.m. to minimize noise impacts affecting nearby residents. Containers with plastic lids shall be used to minimize the "banging" sound of steel lids. 3. Roof-top and mechanical equipment shall be shielded with air-tight panels to obstruct the view from anv residential unit and to minimize noise impacts on residents. Equipment with the lowest Sound Power Levels (acoustic output) shall be chosen by the mechanical engineer. b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? L.S. Construction of the proposed project would not result in long-term increase in ground vibration, since the project is amixed-use development involving multi-family residential units and neighborhood commercial shopping center. c) ~i substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? L.S. The FEIR identified that permanent noise impacts to existing residences related to traffic noise and the noise impacts to existing and proposed residences generated by training Activities on Camp Pazks and the County property to the north would be an unavoidable significant impact. A Statement of Ovemding Considerations was adopted. No further analysis is required. d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? L.S. Construction of the proposed project would increase short-term noise levels during the construction period for the project. Mitigation Measures 3.10/4 and 5 of the FEIR would require individual project builders to prepare construction noise management plans to minimize noise as well as adhere to construction hour limitations. Therefore, short-term construction noise impacts would be considered less than significant impact. e, f) For a project located within an airport land use plan or within the vicinity of a private airstrip, or within nvo 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? N.I. The project site is not located within the vicinity of a private airstrip. 42 The project site is located approximately 2.5 miles northwesterly of the Livermore Municipal Airport and is located outside of the general referral area. The FEIR determined that the exposure of proposed development to aircraft noise including occasional aircraft flyovers would be insignificant and no mitigation is required. XII. POPULATION AND HOUSING Environmental Setting The City of Dublin's population as of January 1, 1999, was estimated by the State Department of Finance to be 28, 707. Significant population growth is anticipated for the City based on planned residential growth in Eastern Dublin and Western Dublin (Schaefer Ranch). According to the Association of Bay Area Governments (ABAG), the total population of Dublin is expected to be 33, 300 in 2000, and is expected to increase to 42. 800 by the 2005 and X0,900 in the yeaz 2010. Project Imnacts Population and Housing Impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan /General Plan Amendment. Growth inducing impacts associated with the development of housing and increased population as a result of the adopted Specific Plan were analyzed in the FEIR. The adoption of the Eastern Dublin Specific Plan signified the City's intent to introduce urban development in a predominately rural area. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) Induce szbstantial 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)? L.S. The proposed mixed-use project consisting of residential and non-residential uses have been included in Dublin's planned growth as part of the Eastern Dublin Specific Plan. The potential population growth is considered less than significant impact. b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? N.I. The site is currently vacant. Construction of the proposed project would not displace housing units. No impacts are anticipated as a result of this project. c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? N.I. The site is currently vacant. Construction of the proposed project would not displace any people. No impacts are anticipated as a result of this project. XIII. PUBLIC SERVICES Environmental Settin¢ 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. 43 • 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 aze 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, pazks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza. • Other eovernmental services. Other governmental services aze 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 and non-residential development in the community For the purpose of financing new municipal public facilities needed by such development. Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center Complex, construction of a new library, expansion of the existing senior center, acquisition and development of new' community and neighborhood pazks and similar municipal buildings and facilities. The applicant would be required to pay this fee. Project Impacts Impacts to Public Services were addressed in the eazlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan /General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures aze required. 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 constrzction of which could cause signiftcant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? L.S. According to representatives of the Alameda County Fire Department, the proposed project lies within a one and one-half mile radius of fire station I ~ located north of Gleason Drive. Atypical 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. The developer will be required to pay fire impact fee to fund the construction of new fire stations within the Specific Plan azea and would reduce any impacts to less than significant. Police Protection? L.S. According to representatives of the Dublin Police Services, adequate resources presently exist to serve the proposed development. As part of the site development review process, specific police protection requirements will be imposed on the development to ensure adequate security and would reduce any impacts to less than significant. 44 Schools? LS. The project proposed amixed-use development including 390 one and two-bedroom units and approximately 133, 500 square feet of retail commercial development. School fees in accordance to State Law would be charged at building permit issuance and any impacts would be less than significant. Parks? L.S. The developer/property owner will be required to dedicate land for the City Park located east of Tassajara Creek. north of Central Parkway in accordance with Chapter 9.28 of the Municipal Code (Quimby Act Ordinance) and pay all applicable pazk fees and any impacts would be less than significant. Other Public Facilities? L.S. The development of the project site would represent incremental increases in the demand for general governmental services. Payment of the City's Public Facility Fee is required and any impacts would be less than significant. XIV. RECREATION Environmental Settin¢ A new 56-acre City Park is currently under construction directly north of the project site across Central Parkway. The mixed-use development will include three courtyards for passive recreation enjoyment by future residents and. apool/patio area. Project Imnacts Recreation Impacts were addressed in the earlier analysis of the FEIR prepazed for the Eastern Dublin Specific Plan /General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. 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? N.I. The recreational need of future population in eastern Dublin has been addressed in the Eastern Dublin Specific Plan. The Specific Plan has set aside 240 acres of parkland in three community parks to meet anticipated demand. The proposed project has been included in this planned growth. With the adherence to mitigation measures of the FEIR which require that developers dedicate land /pay in-lieu fees and pay impact fees to fund future pazks, no impacts would be anticipated as a result of this project. b) Does the project include recreational facilities or require the construction or expansion ofreereatianal facilities that might have an adverse physical effect on the environment? N.I. The recreational need of future population in eastern Dublin has been addressed in the Eastern Dublin Specific Plan. The Specific Plan has set aside 240 acres of parkland in three community parks to meet anticipated demand. With the adherence to mitigation measures of the FEIR, the project would not impact the provision of recreational facilities in the area. XV. TRAN5PORTATION/TRAFFIC Environmental Setting Major roadways serving the site include: Interstate .i80 is a eight-lane east-west freeway that connects Dublin with local cities such as Livermore and Tracy to the east and Oakland and Haywazd to the west. In the vicinity of the proposed project, I-580 45 carries between 169,000 and 187,000 vehicles per day. Interchanges near the site include Dougherty Road/Hopyazd Road, Hacienda Drive, Tassajaza Road/Santa Rita Road, and Fallon Road/El Charro Road. Dougherty Road is a two-lane rural road with its northern section located in Contra Costa County. It is four lanes between the Alameda/Contra Costa County border and Dublin Boulevard and six lanes between Dublin Boulevazd and I-580, it continues with six lanes as Hopyazd Road in the City of Pleasanton. Average Daily Traffic is approximately 43, 500 vehicles per day south of Dublin Boulevazd. Dublin Boulevard is a major east-west arterial in the City of Dublin. It is a four-lane road fronted lazgely by retail and commercial uses west of Dougherty Road. Dublin Boulevazd between Dougherty Road and Tassajaza Road is a two-lane road, with an exception between Hacienda Drive and Tassajaza Creek where Dublin Boulevard is a four lane road. Dublin Boulevazd is currently being widened to six lanes from the Standard Pacific right-or-way to Hacienda Drive and from Tassajaza Road. Average Daily traffic varies from 29,300 vehicles per day east of San Ramon Road to x,300 vehicles per day west of Tassajaza Road. Hacienda Drive is an arterial designed to provide access to I-580. It is a six-lane arterial south of I-580. Currently, Hacienda Drive has four-lanes north of I-580 and extends as far north as Dublin Boulevard. As part of the Santa Rita Business Center project, Hacienda Drive has been extended northward to Gleason Drive as a three-lane roadway. Between I-580 and Dublin Boulevard, the existing Average Daily Traffic on Hacienda Drive is a approximately 11,200 vehicles per day. Arnold Drive is a north-south two-lane road parallel to and west of Hacienda Drive. It currently connects Gleason Drive and existing Dublin Boulevard (Future Central Parkway). Arnold Road is currently being extended southward to Dublin Boulevard (ultimate alignment). The existing Average Daily Traffic on Arnold Road is approximately 3,500 vehicles per day. Gleason Drive is an east-west two-lane road pazallel to and north of Dublin Boulevard. It currently serves the Santa Rita Rehabilitation Center, the Federal Correctional Institution and the developments along Gleason Drive. Gleason Drive connects Tassajaza Road with Amold Road. The Average Daily Traffic varies from 5,100 vehicles per day west of Tassajaza Road to 1,000 vehicles per day west of Hacienda Drive. Tassajaza Road is a two-lane rural road which connects with Santa Rita Road at I-580 to the south and continues north to the Town of Danville. North of the Contra Costa County line, it is named Camino Tassajaza. Camino Tassajaza is used primarily for local traffic in the Tassajaza Valley, with some through traffic. The Average Daily Traffic on Tassajaza Road is 16,800 vehicles per day south of Dublin Boulevard, 9,900 vehicles per day between Dublin Boulevard and Gleason Drive and 7,500 vehicles per day north of Gleason Drive. The road is currently being widened to four lanes from I-580 to North Dublin Ranch Drive. Santa Rita Road is a six-lane divided urban arterial from the I-580 interchange south to Valley Avenue. It serves the east side of Pleasanton, including the Hacienda Business Park, and provides access to the downtown Pleasanton azea. 46 Existing Intersection Operations The traffic analysis prepazed by TJKM, dated Mazch 20, 2000 (on-file with the Dublin Planning Department) found that existing intersections near the project site currently operate at acceptable levels of service, defined by the City of Dublin as Level of Service D or better. This analysis included counts of existing traffic at major intersections near the proposed project as well as intersections throughout the eastern Dublin azea. Future Baseline Conditions To implement the transportation and circulation aspects of the Eastern Dublin Specific Plan /General Plan. the Citv of Dublin has undertaken a comprehensive program of transportation improvements in the community. The purpose of this program is to accommodate anticipated traffic from the Eastern Dublin area. Overall, the program includes upgrades to I-580 freeway intersections, construction of new roads and improvements to existing roads. The program is primazily funded by fees levied on new development in eastern Dublin. A summary of major components of the Transportation Improvement Program adopted by the City is as follows. A full description of improvements is contained in the traffic analysis on file with the Dublin Planning Department. • Tassajara Road Widening • Dublin Boulevard Widening • Central Parkway Extension • Park Drive Construction Future Baseline Intersection Operations The traffic impact analysis for this project also analyzed the future baseline intersection operations with existing traffic and traffic from approved but not yet built or occupied development. The traffic analysis concluded that the intersections studied would operate at unacceptable levels of service, as Level of service F or better. However, with the implementation of various mitigation measures, the Level of Service would operate at acceptable levels of service, as level of service D or better. The proposed mitigation measures are consistent with the City's Transportation Improvement program listed above. Project Impacts Traffic and Circulation Impacts were addressed in the eazlier analysis of the FEIR prepazed for the Eastern Dublin Specific Plan /General Plan Amendment and through various mitigation measures. a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system? LS/M. The traffic analysis prepazed by TJKM determined that the development of the proposed Emerald Glen Village Center inconjunction with planned traffic improvements and mitigation measures associated with approved projects would not have a significant impact on major intersections in the area. All study intersections neaz the project would operate at satisfactory LOS 'D' or better conditions. However, the anticipated traffic volume at the proposed project entrances and neazby minor intersections would have a potentially signiticant impact. Signal warrants for the intersection of Hibernia Drive/ Central Pazkway would be met to require the installation of a traffic signal at this intersection. The intersections of Arnold Road/Central Pazkway and Tassajara Road/ The Avenue (project entrance) will require signalization to maintain safe traffic flow at these intersections due to increased peak hour turning volumes generated by the proposed development. With the implementation of the mitigation measure listed below, the impacts to local streets and nearby intersections would be reduced to a less than significant level. 47 Mitigation Measure 2: The project developer shall install traffic signals at the following intersections: Hibernia Drive/Central Parkwav Arnold Road/Central Pazkway Tassajara Road/The Avenue (project entrance) b) E,rc•eed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? N.I. Based on the information contained in the TJKM traffic analysis, all nearby intersections can be mitigated to Level of Service D or better, which exceeds the minimum Level of Service E established by the Alameda County Congestion Management Aeency. Impacts to CMA-designated facilities would therefore be less than significant. c) Reszelt in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results insubstantial safety risks? N.I. The proposed project involves amixed-use development and would therefore, have no impact on air traffic patterns. d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections). N.I. The on-site circulation and access has been designed to adequately and safely distribute projected traffic flows. The City's site development review process ensures that the proposed development meets all City standards relating to safety hazazds, design Features and access. No impacts are anticipated as a result of this project. e) Result in inadequate emergency access? N.I. The site has been designed with adequate emergency access. As part of the City's Site Development Review process, specific Fire, Police and Public Work's departments have reviewed the proposed site plan. No impacts aze anticipated as a result of this project. f) Reszrlt in inadequate parking capacity? LS/M Parking for the proposed multi-family residential portion of the project would not comply with the minimum number of on-site parking spaces required by the City's parking regulations. The regulations require the provision of two parking spaces (one covered and one uncovered for unreserved and guest pazking) per dwelling unit. It has been City practice to allow a portion of the unreserved parking spaces for residential projects to be located on-street. Due to the peculiarities of this site, there is limited on-street parking available on Park Drive and Central Parkway and no on-street pazking available on either Tassajara Road or Dublin Boulevazd. In addition, a City Park is located north of Central Parkway and atownhouse/single family project is under construction west of Pazk Drive, the patrons of which will compete for limited on-street pazking in the area. There is limited opportunity for the project to augment the proposed on-site parking with on-street parking. The project as proposed would supply on-site pazking at a ratio of 1.85 spaces per dwelling unit or 722 spaces. Although the BART station is located within 1.~ miles and bus stops are planned near the site there could still be a potentially significant impact with regard to accommodating future tenant and visitor parking at the complex. The applicant has prepared a pazking study to determine an appropriate parking ratio for the project. The study reviewed the current supply of pazking stalls and current parking demand at a number of apartment complexes in Dublin and Pleasanton. Given the peculiazities of the site and the inability to provide substantial on-street parking to augment the number of pazking stalls available on-site, there is insufficient evidence at this time, to indicate that a lower parking ratio would meet the pazking demand generated by the project. The following Mitigation Measure is recommended to reduce parking impacts to a less than significant level. 48 Mitigation Measure 3: Prior to the issuance of a grading permit, the project developer shall provide pazking for the project in compliance with the City's parking regulations. g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? N.I. The proposed Emerald Glen Village Center development would include on-site bicycle parking as well as connections between proposed residential and non-residential buildings and nearby streets. No impacts to pedestrian or bicycle access is anticipated. 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 Proiect Impacts Impacts to these items were addressed in the eazlier analysis of the FEIR prepazed for the Eastern Dublin Specific Plan /General Plan Amendment and through vazious mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? L.S. The regional wastewater treatment plant is currently in compliance with local and federal water quality standards. The addition of wastewater flow from the project would not cause the plant to exceed such standards. Mitigation measures 3.x/1.0 through 22.0 contained in the FEIR deal with wastewater treatment collection, treatment and disposal. Adherence to these mitigation measures will reduce potential wastewater impacts of the project to a level of less than significance. 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? N.I. Existing water and sewer lines would need to be extended into the site from Tassajaza Road and Dublin Boulevazd. Such extensions have been planned as part of the Eastem Dublin Specific Plan and have been analyzed as part of the FEIR. No new impacts are anticipated as a result of the proposed project. 49 c) Require or reszdt in the construction of new storm water drainage facilities or expansion of existing facilities, the constrzction of which could cause significant environmental effects? N.I. As part of the development on- site drainage facilities would be constructed. A condition of project approval would require all drainage to conform to the Santa Rita Master Drainage Plan. No new impacts aze anticipated as a result of this project. d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? N.I. The amount of water demand required by the proposed project could be accommodated by DSRSD and Zone 7 facilities and long-term supplies. No new impacts are anticipated as a result of this project. 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? N.I. Based on information in the FEIR, DSRSD has sufficient wastewater capacity to serve the proposed development. No new impacts are anticipated as a result of this project. f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? NI. 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 yeazs. g) Comply with federal, state, and local statutes and regulations related to solid waste? NI. The Livezmore- Dublin Disposal Company will ensure that all federal, state and local statutes and regulations related to solid waste are met. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fsh 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 rnre or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory'? N.I. 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 with the implementation of mitigation measures contained in the Final EIR prepared for the Eastern Dublin Specific Plan /General Plan Amendment. 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)? N. I. Although incremental increases in certain areas can be expected as a result of constructing this project, the project lies within an approved specific plan whose cumulative effects were previously reviewed in the Eastern Dublin FEIR. e) Does the project have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly? N.I. No such impacts were identified in prepazing this Initial Study. so N 0 W ro .~ w .~ U .J W O O O U R y L y bA p i. ~ U 0(~ L" o ro L Q '~' c a' ~3 d i ~ d ++ ~ "O O O O p U o U CC ppN D C O ~ .i ~ -~ -~ O ~ Y ti ~ ~ ..N. ^O C a~i '" ~ ~ ~ W R. ~ ~~ o 0 .~ .~ .~ 0 w F 0 a :: u w^_ L G y w o .~ y a ^O O U Q Y ~ ~ o o ~ p b vi L A • ~ Q " ~^ b~ bD C O d .G' G •q b C~ ai Q W ~ Q b0 ~?, A i:. C A s. ~ 'y d rj Vi U "~ U > s ~. ~ ~i ° 0. ~ Q . 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N N N ^ " ,~ 'o .-~ y .+ U cO ~ ~ W =; 3 ~ ~- ~ • c on a ~ x ~ .max a. ~ ~ ~. ~ '~ ~. ~ w ~ M b N N U , ~ ~ ~ s. ~' °' ~ ~ c R N j ~ p ~ P+ O ~ Q ~ ~ ~ '~ ~ 0 3 ~ '~ o .~ C N L N ~ a on 0° w°O x d F-~ ++ ~ x a cd bA C .~ O ~i b °o N ti~ c ~ E ° y ~ ~ Q .~_ C '~ '~ ^ M 0 p- ~0 0 ~ ~ o ~o QWOd» Shea Properties' vision for Emerald Glen Village Center is to combine the best elements of emerging neighborhood shopping center concepts with a unique multi-family residential community to develop an integrated, pedestrian oriented, mixed-use Village for the project's residents, as well as to create a destination landmark for Dublin. This goal will be achieved by combining the lifestyle and experience of a village atmosphere with a place for Dublin residents to gather and interact. The project is conceived with sensitivity to the project's neighbors and surrounding Dublin community, featuring stores, restaurants and services that will draw discretionary money currently spent elsewhere in the region while providing convenience and an upscale environment for the residents of this Village. In order for the project to be successful, Emerald Glen Village Center must ensure that people will want to return frequently to dine in one of the many cafes and restaurants, visit the Marketplace to people watch, enjoy leisure activities, and shop in a collection of boutique retail and unique studio shops. Emerald Glen Village Center will be a destination for residents and visitors attracted to experience the combination of activities and an unparalleled town square setting. The planning solution presented for the Marketplace has elements similar to many small European villages with clustered buildings and opportunities for distinctively unique facades along extended building frontages, thus breaking down the monolithic feel of traditional neighborhood centers. The Marketplace architecture will be based on an eclectic mix of Mediterranean themes that will be complementary to the surrounding uses. A festival atmosphere will permeate the Marketplace and residential Village with accent colors, special colored glasswork, flags, banners and special graphics integrated into the overall design. Enhanced paving, lush landscaping, tree lighting, paseos, courtyards and meandering walkways will further enrich the project and emphasize the special spaces commonly experienced in European villages. As a part of East Dublin, Emerald Glen Village Center will respect the existing Eastern Dublin Specific Plan's circulation and design elements as a base line. Visual excitement and "place making" will be created for the Marketplace in the variety of scale, building forms, lighting, signage, artwork, site amenities and a rich palette of natural color and materials. Emerald Glen Village Center is designed to enhance the lure of Dublin, complementing the outstanding amenities already in place: Tennis, hiking, biking and, of course, easy access to mass transit, major transportation corridors and expanding employment opportunities. This project will enliven the existing synergy of this East Dublin gateway. The commercial development totals 134,025 square feet of gross leasable retail /commercial area in the Marketplace and 390 residential units in the community. The parking for the project is completely contained within the project site area in a combination of 566 surface parking spaces and an interior parking structure with 722 stalls. This yields a parking ratio of 4.3 spaces per 1,000 square feet of leasable retail commercial area, and two spaces per two bedroom residential unit, and one and one-half spaces per one bedroom residential unit. Special attention to convenient, yet invisible, parking for the residential units permits a spectacular presentation of the residential Village to the community and the project's neighbors. ATTACHMENT 9 The proposed tenant mix for the Emerald Glen Village Center includes a supermarket, drug store, theme-oriented restaurants, in-line specialty and gourmet food tenants, and a combination of service retail, specialty shops and office space. The residential Village located on the north end of the site, offers a more urban lifestyle with ease of access to shopping, recreation, transportation and the growing employment center in East Dublin, as well as in nearby Pleasanton and Livermore. Featuring 390 units in a 4-story, on-grade configuration, there are three central courtyards arranged around a central parking structure. With eight floor plans ranging from a Junior One Bedroom unit up to a Two Bedroom, Two Bath with Den unit, the new community offers a unique mix to meet the needs of the professional senior or the couple looking for an upscale living environment. All units feature private patios or balcony decks, washer and dryer hook-ups, kitchens with a full range of built-in appliances, expansive wall or walk-in closets, and central heat and air conditioning. Each unit is also wired with multiple phone/fax lines and high speed Internet access. The buildings will be wood frame and stucco with architectural elements that tie into the adjacent retail center and surrounding community. The garage structure offers secured parking and easy access to each resident's unit as they park on the level where they live. The community will include a large recreation and leasing center featuring a full range of amenities for the residents including a fitness facility, business center, meeting room with kitchen facilities and a large screen TV, and a large outdoor pool and spa with an adjacent deck suitable for social events. Esceptimtal Lining and Working Enz~irofnnents June 28, 2000 Mr. Eddie Peabody Community Development Director City of Dublin 100 Civic Plaza Dublin CA. 94568 Re: PA-00-003 Emerald Glen Village Center Mitigated Negative Declaration Dear Eddie: DUg~t N p~Alr,...... W'e aze in receipt of the Mitigated Negative Declazation for the above referenced project dated June 2, 2000. and the proposed conditions of approval for the Site Development Review and Tentative Parcel Map. We have reviewed the City staff analysis of the envirorunental impacts of this project and we would like to offer additional independent information and analysis completed on the residential pazking issue. As discussed previously, the City Ordinance requires two parking spaces per dwelling unit regazdless of size or type of unit, so the parking requirements for 390 studio aparhnents is the same as 390 three-bedroom apartments. For Emerald Glen, we are proposing the use of 1.75 pazking spaces per one-bedroom unit and 2.0 spaces per two- bedroom unit for a combined average of 1.85 spaces per unit. hl Section XV Transportation,~Traffic Project Impacts Paragraph f (Result in adequate pa~•king capacity?), it is stated that there is "insufficient evidence at this time to indicate that a lower pazking ratio would meet the parking demand generated by the project". We retained Parsons Engineering, the leading expert in the evaluation and study of parking demand, to evaluate our proposed parking for the apartments at Emerald Glen ("Study"). In addition to reviewing previous pazking studies that Parson's had completed for other Bay Area apartments, Pazson's selected three Dublin and one Pleasanton apartment developments on which to perform "peak" parking counts to determine the "actual" peak pazking demand for apartment communities in/azound Dublin. These pazking counts were performed late at night when the parking demand "peaks" -the time at which the greatest number of pazking spaces are utilized. The evidence presented in the attached Study cleazly shows that the proposed parking for the Emerald Glen apartment community is adequate. The Study concludes the following: Based on recent actual counts, four selected apartment communities in the Dublin/Pleasanton azea utilize between 1.05 to 1.59 parking spaces per unit at peak demand times. Even with the Study's safety factor of an additional .09 spaces per unit above the highest count, the most any communities' peak parking demand would be is 1.68 -- far below our proposed 1.85 spaces per unit. ATTACHMENT 10 2155 Las Positas Court, Suite U, Livermore, CA 94550 9253732235 Fax 9253732555 Mr. Eddie Peabody June 28, 2000 Page 2 The proposed Emerald Glen community has the highest percentage (58%) of one- bedroom units of any of the apartment developments reviewed in the Study which translates into less pazking demand than other Dublin apartment communities. Although there is a lack of "adjacent on-street" parking for the Emerald Glen apartment community, there was a general lack of on-street parking at the other apartment communities reviewed in the Study. The Study included a graph of parking demand (by hour) that showed that a neighborhood retail center's peak parking demand is between Noon to 7 PM. An apartment community's peak demand is between 8 PM to 8 AM. At Emerald Glenn there is over 590 surface pazking spaces in the retail center which during the retail center's slow parking demand period could serve as "surplus" parking for apartment guests. The Study concludes by stating: "Based on the data presented in dtis memorandum, the parking ratio of 1.85 spaces per apartment unit provides more than sufficient parking for the development even under peak conditions. " This independent evaluation of Emerald Glen Apartment Community parking demand by an expert clearly concludes that the 722 parking spaces (1.85 per unit) being proposed is already 56 spaces (1.85 vs. 1.68) more what the experts believe is sufficient based on studies of other existing fully occupied Dublin apartment communities. For the reasons outlined above, we request that the City staff modify Condition +19 of the Site Development Review to allow 1.85 parking spaces per unit, and we recommend that the Mitigated Negative Declaration's discussion of Transportation/Traffic Project Impacts, Paragraph f and Mitigation Measure 3 be modified to conclude that parking impacts will be reduced to less than significant if the project provides 1.85 parking spaces per unit. Respectfully submitted, Robert M. Burke General Manager of Northern California Cc: City Council Members Planning Commission Members Anne Kinney, City of Dublin SheaP'ro~erties PARSONS PARSONS TRANSPORTATION GROUP INC. Barton•Aschman • De Leuw, Cather • Steinman 1DD Park Center Plaza, Suite 450 • San Jose, California 95113 • (408) 280-6600 • Fax: (408) 280-7533 MEMORANDUM TO: Joe Flanagan/ Bob Burke FROM: Sandi Domingue DATE: June 16, 2000 SUBJECT: Updated Draft Parking Occupancy Survey Results INTRODUCTION The purpose of this survey was to detemune an appropriate parking ratio for the Emerald Glen Village Center proposed development. The City of Dublin parking ordinance requires 2.0 parking spaces per dwelling unit. The project applicant is seeking to reduce the parking space requirement to 1.85 parking spaces per dwelling unit (1.75 parking spaces for every one-bedroom unit and 2.0 spaces for every two-bedroom unit). In August of 1999, the City of Dublin conducted a parking study to address the adequacy of parking requirements for residences. A portion of this study included parking surveys at two apartment complexes located in the City of Dublin. To supplement the city's study, parking surveys were conducted in April, May and June of 2000 by Parsons Transportation Group at both of the apartment complexes surveyed by the City of Dublin along with two additional complexes in the project vicinity. The apartment complexes that were surveyed include: • Amador Lakes Apartments* • Cottonwood Apartments • Springhouse Apartments • Parkwood Apartments* *Surveys conducted by both Parsons and City of Dublin at these developments. All four apartment complexes are located within 2.5 miles of the Pleasanton/Dublin BART Station. The four apartment complexes are described below and their characteristics are summarized in Table I. Amador Lakes Apartments are located at 8105 N. Lake Drive in Dublin. This complex has 555 apartment units, with 161 one-bedroom units (29%) and 394 two-bedroom units (71%). There are 833 parking spaces on site and no adjacent on-street parking is available. This development is located approximately 2.5 miles from the BART Station. Cottonwood Apartme~tts has 248 units, with 99 one-bedroom units (40%) and 149 two-bedroom units (60%) and is located at 6500 Cottonwood Circle in Dublin. This complex provides 516 on- site parking spaces and is located about 1.5 miles from BART. There is no adjacent on-street parking available at this complex. Parkwood Apartments are located at 7300 Parkwood Circe in Dublin. The complex has 121 one-bedroom units (54%), 74 two-bedroom units (33%) and 29 three-bedroom units (13%), for a total of 224 units. Parkwood is located approximately 1.6 miles from the BART Station and Table 1 Characteristics of Apartment Complexes Surveyed Apartment # of Unit Mix Average # of Parking Approx. Distance Complex Units Unit Size Spaces from BART (s.f.) Provided' Station Proposed 390 58% 1 bdr. 910 722 1.7 miles Emerald Glen 42% 2 bdr. (1.85/unit) Village Amador Lakes 555 29% 1 bdr. 878 833 2.5 miles Dublin 71% 2 bdr. (1.50/unit) Cottonwood 248 40% I bdr. 864 516 1.5 miles Dublin 60% 2 bdr. (2.08/unit) Parkwood 224 54% 1 bdr. 875 441 1.6 miles Dublin 33% 2 bdr. (1.97/unit) 13% 3 bdr. Springhouse 354 54% 1 bdr. 799 594 1 mile Pleasanton 46% 2 bdr. (1.68/unit) 'Based on information provided by complex management and/or counts conducted by Parsons Transportation. provides 441 on-site parking spaces. There is no adjacent on-street parking available at the Parkwood complex. Springhouse Apartmertrs, located at 5505 Springhouse Drive in Pleasanton was the final complex surveyed. Springhouse provides a total of 594 on-site parking spaces and no adjacent on-street parking is available for its 354 apartment units. There are 191 one-bedroom units (54%) and 163 two-bedroom units (46%) contained in this complex, which is located about one mile from the BART station. PARKING SURVEY RESULTS Parking-occupancy counts were conducted at the four apartment complexes during periods of peak occupancy on one to three separate weeknights -- August 5, 1999, April 18, 2000, May 3, 2000 -- and one weekend (Saturday) night, June 10, 2000. Table 2 lists the number of observations by site. The count performed by the City of Dublin on August 5, 1999 was conducted "during the evening", but information regarding the exact time of the count was not available. The counts conducted in April and May of this year were performed after 10:00 PM. Shared Parkingr reports that 100 percent of the peak parking demand for residential uses in suburban locations has accumulated by 10:00 PM. Therefore, the data presented in this report is felt to be representative of the peak parking demand. The average parking demand observed during the evening peak period at each of the surveyed apartment complexes is presented in Table 2. Table 2 also presents the approximate rate of unit occupation at the time of the survey. The demand measured at each site on each survey day was divided by the total number of units to determine a parking demand ratio for the site. The ~ ULI-the Urban Land Institute, Shared Parking, Washington, D.C., 1983. Parsons Transportation Group, Ina 2 demand ratios were averaged for the sites surveyed on multiple occasions. These demand ratios are presented in Table 2. The supply ratio was determined by dividing the existing number of on-site parking spaces by the total number of units. The parking demand ratios ranged from 1.05 parking spaces per unit at the Springhouse complex to 1.59 parking spaces per unit at Parkwood. The pazking demand measured at the remaining Table 2 Parking Ratios at Survey Sites Development Approx. Unit # of Parking Supply Parking Demand Range of Name Occupation Observations Rate` Rate° Observations Amador 98% 4 1.50 1.26` 1.19-1.33 Lakes Cottonwood 100% 3 2.08 1.49 1.38-1.59 Parkwood 99% 2° 1.97 1.59` 1.57-1.61 Springhouse 98.5% 3 1.67 1.05 0.94-1.10 'Based on information provided by complex management. "Observation conducted on August 5, 1999 by City of Dublin staff and June 10, 2000 by PTG. `Existing number of parking spaces supplied divided by total number of units. °Avemge of all observations. `Only unreserved/guestspoces were included in City of Dublin survey. For purposes of this analysis, conservati ve estimate assumed all reserved spaces were occupied. sites were 1.26 and 1.49 at Amador Lakes and Cottonwood, respectively. All four sites surveyed are similar in many ways. They have similar unit mixes, similar average unit sizes, similar approximate unit occupancy rates and are all located between 1 and 2.5 miles from the nearest BART Station. PARKING ACCUMULATION RATES The Emerald Glen Village Center contains approximately 132,000 s.f. of leaseable area retail/food uses along with the 390-unit apartment complex (see Emerald Glen Village Center Parking Analysis, Parsons Transportation Group, Inc. March 2000). There are 576 parking stalls of surface parking proposed for the retaiUfood portion of the development. According to the Urban Land Institute's shared parking manual (prepared by Barton-Aschman Associates, Inc., a.k.a. Parsons Transportation Group, Inc.) parking demand for different types of land uses vary on an hourly basis in any given day. See Figure 1 for residentiaU retail parking accumulation patterns for this type of neighborhood development. This figure reveals that parking use for suburban apartments peaks at an entirely different time of the day than for a neighborhood shopping center such as Emerald Glen. These results add further evidence to the project applicant's request for a residential parking requirement of 1.85 (which is less than the City Ordinance of 2.0 parking spaces per unit). When the pazking occupancy peaks for the residential portion of Emerald Glen, the retail parking requirement is at its low. This occurrence would allow residents and visitors of the apartment complex to potentially utilize (if necessary) some of the parking in the surface lot in a similaz fashion as on-street parking may supplement other apartment developments (although this study shows that this need is not anticipated). During discussions with the City of Dublin staff, a concern was raised regazding the adequacy of parking supplies for popular restaurants. In addition to the proposed residential parking supply of 1.85 parking spaces per apartment unit, the Emerald Glen development is proposing to provide Parsons Transportation Group, lnc. Figure 1 Source: ULI-The Urban Land Institute, Parking Requiremenct Jnr Shopping Centers: Summary Recommendations and Research Study Report, Washington. D.C., 1982. approximately one parking space for every 300 s.f. of grocery store use, one parking space for every 200 s.f. of other retail use (or 5 spaces for every 1,000 s.f.), one pazking space for every 100 s.f. of sit-down restaurant use, and one pazking space for every 132 s.f. of other food uses (see Emerald Glen Village Center Parking Analysis, Parsons Transportation Group, Inc., March ]4, 2000). The applicant's proposed parking for each of these uses meets or exceeds both the City of Dublin's parking requirements as outlined in The City of Dublin's Zoning Ordinance (Off-Street Parking and Loading Regulations, Chapter 8.76) and the Institute of Transportation Engineers' (ITE) Parking Generation guidelines. CONCLUSIONS Based on the survey results, a parking ratio for Dublin apartment complexes was developed. To be conservative, we utilized the highest parking rate observed in terms of spaces per unit (1.59), and a safety factor of .09 was added to account for the possibility that a slightly higher parking demand may have occurred after the hours of the parking survey, as well as to provide a supply that will allow for parking turnover. The resulting minimum pazking supply ratio is 1.68 spaces per unit. Since this rate is based upon observations in almost fully occupied developments, this recommended parking supply ratio provides for 100 percent occupancy of a development. For the 390-unit Emerald Glen Village Center development, the minimum parking rate of 1.68 would result in a parking requirement of 655 spaces. The project applicant is proposing to provide 722 parking spaces for the residential portion of the Emerald Glen development. This results in a parking ratio of 1.85 parking spaces per unit. This number represents 1.75 parking spaces for every one-bedroom unit and 2.0 parking spaces for every two-bedroom unit in the project. This ratio will provide for peak-pazking demand even with a high visitor demand rate. Of note is the fact that none of the proposed Emerald Glen Village residential parking includes individual garages for apartment tenants. In other words, residents will not be able to use any of Parsons Transportation Group, loc. the project parking for anything other than its intended use (e.g. enclosed garages are many times used for persona] storage rather than parking a tenant's vehicle). Additionally, many of the residents in the Emerald Glen Village development may utilize public transportation while traveling to and from work. The apartment cottununity has the option to encourage this utilization by participating in Amador Valley Transit Authority's WHEELS Business Club Program. This program is available to businesses, apartment communities, etc. and consists of a "deep discount" transit pass program. In this case, the apartment community could pay apre-determined monthly rate for a set number of trips aboazd the county transit bus for its residents to travel to BART or any other destination. The apartment community would then be provided with an unlimited number of transit cards to distribute to residents of the complex. If the project applicant enrolled in this program, the residents of Emerald Glen Village Center would be able to ride public transit at no cost to them. Express Route 12 currently runs directly adjacent to the proposed project site and connects to the Dublin/Pleasanton BART Station as well as [he Livermore Transit Center -the direct connection to the Altamon[ Commuter Express Train. Finally, the parking demand peaking differences of the Emerald Glen Village Center ]and uses would allow residents/visitors of the residential portion of the development to utilize some of the retail surface parking area for overflow parking in a worst case scenario. Although this need is not anticipated, it further supports the applicant's request for a reduction in the residential parking requirements for this development. Based on the data presented in this memorandum, the parking ratio of 1.85 spaces per apartment unit provides more than sufficient parking for the development even under peak conditions. Parsons Transportation Group, /nc. 5