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HomeMy WebLinkAbout99-030 TrumarkCmpny07-25-2000AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: July 25, 2000 SUBJECT: Las~~~l~ P~g~~--~ ATTACHEMENTS: g PUBLIC HEARING - PA 99-030 Trumark Companies: Scarlett Place Request for a Mitigated Negative Declaration, Tentative Vesting Map, Site Development Review and a Planned Development (PD) Rezone to a residential project consisting of 60-duplex units with floor plans ranging in size between 1,400 to 1,860 square feet. (Report prepared by: Andy Byde, Associate Planner) d 1 31 ~ 2. 33 3. 4/ 4. 91 5. psi i6. Project Plans (site plan, building elevations, conceptual landscape plans, Vesting Tentative Map, and grading and utilities plan) Resolution recommending approval of Mitigated Negative Declaration Resolution recommending approval of PD Ordinance Rezoning Resolution approving Site Development Review and Vesting Tentative Map Initial Study/Mitigated Negative Declaration Mitigation Monitoring Plan RECOMMENDATION: 1. Open public hearing 2. Receive staff recommendation and public testimony 3. Close Public Hearing 4. Adopt Resolution (Attachment 2) recommending approval of Mitigated Negative Declaration 5. Adopt Resolution (Attachment 3) recommending approval of PD Rezoning 6. Adopt Resolution (Attachment 4) approving Site Development Review and a Tentative Vesting Map BACKGROUND The 7.14-acre project site is located along the eastern side of Dougherty Road, immediately southeast of the Park Sierra apartment complex. The site is a segment of the former Southern Pacific Railroad right- of-way located between Dougherty Road and Dublin Boulevard. 'The railroad use of the property pre- dates 1937; however, within the last 20 years the tracks have been removed and the site has remained vacant. The U.S. Army Camps facility is located north and east of the subject property. The properties south of subject property include the Wright and Omernick properties. The Wright property contains Sherwin Williams Paints and two auto related uses. The Omernick property contains the American Building Components where Archstone Communities, a 177-unit apartment complex was approved by the City Council in November of 1999. ITEM NO. ~•~ TO: Trumark Companies PA File 99-030 Project Planner In May of 1998, as a result of an application for amini-storage facility (All Aboard Mini-Storage) on the subject property, the City Council initiated a General Plan Amendment Study to analyze General Plan land use alternatives for the railroad right-of--way property (subject property), the Wright Property, and the Omernick property (Archstone) which were designated in the Dublin General Plan as, Business Park/Industrial: Outdoor Storage. In March of 1999, the City Council modified the General Plan land use designations for the study area, to include the following land use designations for the area: Retail/Office and Medium-High Density Residential. The combination of these land use designations would allow either a use type which fits into one of the designations (i.e., office, retail, or residential) or would allow a mixed use type such as medium high residential with office or retail located on the same site. The intent of the multiple designation was to provide flexibility for potential development of the site. Previously, the applicant proposed a 71-unit townhome project (17.5 units per acre) on the site which was scheduled to go before the Planning Commission in December of 1999. However, the applicant ultimately withdrew the project due to reported financial considerations of the proposed product type. Subsequently, in March of this year, the applicant resubmitted a new development plan which consisted of a duplex product type for the subject property. The new project consists of 60 duplexes, with private rear yards, at approximately 15-units per acre. In April of this year, Staff went before the City Council to solicit direction regarding this project's compatibility with the area. City Council stated unanimously that: (1) the proposed product type and resulting development plan was appropriate for the site; and (2) the density range of 15 units per acre was appropriate for the area. PROJECT DESCRIPTION The applicant has proposed a 60-unit, duplex project on the site. Individual homeowners would own each unit and respective rear yards and Homeowners Association would own and maintain the on-site landscaping, outside of the rear yard areas. To subdivide the property into for sale units would require approval of a Tentative Map and Final Map. To provide access to the subject property, the applicant would construct a portion of the Scarlett Drive extension (approximately half of the extension), from Dougherty Road to Houston Place. A recommended condition of project approval would require the developer to disclose the construction of the second half of Scarlett Drive from Houston Place to Dublin Boulevard to potential home buyers. The 7.14 acre site would be reduced as a result of the right-of--way dedications necessary for Scarlett Drive, Dougherty Road, and Houston Place. The 7.14 site would be broken down as follows: project site area 4.05 acres; Scarlett Drive North (between Dougherty Road and Houston Place) 1.59 acres; Scarlett Drive South (between Houston Place and Dublin Boulevard) 1.22 acres; Dougherty Road frontage dedication 0.21 acres; Houston Place frontage dedication 0.07 acres. Rezonine A new Planned Development (PD) Rezone needs to be adopted to establish General Provisions and Development Regulations for the project and to delete the current zoning which is inconsistent with the current General Plan Land Use designations for the site. The applicant has submitted a completed application for a Planned Development Rezone and a Stage 1 and Stage 2 Development Plan as required by Chapter 8.32 of Title 8 of the Dublin Municipal Code. The General Provisions and Development Regulations are set forth in Attachment 3. The proposed permitted and conditional uses are generally the 2 same as permitted in the City's R-M Zoning District with the exception of agricultural uses and second units, which are proposed to be prohibited under this Planned Development. This application proposes to change 4.0 net acres of the zoning district from M-1 (Light Industrial) to PD Multi-Family, attachment 3 provides the proposed Ordinance and written text for the Planned Development Rezone Development Standard PD Multi-family District R-M District Standard Building Site Per Land Use and 6,000 square feet Yard Setbacks Development Plan Front 8 feet 20 feet Rear 15 feet 20 feet Side 5 feet 10 feet + 1 foot per each 10 feet lot frontage exceeds 50 feet Building Height 33 feet 45 feet Lot Coverage Per Land Use and 40% Development Plan Site Development Review The purpose of the site development review process is to promote orderly, attractive and harmonious site and structural development. Elements of the project to be reviewed include building location, architectural and landscape design and theme, vehicular and pedestrian access, on-site circulation, parking and traffic impacts. Following is a summary of these items. Site Plan The proposed units would be attached by one wall and access to the individual units, which do not front on Scarlett Drive, would be provided through a shared walkway in between the two-unit clusters. Access to the units which front on Scarlett Drive would be taken directly from the public sidewalk. No fencing or walls would be placed in front of the units which front Scarlett Drive, however a dense landscaped hedge would provide separation from the private property areas from the public sidewalk area of Scarlett Drive. The southern property line would have a fence or soundwall separating the proposed project From the existing and proposed uses to the south. However, the area of the project adjacent to the future Archstone Communities apartment complex would have a 6-foot high tube steel fence to provide a more visually open appearance within the narrowest portion of the project. 3 The East Bay Regional Parks Iron Horse Trail is proposed to be located across Scarlett Drive, to the north of the subject property. Alameda County Public Works Department is scheduled to complete this portion of trail in the near future. A recommended condition of approval requires the applicant to provide two pedestrian connections to the proposed trail. One connection would be at the intersection of Dougherty Road and Scarlett Drive and the other at the intersection Houston Place and Scarlett Drive. In addition to the landscaping proposed on the southern side of Scarlett Drive, the applicant has proposed to place 24" box Aristocrat Pear Trees located 40 feet on center on the property to the north of the Scazlett Drive right-of--way. This land is currently owned by Alameda County and is the location of the future Iron Horse Trail and the placement of these trees on the Alameda County property will ultimately be subject to the approval of Alameda County. Parkin and Access Scarlett Drive would be located along the northern portion of the linear property and two points of access along Scarlett Drive and one along Houston Place would be provided for access to the development. A right turn pocket would be provided at the entrance along Scarlett Drive with enough stacking length for two vehicles within the road right-of--way. Parking would be allowed along Scarlett Drive, however it would be prohibited along the right turn pockets and adjacent to the intersections of Scazlett Drive with Dougherty Road and Houston Place. Parking would be further restricted by planter bump-outs, which would add significant landscape area and additional buffer between the road way and the dwelling units. The total number of parking spaces along Scarlett Drive would be between 1 I and 19, depending on the final location and alignment of the turn pockets and the sight distance analysis. The availability of guest parking spaces becomes critical when higher density projects aze considered. Guest parking for the proposed project is more critical than that of the single family detached developments because driveway parking is not available. Thirty-eight (38) on-site guest parking stalls aze proposed to serve the development. Head-in parking stalls are proposed adjacent to units 3 and 4 and 37 and parallel stalls are proposed along the private drive, adjacent the southem property line. All of the units would contain two car garages. All of the guest parking is within 150-feet of each unit, provided the on- street parking is utilized. The proposed amount of on-site parking meets the minimum City requirement of 2 enclosed spaces per unit plus 1 space for every two units (Dublin Zoning Ordnance, Section 8.76). However, for the on-site parking to remain adequate, a recommended condition of project approval requires the development's CC&R's to prohibit: (1) the on-site storage of recreational vehicles; (2) ensures that the on-site guest parking remain unreserved; and (3) the two car garages be permanently maintained for parking of two vehicles. Scenario Parking Spaces Minimum Requirements Total On-site Parking 158 150 Total Garage 120 120 Pazking along Scarlett 11-19 N/A Parking Ratio (on site) 2. 63 (158) 2.5 (I50) Parking Ratio (including off site) 2.81 (169) 2.5 (150) 4 Emergency vehicle access would be provided through a 20-foot wide access along Scarlett Drive. Emergency access to the remainder of the site would be provided by the existing access roads from Scarlett Drive and Houston Place. Architecture and Design The applicant is proposing 60 duplex units to be located in 30, two-unit clusters. The units contain rear yards of varying dimensions (between 12 to 38 feet in length). The elevations of the units which are visible from either the public street, or within the project, will contain enhanced architectural details. These details include: kickers, outlookers, and trellis details. The primary building material is a stucco base with varying accent materials occurring primarily on the second floor. The general design theme is American Vernacular Revival with elements of shingles, board and batten, and ship-lap siding providing details to the individual elevations. Additionally, elevations two and three have optional 3`d-floor lofts which would add dormers to provide necessary head room height and approximately 280 square feet to the floor plans. The applicant is proposing four color and three material schemes. Considering the three floor plans, varying colors and material, plus the optional loft, the proposed project will provide variety, while still maintaining an overall architectural consistency. There are 3 individual floor plans ranging in size from 1,400 square feet to 1,580 square feet (plus 280 square feet optional loft). The units locate the living, dining and kitchen on the first floor with the bedrooms on the second floor. Plan 2 and 3 is designed to have an optional loft on the third floor. Overall the details and massing are well coordinated and would result in a cohesive project that provides a diverse range of attached housing. The details of each plan are presented below. Plan Number Units Floor Plan Square Feet Plan 1 26 3 bedrooms, 2.5 1,400 sq. ft. living bath, 2-car 403 sq.ft. garage Plan 2 17 3 bedrooms, 1,540 sq. fr. living bedrooms (w/ opt 403 sq.ft. garage 284 sq. ft. loft) 2.5 bath, 2-car Plan 3 17 3 bedrooms (w/ opt 1,580 sq. ft. living 280 sq. ft. loft), 2.5 403 sq.ft. garage bath, 2-car Inclusionarv Housing Provisions The applicants intend to comply with the City's Inclusionary Housing program by paying the in-lieu-fee of .75 cents per habitable square foot of the project. Based upon a preliminary review of the floor plans, the habitable square footage is 89,000 and the in-lieu-fee would be approximately $67,000. Environmental Review A Mitigated Negative Declaration was prepared for the previous 71-unit townhome project. The Mitigated Negative Declaration was noticed fora 20-day public review beginning November 24, 1999 5 and ending December 13, 1999. No comments were received from the public during this noticing period. Staff determined that the 60-unit duplex project has remained very similar to the previous 71-unit townhome project and the mitigations remained identical. Additionally, Staff determined that no other potentially significant effects to the environment were detected during the review of the new project. The Initial Study focuses on land use compatibility, hazards, aesthetics, and traffic in addition to all potential environmental factors normally considered in an Initial Study. A number of mitigation measures have been included within the document to ensure that identified environmental impacts can be reduced to levels of insignificance. A copy of the Initial Study, on which the Mitigated Negative Declaration is based, is included as Attachment 5 and the mitigation monitoring plan is Attachment 6. General Plan The General Plan land use designation for the site is Medium- High Density Residential, which permits multiple family residences between the density range of 14.1 to 25.0 dwellings per gross acre. The density for proposed the project is approximately 15 units per acre, which is within the density range of 14.1 to 25.0 units per acre prescribed by the Medium- High Density Residential land use. The Land Use Element contains the following polices which are appropriate to this application: 2.1.1. HousingAvailabiliry • Guiding Policy A: Encourage housing of varied types, sizes and prices to meet current and future needs of all Dublin residents; • Implementing Policy B: Designates sites available for residential development in the primary planning area For medium to medium-high density where site capacity and access are suitable and where the higher density are compatible with existing residential neighborhoods nearby. Staff finds that the project is consistent with the Dublin General Plan because: the project is within the density range prescribed by the Medium-High density land use classification; and the project further implements the Dublin General Plan in relation to housing availability, construction of varied housing types and site capacity. Conclusion Staff recommends that the Planning Commission: 1. Adopt Resolution (Attachment 2) recommending the City Council adopt the Mitigated Negative Declaration 2. Adopt Resolution (Attachment 3) recommending the City Council approved the PD Rezoning 3. Adopt Resolution (Attachment 4) approving the Site Development Review and Vesting Tentative Map. 6 GENERAL INFORMATION PROPERTY OWNER: Union Pacific Railroad Co Attn: Frank Ridley 49 Stevenson St. 15th Floor San Francisco, CA 94105 APPLICANT: Trumark Companies Attn: Reed Onate 4135 Blackhawk Plaza, Circle Suite 280 Danville, CA 94506 LOCATION: East side of Dougherty Road, immediately southeast of the Park Sierra apartment complex APN 941-550-22-5 EXITING ZONING: M-1 (Light Industrial) GENERAL PLAN DESIGNATION: Medium-High Density Residential and Retail Office ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration 7 July 2000 SCARLETT PLACE Table of Contents i, ii Project Description P.1 Project Illustration L.1 Master Landscape Plan (Site Plan) T.1 Title Sheet (w/Duet Elevations) A.1 Building 1-1R "A" Elevations A.2 Building 1-1R "B" Elevations A.3 Building l-1R Floor Plan A.4 Building 2-3 "A" Elevations A.5 Building 2-3 w/ Optional Loft "A" Elevations A.6 Building 2-3 "B" Elevations A.7 Building 2-3 w/ Optional Loft "B" Elevations A.8 Building 2-3 "C" Elevations A.9 Building 2-3 w/ Optional Loft "C' Elevations A.10 Building 2-3 Floor Plans A.11 Building 2-3 w/ Optional Loft Floor Plan ATTACHMENT 1 PA 99-030 4135 BLACKHAWK PLAZA CIRCLE SUITE 280 DAN MLLE, CA 94506-4668 (925) 648-8300 FAX (925) 648-3130 July 2000 Scarlett Place Dear Council Members and Commissioners: PA 99-030 Trumark is pleased to submit the Scazlett Place project to the City of Dublin. Trumazk believes the construction of new duet-homes and city roadways will substantially improve this cunrently vacant - infill site. Please find below a brief Project Description and Reason for Request discussion. Project Description The Scazlett Place application includes a request for a Planned Development Rezone and Tentative Subdivision Map. The project includes the development of a portion of a former railroad right-of--way - that extends between Dougherty Road and Dublin Boulevard. The currently proposed neighborhood includes 60 attached duet homes on a total of approximately 4.0 acres resulting in a density of 15 units per acre (tentative map totals 7 acres including proposed/future public R.O.V. Scarlett Place is designed to create a sense of community with emphasis placed on architecture and landscaping. The new neighborhood includes three duet plans with sizes ranging from 1,400 to 1,580 - square feet. Two of the plans offer the option of an additiona1280 square foot loft. The proposed duet facades reflect a modified craftsman style of American azchitecture. The use of roof gables and the employment of the exterior finishes such as lap wood and wood shingle siding with stone veneer accents - contribute to the charm of Scarlett Place's design. Streetscape elements such as upgraded 24"box trees dispersed along public streets and within the - project's interior will immediately provide mature attractive landscaping to the community. Enhanced paving at the project entrances adds a sense of richness at the pedestrian level. The perimeter wall includes a combination of attractive textured sound walls and lattice wood fence details at visually - prominent locations that enhance views from the public streets of on-site landscaping and azchitecture. Table 1 below provides preliminary square footage information for each duet model and Table 2 provides additional site analysis information. 4135 BLACKHAWK PLAZA CIRCLE tiUITE 280 DAIVVI~LLE, CA 9450(,-4hl8 O25) 648-8300 PAX (925) 648-3130 Table 1: Duet Home Descri tions Preliminar Desi n Plan No. - No. of Units Floor Plan S uare Feet Plan l - 26 duet homes 3 bedrooms, 2.5 bathrooms, 2 sto , 2 caz ara e 1400 Sq. Ft. Living 412 S . Ft. Gara e Plan 2- 17 duet homes 3 bedrooms, 2.5 bathrooms, 2 sto , 2 car ara a 1540 Sq. Ft. Living 403 S . Ft. Gara e Plarl 3- 17 duet homes 3 bedrooms, 2.5 bathuooms, 2 sto , 2 car aza e 1580 Sq. Ft. Living 411 S . Ft. Gara e Plan 2- W/loft option 3 bedrooms, 2.5 bathrooms, 2 sto with loft, 2 car aza a 1824 Sq. Ft. Living 403 S . Ft. Gara e Plan 3- w/loft option 3 bedrooms, 2.5 bathrooms, 2 sto with loft, 2 car ara e 1860 Sq. Ft. Living 411 S . Ft. Gaza e Total: 60 Homes Table 2: Site Data Information Total Number of Units: 60 Residential Site Area AC : 4.0+/- Units Per Acre Densi 15 T ical Buildin Hei hts: To be Determined -A rox. 29' Parkin Total: 178 Unit Covered Parkin 120 2 s aces er du Guest Parkin 39 .65 s aces er du On-Street Parkin l9 .32 s aces er du Total Pazkin Available Per Unit: 2.97 Total Pazking Spaces Per Unit w/o Public Streets: 2.65 - Reason for Request Trumark believes that the medium density residential uses associated with Scarlett Place provide a _ unique opportunity for the transition of vacant urban railway lands into contemporary homes for Dublin residents. The project would fulfill the city's general plan designation ofinedium-high density residential (14.1-25 du/ac) by having a density of approximately 15 units/acre. The _ proximity of the BART station and the Iron Horse Trail compliments the proposed Scarlett Place's residential density. The homes will add to the variety of new housing stock for the city of Dublin and the new residents will add to the property and sales tax revenues for the city. The Scarlett Place project will enable the building of roughly half of Scazlett Drive, which was previously planned within the City's 1998-2003 Capital Improvement Program for land acquisition and construction between Dougherty Road & Dublin Blvd. The City planned roadway and resulting configuration of the property has made the project a site planning challenge. The approximately 1,285 linear feet of street frontage on a newly planned public street has boosted development costs considerably in comparison to the remaining buildable land area this site has to offer (the widest portion of the site is 200 feet). Public street improvements include over $2,000,000 in construction and land values. After several site planning studies Trumark has re-submitted the current plan in a problem-solving effort to achieve the City's overall agenda while also meeting the site & project's feasibility requirements. Thank you and Trumark looks forward to meeting with the Planning Commission and City Council. ~a j; ~ s o:: ~:: c~: ~ . >~;': ~: ~~ °~ Y._ ~~ a U Y e--F cW G r2 V Q ~/ U `~ ._ C~ c ~~ o a ~- ._ 3 "_' ~ ~ ~ U o ~ ~ .~ 3 ^~ j i~ ~ CCS ~ Q U ,~ t' s S? `'~ ~e :~ ..1 w U a ~ p z z y Q N W i oa o a ~3; o ~ "w ~ w Q t~i~ tq m n, U K ~ J W a W I y r w ¢ aF 3 w J ~w xp~ irn x Wq y xwo >O > d in ioN S d U w U Z U ~ y Z J Z y W ,~ Q ~ Q U? m a r a> w w ~3w ~n c9gW W y~ ~ V w W ~m ~ ~mU WW O~U ~~ y aQQ ~U 8F~ ~~ zo ~az vy ~3w ~~ w a'- W zW' a4 cx7 U° O PU W Q ~~ io LL N 0 ~1 a ;oNW w3 ~~. 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(~'~ 9 // o d 0 ocI I ~~', / ,~ 8 \~ I ~~ - - - - - - - - - - - - - - - (1HOIFJ d01 3381 3N1~ HO1tlW RESOLUTION NO.99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLERATION FOR PA 99-030, TRUMARK COMPANIES-SCARLETT PALCE, INCLUDING PD REZONING, SITE DEVELOPMENT REVIEW AND TENTATIVE MAP WHEREAS, Trumark Companies ("Applicant/Developer") have requested approval for a residential development consisting of 60 duplexes on approximately 4 net acres, located on the east side of Dougherty Road, immediately southeast of the Park Sierra apartment complex and further identified as APN 941-550-22-5; and WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City environmental regulations require that certain projects be reviewed for potential environmental impacts and that environmental documents be prepared; and WHEREAS, an Initial Study was conducted for this project with the finding that with the incorporation of mitigation measures into the proposed project, there would be no significant effects on the environment; and WHEREAS, a Mitigated Negative Declaration has been prepared for this application and is on file in the Dublin Planning Department; and WHEREAS, the Planning Commission did review and use their independent judgment to consider the Mitigate Negative Declaration at a public hearing held on July 25, 2000; and WHEREAS, proper notice of said hearing was given in all respects as required by law. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The Trumark Companies project application will not have a significant effect on the environment with the application of identified mitigation measures, based on a review of the Initial Study and public testimony. B. The Mitigated Negative Declaration has been prepared in accordance with State and local environmental laws and guideline regulations. C. The Mitigated Negative Declaration is complete and adequate. NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend City Council adoption of the Mitigated Negative Declaration for PA 99-030, Trumark Companies Project-Scarlett Place. Attachment 2 PASSED, APPROVED and ADOPTED this 25° day of July, 2000. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director RESOLUTION NO. 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH FINDINGS, GENERAL PROVISIONS AND DEVELOPMENT STANDARDS AND CONDITIONS OF APPROVAL FOR A PD, PLANNED DEVELOPMENT REZONE FOR PA 99-030, TRUMARK COMPANIES-SCARLETT PALCE WHEREAS, Trumark Companies ("Applicant/Developer") have requested approval of a Planned Development Rezone to establish General Provisions and Development Regulations for a residential development consisting of 60 Duplexes on approximately 4 net acres, located on the east side of Dougherty Road, immediately southeast of the Park Sierra apartment complex and further identified as APN 941-550-22-5; and WHEREAS, Applicant/Developer has submitted a completed application for a Planned Development Rezone and a Stage 1 and Stage 2 Development Plan as required by Chapter 8.32 of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter; and WHEREAS, a completed application for a Planned Development Rezone is available and on file in the Dublin Planning Department; and WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding that with the implementation of mitigation measures contained in the Initial Study, there will be no significant environmental impacts; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission recommend that the City Council approve the Planned Development Rezone; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hold a public hearing on said application on July 25, 2000; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Planned Development Rezone: 1. The proposed Planned Development Zoning meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a more desirable use of land than would have been provided under existing zoning or in combination with any other existing Zoning District. Additionally, the Planned Development will create an environment that is sensitive to environmental features by virtue of Attachment 3 the site layout and building architecture. The proposed Development Plan is also consistent with the General Plan land use category of Medium-High Density Residential. The Development Plan has a density of 15 units per acre which is consistent with the Medium-High Density Residential density maximum of 25 dwellings per acre. 2. The subject site is physically suitable for the type and intensity of the PD Multi- Family Zoning District because it is a relatively level vacant site, of sufficient size to accommodate the proposed project, and is near all necessary public facilities. 3. Development under the Planned Development District Development Plan will be harmonious and compatible with existing and future development in the surrounding area. 4. The proposed Amendment will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or welfare because the Development Plan has been designed in accord with the Dublin General Plan and mitigation measures contained in the Mitigated Negative Declaration. 5. The Planned Development Rezone is harmonious and compatible with existing and potential development in the surrounding area because design elements and conditions of approval of Site Development Review insure that impacts to surrounding existing and potential development are insignificant; and BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend. that the City Council approve a Planned Development Rezone for PA 99-030, Trumark, Scarlett Place, subject to the attached "General Provisions and Development Standards" (Exhibit A) which constitute regulations for the use, improvement, and maintenance of the property (941-550-22-5). Except as specifically included in Exhibit A attached and made a part of this Resolution, development and operation of land use activities within this Rezone shall be subject to the current City of Dublin Zoning Code. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council condition the approval of this Planned Development Rezone on substantial conformance of the Land Use and Development Plan (comprised of the Tentative Map and Site Development Review) with the General Provisions and Development Standards approved with this Planned Development Rezone. a. The Community Development Director shall determine conformance or non-conformance and the appropriate approval procedure for modifying this Planned Development Rezone (e.g., administrative, conditional use permit, or revised Planned Development Rezone). b. Major modifications or revisions found not to be in substantial conformance with this Planned Development Rezone shall require a new Planned Development Rezone. Any subsequent Planned Development Rezone may address all or a portion of the area covered by this action. 2 PASSED, APPROVED, AND ADOPTED this 25`h day of July, 2000. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director G:pa/99/99-030/pc-pdreso.doc DEVELOPMENT PLAN GENERAL PROVISIONS AND DEVELOPMENT STANDARDS PLANNED DEVELOPMENT REZONE PA 99-030 TRUMARK TOWNHOMES SCARLETT PLACE This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Trumark Companies (Scarlett Place Subdivision) , PA 99- 030 located on the former rail road right-of--way located on the east side of Dougherty Road, immediately east of the Park Sierra apartments, and further identified as APN 941-550-22-5. This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. This Development Plan includes Tentative Tract Map 7181 and Site Development Review plans, other plans, exhibits, and written statements contained in the PA 99-030 file, 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 and provisions of Section 8.32 of the Zoning Ordinance, are satisfied. A. General Provisions 1. Intent: This PD District rezone is to establish, provide for and regulate the development of the Scarlett Place Subdivision. Development shall be generally consistent with the Land Use and Development Plan. 2. Zoning: PD Residential - (General Plan Land Use Designation: Medium-High Density Residential) 3. Permitted Uses: The following principal uses are permitted by the PD Residential District: Residential development limited to: • Single Family Duplex Units • 60 Residential Units 4. Prohibited Uses: The following uses are prohibited in this PD Residential District: a. Field Crops b. Orchards c. Plant Nurseries EXHIBIT A d. Greenhouses used only for cultivation of plant materials for sale e. Hospital f Second Units 5. Conditional Uses: All conditional uses in the R-M District are conditional uses in the PD Residential District with the exception of prohibited uses listed above. 6. Dublin Zoning Ordinance: Applicable requirements except as specifically modified by the provisions of this PD District Rezone, all applicable general requirements and procedures of the Dublin Zoning Ordinance R-M District shall be applied to the area designated in this PD District Rezone. 7. Site Plan & Architecture: See attached site and elevation plans contained in Attachment 3, Development Plan. This Development Plan applies to the 4-acres shown on this plan. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 8. Density: The density of the proposed development for the 4 acres is 15 dwelling units per acre. B. Develonment Standards Development Standards within this PD Residential are as follows: Building Setbacks: a. Public Street 8 feet minimum from right of way line b. Between Garage Faces 30 feet minimum Note: Sectional garage doors with automatic openers are required for all residences. Note: Architectural projections such as eaves, enclosed porches, balconies, wing walls, fireplaces, bay windows, etc. may project up to 4' into any required setback area. Air conditioning units shall be screened from on and off-site views and shall be placed so as to minimize any noise intrusion into any adjacent residential unit. Residential Massing and Maximum Building Height: Variations in building elements, elevation stepping and roof heights are encouraged to break the visual linearity and potential consistent height of the large structures. Three story elements should be stepped back. The maximum building height shall be 33 feet. Parking/Garages: Garage access shall be from interior private driveways. Two enclosed parking spaces shall be provided for each residential unit. Garage parking shall measure a minimum of 19 by 19 feet. Guest parking shall be provided in close proximity to the residential units that they are intended to serve. CC & R's shall ensure the on-site parking stalls (excluding the individual garages) shall remain unreserved and open to guests. CC & R's shall also prohibit the on-site storage of recreational vehicles within the z on-site parking stalls. Additionally, the CC&R's shall state that the parking stalls within each garage shall be maintained so as to not preclude the parking for two vehicles. Trash Receptacles/Enclosures: Each residential unit shall have enclosed storage space for trash cans and recyclable containers. This space shall be within each respective unit's garage. Enclosures for trash and recyclable items not contained within the garage area, shall be subject to review by the Planning Department. CC & R's shall prohibit unenclosed exterior storage of trash and recyclable materials. 4. General Provisions The project applicant/developer, shall prior to Final Map approval, provide payments of off-site infrastructure, payment of public facilities impact fees, affordable housing fees, and other provisions deemed necessary by the City to find the project consistent with the Dublin General Plan and Zoning Ordinance. As part of Final Map approval, the dedication for ownership of open space, parkways and other landscaped areas shall be designated. No credit for these areas and improvements shall be given towards parkland dedication requirements. All facilities and landscaping within the open space and common areas shall be subject to approval of the Community Development Director. The developer shall be required to pay all applicable fees, including a Public Facility Fee in the amounts and at the times set forth in City of Dublin Resolution No. 60--99, adopted by the City Council on April 6, 1999, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. Subsequent additions to residences are prohibited. 3 A map of the property is shown: \ ~. ~~ \ en ~ Protect Site = 4.05 Ac. .~ Future Scar/ett Dr. R.O.W. (South) = 1.22 Ac. County R.O.W. = 287 Ac. Comp Porks Future Scor/ett Dr R.O.W. (North) = 1.59 Ac. Houston P/oce Toke = 0.07 Ac. Q a Dougherty Road Toke = 0.11 Ac. ° ~~~~~"`~'~ '• 20-FT. from F of C on Scor/ett Dr. = 0.63 Ac. ,~ •.\ 8-FT sidewalk on Scor/ett Dc = 0.24 Ac. 0 O, '•\ p WRlGIlT ••\ . p 83-235716 •'\ Scar/eft P/ace December 2, 1999 Pored Tn OMERAdC `~,~(~~~ Percd Ong V PARCEL A PARCEL B PAwrei ANP 1008 PARCEL L } BOOK !52 0f Al/P5, PAGE9 51 h 53 /tCANWOLP Or ' PARCEL A PARCEL .WP 2817, , HOOK 128 OF ANP5, PAGE B3 h BO ' - ~ PARYll. A ' ___ ___________________ PARCEL AdP 8571 ______________________ ~n / nne BOOC 308 Of AMPS, PAGE 33 e00K 8100 OP~AGPS, PAGf~ 9B, e I !~ 7 I LO7 B I LOT e 4 Dublin Bou/ewrd Site Plan Is Shown Below: A V/ ; c a N 3 ~ -' a m S D A x r n ~ D O ~ ~~o y N a m> ~ 9 m ~ m N r D T Z V r D n m n O1 0 3 ID ~~ ss Ip O D M peso ~.~~ °: ~~ ~~~ ~ i~ p~ ~ ~~~'i~i ~i~ I~' e~~'~~'N ~~ l ' ~ j ~~ ~~~ ~I' I~~,~E i ~ °~ i ° EEE tIE ~I EII €EE E€E EEE _ w ii H f m R~ i~ ~' ~ ~~ ° _~ i ~~ ooo©oooo ii i~l~si 9'i ~~ Ri9iA~ii 1! ~ 9 E a Ypg~ 4 5 F f O ~ VEf E? 1, ¢ Eil~ ,. ~ ~~ ~ yap A~ FFFFFF ~~z i~ 1 s ®00000 !~ ~~~a~ I~ eiveiii~ s RESOLUTION NO.00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW AND VESTING TENTATIVE MAP (No. 7181) FOR PA 99-030, TRUMARK COMPAINES -SCARLETT PLACE WHEREAS, Trumark Companies has requested approval of a Site Development Review consisting of 60 duplex units, construction of Scarlett Drive between Dougherty Rd. and Houston Place, and related improvements on approximately 4 acres of land, located on the east side of Dougherty Road, immediately southeast of the Park Sierra apartment complex and further identified as APN 941-550-22-5; and WHEREAS, a completed application for a Site Development Review, Tentative Subdivision Map, and Planned Development Rezone are available and on file in the Dublin Planning Department; and WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding that with the implementation of mitigation measures contained in the Initial Study, there will be no significant environmental impacts; and WHEREAS, the Planning Commission did hold a public hearing on said application on July 25, 2000; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve Vesting Tentative Map and Site Development Review, subject to the attached conditions, and that the Planning Commission recommend that the City Council approve the Planned Development Rezone; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Map: 1. The Scarlett Place Vesting Tentative Map is consistent with the intent of applicable subdivision regulations and related ordinances. 2. The design and improvements of the Scarlett Place Vesting Tentative Map are consistent with and conform to the City's General Plan as it applies to the subject property in that it is a subdivision for implementation of a residential project in an area designated for Medium-High Density Residential. 3. The Scarlett Place Vesting Tentative Map is consistent with the Planned Development Rezone proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. ATTACHMENT 4 4. The project site is located adjacent to major roads on approximately 4 acres of relatively flat topography and is, therefore, physically suitable for the type and density of development. 5. With the incorporation of mitigation measures from the Initial Study 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. 6. The design of the subdivision will not conflict with easements acquired by the public at large or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. 7. Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review 1. Approval of this application (PA 99-030) is consistent with the intent and purpose of applicable provisions of the Dublin Zoning Ordinance. 2. The approval of this application, as conditioned, will comply with the policies of the General Plan applicable to the Medium-High Density Residential land use category, since it will allow development within the density range allowed under the Medium-High Density Residential Land Use Designation of the General Plan. 3. The approval of this application, as conditioned, will comply with the proposed Planned Development Regulations for the project, which will allow for residential development at this location. 4. The approval of this application, as conditioned, is consistent with the design review requirements contained in the Dublin Zoning Ordinance. 5. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. 6. The approval of this application, as conditioned, will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and general as the development is consistent with all laws and ordinances of the City of Dublin and implements the General Plan, as proposed for amendment. 7. The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to provide a desirable environment for the development. The subject site is physically suitable for the type and intensity of the approved development. Impacts to views are addressed, no views will be interrupted. 2 10. Impacts to existing slopes and topographic features are addressed as no slopes or topographic Features exist on this site. 11. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings have been incorporated into the project and as Conditions of Approval in order to ensure compatibility of this development with the development's design concept and character of surrounding uses. 12. Landscape considerations, including the location, type, size and coverage of plant materials and similar elements have been considered to ensure visual relief and screening of potentially negative elements. NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby conditionally approves a the Vesting Tentative Map, Tract No. 7181 and Site Development Review subject to the Conditions of Approval for PA 99-030 Trumark Companies and subject to City Council approval of the proposed Planned Development Rezone. The approved Site Development Review application shall be consistent with the materials as depicted by Attachment 1, and the materials stamped "approved" on file in the Dublin Planning Department. These material which describe the project includes a Master Landscape Plan prepared by Vandertoolen Associates, dated Received Jun 19, 2000, architectural elevation prepared KTGY Group dated received May 26, 2000, and Vesting Tentative Map and a Preliminary Grading and Utility Plan, prepared by Ruggeri-Jensen and Associates, dated received June 19, 2000, for PA 99-030, which constitute regulations for the use and improvements of an 4 acre parcel generally described as APN 941-550-22-5. Conditions oFApproval: Unless stated otherwise, all Conditions of Annroval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. fBl Building, fPLI Planning Department, fPSI Police Services, fPWl Public Works, fFl Alameda County Fire Department. 3 SITE DEVELOPMENT REVIEW CONDITION TEXT RESPON. 'WHEN. RESPONSE AGENCY ' ' REQ'D Prior to; GENERAL CONDITIONS 1. Site Development Review. Approval of the Site Development PL On-going Review is valid for one (1) year from the date of approval. If construction has not commenced by that time, this approval shall be null and void. The approval period may be extended for six (6) additional months by submitting a written request for extension prior to the expiration date to the Community Development Director. Any extension will be based on a determination that the conditions of approval remain adequate to assure that the stated findings of approval will continue to be met. This Site Development Review approval is contingent upon adoption of the proposed Mitigated Negative Declaration and the enactment of the proposed Planned Development Rezoning by the Dublin City Council, in the event that either the Mitigated Negative Declaration or the Planned Development Rezoning is not adopted, this approval shall be null and void. 2. Revocation. The SDR will be revocable for cause in accordance PL on-going with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 3. Approval of Vesting Tentative Map. Approval of the Vesting P[, Tentative Subdivision Map for PA99-030 (Tract No. 7181) is approved to subdivide an existing portion of APN 941-0550-022- 05,986-0001-003-02,and 986-0001-003-03 into individual parcels for 60 duplex units, and is conditioned upon the requirement that the development be consistent with the approved Planned Development (PD), PA 98-063, including the Land Use and Development Plan, and the General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Vesting Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). This approval shall conform generally to the Tentative Map prepared by RJA & Associates dated June 12, 2000, unless modified by the Conditions of Approval contained herein. 4. Wall and Fence heights. The walls and fences shall be in PW Issuance of substantial conformance with the approved plans. The final color, Building design, and height of all walls and fences shall be subject to Permits review and approval by the Director of Community Development. Fences and walls shall be designed to ensure clear vision at all street intersections to the satisfaction of the Director of Public Works 4 5. Colors and Materials Board. Applicant shall submit a revised Pt, Issuance of colors and materials board subject to approval of the Director of Building Community Development. Permits 6. Stone Veneer. The location and type of stone veneer shall be PL Issuance of subject to review and approval by the Director of Community Building Development. Permits 7. House Numbers List. Applicant/Developer shall submit a house PL Issuance of numbers list corresponding to lots shown on the Tentative Map. Building Said list is subject to approval of the Director of Community Permits Development. 8. Street Names. Street names shall not duplicate any names PL„ Po approval of already being used in other segments of the City. Street names Final Map shall be subject to approval of the Director of Community Development and the Dublin Police Service. 9. Mitigation Monitoring. The Developer shall comply with all PL On-going mitigation measures adopted as part of the Mitigated Negative Declaration for this project as well as the Mitigation Monitoring and Reporting Plan. 10. Air Conditioning Units. Air conditioning units and ventilation B, P[, Occupancy ducts shall be placed within the rear yards of the units which they of unit serve and screened from view with landscaping and or materials compatible to the buildings. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. 11. Automatic Garage Door Openers. Automatic garage door B, PL Occupancy openers shall be provided for all dwelling units and shall be of a of Unit roll-up type. Garage doors shall not intrude into the public right- of--way. 12. Trash Receptacles. Floor plans shall be submitted for each unit PL Issuance of showing a designated location for a trash receptacle and shall be Building subject to approval by the Community Development Director. Permits 13. Alternative Refuse Collection. In the event that either refuse PI, Issuance of collection service provider does not accept individual trash Building receptacles within the respective units; or the units cannot Permits accommodate trash receptacles, subject to determination by the Community Development Director, the applicant shall submit and obtain approval, subject to review and approval by the Community Development Director, a design of trash receptacles which serves the entire project. The resulting trash dumpster enclosures shall be covered, and shall have concrete rollout pads at the front of the enclosure to define the door swing area. Said door swing area shall not encroach into the drive aisles. 14. Postal Service. Applicant/Developer shall confer with local PL, PW Issuance of postal authorities to determine the type of mail units required and Grading provide a letter from the Postal Service stating its satisfaction Permits with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and Director of Public Works. The applicant shall submit a plan showing the locations of all mailboxes. The plan including final location, design, color and material of the mail boxes shall be subject to review and approval by the Director of Community Development and the Director of Public Works. 15. Cable TV and Telephone. The developer shall provide all units PL. BP with cable TV and telephone connections. 16. Building Permit Application. To apply for building permits, B BP the Developer shall submit 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 the annotated resolutions attached to each set of plans. The Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 17. Phased Occupancy. If occupancy is requested to occur in PL BP phases, then all physical improvements within each phase shall be required to be completed prior to the occupancy of units within that phase, except for items specifically excluded in an approved Phased Occupancy Plan, or minor hand work items, approved by the Planning Department. A Phased Occupancy Plan shall be submitted for Community Development Director review and approval a minimum of 45 days prior to the request for occupancy of any unit covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all buildings in each phase and shall substantially conform with intent and approval of the Site Development Review 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 construction activity. Subject to the approval of the Community Development Director, 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. 18. Disclosure. The Developer shall have a special disclosure with Pt, BP the wording approved by the Planning Department. The disclosure form will be used as a required disclosure for homeowner indicating the presence of possible hazards. The disclosure statement shall describe: A. Phased development with continued construction activity until project completion may cause noise and dust. B. The presence of possible hazards from the petroleum pipeline. C. The Scarlett Drive will be completed as a through street from Houston Place to Dublin Boulevard. 19. Lighting Plan. A final lighting plan shall be submitted to the P4 PO, Bt' City for approval, demonstrating that the entire area will be PN' adequately illuminated. Photometrics and lighting plans for the site shall be submitted to the Planning and Police Departments for review and approval prior to issuance of building permits. 20. Prior to the final occupancy of any unit, the unit shall meet minimum health, design and safety standards, including but not limited to the following: a) The project entrance and all interior roadways and driveways shall be complete to allow for safe traffic movement to and from residential units. b) All traffic signing and striping shall be in place. c) All streetlights and interior access and parking area lighting shall be energized and'functioning. [PW] d) All repairs to street, curb, gutter and sidewalk, which may create a hazard, shall be required or any non-hazard repair shall be complete or bonded for. [PW] e) Back-lit illuminated house address numbers shall be provided. [PL, F] f) Final site grading shall be approved by the Department of Public Works. [B] g) All sewer clean-outs, water meter boxes and other utility boxes shall be set to grade, to the approval of the Director of Public Works [PW] h) Dwellings shall have received all necessary inspections and have final approval by the Building Department to allow occupancy.[B] i) All fire hydrants in streets providing access to the homes shall be operable to Public Works and Fire Department satisfaction. [P W, F] j) All mail-box units shall be approved and installed. k) Exterior lighting shall be provided for stairwells and dwelling entrances and shall be of a type and placement so as not to cause glare on to adjoining properties or the Iron Horse Trail. [B, PL] 1) Lighting used afrer daylight hours shall be adequate to provide for security needs. 21. Inclusionary Housing Ordinance. The provisions of the City's PL BP Inclusionary Housing Ordinance shall be satisfied through approval and execution of an Inclusionary Housing Agreement per applicable provisions of the Dublin Zoning Ordinance prior to issuance of building permits. In the event the applicant wishes to pay the in-lieu fees, the fees shall be paid prior to issuance of building permits. Landscaping 22. Final Landscaping and Irrigation Plan. Applicant/Developer PL, PW Approval of shall submit a Final Landscaping and Irrigation Plan, conforming Improveme to the requirements of Section 8.72.030 of the Zoning Ordinance nt Plans/ Issuance of (unless otherwise required by this Resolution) for review and Huilding approval of all plant varieties and spacing, by the Director of Permits Public Works and the Director of Community Development. The plan should generally conform to the Site Plan and Landscape Plans included with the Development Plan, dated June 14, 2000. It must reflect any revised project design shown on the Tentative Map and Site Development Review Plans, and/or required by these conditions. 23. Landscaping. Applicant/ Developer shall 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 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. The Homeowner's Association shall maintain all landscaping materials within the public right-of--way. 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. Maintenance shall include weeding, the application of pre- 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. 24. Landscape Vines. Clinging Vines shall be utilized adjacent to PL Approval of all walls. Species which require support shall be used in Final conjunction with trellises or shall be replaced with self-clinging Landscape Plans species. 25. Additional Landscaping. Due to the lack of specifics shown on PL BLDG, the submitted landscape plans, the Community Development OCC Director may require additional landscaping to be shown on the final 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. 26. Landscape Features. Any landscape features including the PL Bt.~G items denoted on the submitted plans as `stepped planter walls' 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. 27. Landscaping near PG&E 60KV Facilities. Landscaping to be PW OCC installed within 20' of the existing PG&E overhead 60KV pole line that extends along the southern property line shall be restricted to trees and other plant materials that have a mature i height of 15' or less, unless otherwise approved by PG&E. The CC&R's shall reference this restriction. 28. Fire-Resistant and/or Drought Tolerant Plant Varieties. The PL, PW Approval of Final Landscaping and Irrigation Plan referenced above shall Improveme include fire-resistant and/or drought tolerant plant varieties in the nt Plans/ Issuance of plant palette. Building Permits 29. Lighting. Lighting in landscaped areas throughout project shall PL, PW Approval of be subject to review and approval of City's Landscape Architect, Improveme Planning, and Public Works Departments, in consideration of nt Plans Issuance of IES standards for lighting in public/community areas. Building Permits 30. Backtlow Devices. Backflow devices shall be screened from PL Issuance of view by means of fencing, enclosures, landscaping and/or berms. Grading Permits 31. Monument Signs. Design of any monument signs shall be PL, PW ompletion o reviewed and approved by the Director of Community mprovements Development to assure compatibility with design elements of the project and by the Director of Public Works to assure unobstructed traffic visibility. 32. Standard Plant Material, Irrigation System and Maintenance PL Issuance of Agreement. Applicant/Developer shall sign and submit a signed building copy of the City of Dublin Standard Plant Material, Irrigation Permits System and Maintenance Agreement prior to the occupancy of any units. 10 33. Off-site improvements as shown on the Landscape Plans. PL Final Off-site improvements as shown on the Landscape Plans Occupancy included with the Development Plan, dated June 14, 2000, including the trees shown on the property to the north of the Scarlett Drive right-of--way shall be installed, unless appropriate agencies specifically prohibit such improvements, subject to the review and approval of the Director of Community Development. In the event that the appropriate agencies approve the trees shown on the property to the north of the Scarlett Drive right-of--way, and no public agency accepts maintenance of the trees, then the maintenance shall be the responsibility of the homeowners association. 34. Landscaping within the "bump outs". Landscaping and street PL Final trees shall be placed within the "bump outs" within the right-of- occupancy way, subject to review and approval by the Director of Community Development and the Director of Public Works. 35. Slope Transitions. Adequate slope areas shall be provided in all PL, Pw Approval of landscaped areas between streets/roadways/curbs and fences to tmp. Plans/ allow slope transition at top and bottom and adjacent to fences. Issuance of Building Permits 36. Bicycle Parking. If the individual garages are not large enough PL, Pw ompletion to accommodate bicycle parking, then bike racks shall be located f near each building entrance. mprovement 37. Final Landscape Plan. A final landscape plan shall be approved PL BP by the City's Landscape Architect, including planting and irrigation components. The developer shall pay a deposit to the Planning Department to have landscape plans checked. Fees 38. City Fees. Prior to the issuance of building permits, the PL, B, Pw BP Developer shall comply with and/or pay all applicable connection fees and development fees (plus annual increases) in effect at the time of building permit issuance. This includes but is not limited to the regional traffic impact fees, Inclusionary housing requirements and building permit fees. 39. Dublin Unifed School District Fees. Prior to issuance of B BP building permits, the Developer shall pay fees to the Dublin Unified School District to mitigate all impacts to the District as a result of this project. 11 40. DSRSD Fees. Prior to the issuance by the City of any building Dsa BP permit, all utility connection fees, plan checking fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accord with the rates and schedules established in the DSRSD Code. No sewer line or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items referenced in this condition have been satisfied. 41. Homeowner's Association. The Applicant/Developer shall Pw, PL Approval of create a Homeowner's Association to manage the maintenance of Final Map common area improvements and designated right-of--way landscape improvements. In the event any such areas fall into a state of disrepair, the City will have a right but not an obligation to take corrective measures and bill the association for all costs incurred, including overhead and expenses. This requirement shall be included in the CC&R's. 12 42. Covenants, Conditions and Restrictions (CC&Rs). Covenants, PL Submitted Conditions and Restrictions (CC&Rs) shall be established for Prior to this development. The CC&Rs shall be reviewed and approved F nal Mal of p by the Director of Community Development to assure that: and Approved a) A Homeowners Association is established for this Prior ro development complete with Bylaws. tssuance of b) There is adequate provision for at least the maintenance, in Auy Building good repair, of all commonly owned facilities, property and permits landscaping, including but not limited to private streets and walkways, monument signs, lighting, recreation facilities, landscape and irrigation facilities, fencing, masonry perimeter walls, utilities, site amenities, signs, and drainage improvements, including storm inlet filter devices. In addition their shall be the provision to maintain the landscape improvements within the public-right-of--way along the Dougherty Road, Houston Place, and Scarlett Drive frontages. c) In the event that the appropriate agencies approve the trees shown on the property to the north of the Scarlett Drive right- of-way, and no public agency accepts maintenance of the trees, then the maintenance of said trees shall be the responsibility of the homeowners association. d) The landscaping within 20' of the existing PG&E overhead 60KV pole line shall be limited to a mature height of 15' of less, unless otherwise approved by PG&E. e) The parking of recreational vehicles on-site shall be prohibited. 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. f) Homeowners Association shall keep perimeter walls clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials and foliage shall be used. g) Homeowners Association shall keep landscaping within the project at a minimal height and fullness where needed to give patrol officers and the general public surveillance capabilities of the area. h) No unenclosed exterior storage of trash and or recyclable materials is allowed. i) Two enclosed parking spaces shall be maintained for parking of vehicles for each residential unit. j) The on-site parking stalls (excluding the individual garages) shall remain unreserved and open to guests. 13 PLANNING 43. Noise Levels. The project developer shall have a qualified PL, B sP acoustical consultant verify that the exterior living area noise level of the proposed dwelling units are within a maximum noise level of 60 to 70 dBA or lower and the interior noise level is a maximum of 45 dBA or lower 44. Lighting. Pole-mounted lights shall be equipped with cut-off PL BP lenses. The lighting standards shall be subject to review and approval by Director of Community Development. 45. Archaeology -Should any prehistoric or historic artifacts be PW, PL, e GRAD, exposed during excavation and construction operations, the Bt,DG Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (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. FIRE 46. Fire Apparatus roadways must be installed, and fire hydrants in F OCC service, prior to the commencement of combustible framing. PRIOR TO THE COMMENCEMENT OF STORAGE OR FRAMING, CONTACT THE CITY OF DUBLIN, FIRE PREVENTION DIVISION, AND THE PUBLIC WORKS DEPARTMENT TO SCHEDULE AN INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (CFC 1998, SECTION 8704.2 & 8704.3) A Knox key lock system is required. Applications are available at the Alameda County Fire Department, Fire Prevention Division, 100 Civic Plaza, Dublin, CA 94568. 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) 47. Fire hydrants in commercial and/or industrial areas or in F OCC residential areas comprised primarily of condominiums, townhouses or apartments, 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. 48. Fire apparatus roadways must have a minimum unobstructed F OCC width of 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1 ". (CFC 1998, Section 1998). 49. Identify the fire hydrant locations by installing reflective "blue P oCC dot" markers adjacent to the hydrant 6 inches off center from the middle of the street. (CFC 1998, Section 901.43). 50. Fire Hydrants shall be installed on site. The Fire Prevention F occ Division shall approve number and location. 51. The emergency vehicle access pathways at the northern ends of F, Pw oCC Tara Court and Reese Drive shall remain unobstructed 52. Minimum Fire Flow shall be provided. F oCC 53. Fire Lanes are required and shall be recorded as EVAE. F oCC 54. Turning radius shall be a minimum of 42'. F oCC 55. Approved numbers or addresses shall be placed on all new and F OCC existing 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 (CFC, 1998, Section 901.4.4) 56. Entrance access width minimum is 12' F OCC 57. Insure trees do not overhang into fire access width F On-going 58. Any/all gates across Fire Department access ways shall have a F on-going minimum 12-foot clear, unobstructed linear width and a clear vertical height of 13 feet 6 inches. All locking devices shall provide for Fire Department emergency access. All gate plans shall be approved by the Fire Prevention Division prior to construction. (CFC 1998, Section 902.2.4 & 902.2.2.1) 59. Insure monument sign is accessible to responding emergency F oCC equipment. The Fire Prevention Division shall approve size and location. DSRSD 60. Prior to the issuance of building permits, complete DSR BP improvements shall be submitted to DSRSD confirming with the requirements of the DSRSD Code, "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and DSRSD policies. 61. Applicant/Developer shall comply with all implementation of the "water efficient landscape ordinance #18-92". 62. All mains shall be sized to provide sufficient capacity to DSR BP accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in accord with DSRSD utility master planning. 15 63. Sewers shall be designed to operate by gravity flow to DSRSD's DSR BP existing sanitary sewer system. Pumping of sewage is discouraged and may be allowed under extreme circumstances following acase-by-case review with DSRSD. Any pumping station shall require specific review and approval by DSRSD of preliminary design reports, design criteria and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well another conditions within a separate agreement with the applicant for any project that requires a pumping station. 64. Domestic and fire protection waterline systems shall be DSR BP designed to be looped or interconnected to avoid dead-end sections in accord with the requirements of the DSRSD Standard Specifications and sound engineering practices. 65. DSRSD policy requires public water and sewer lines to be DSR GR located in public streets to the fullest extent possible. If unavoidable, public water or sewer easements must be established to provide for future maintenance and/or replacement. 66. Prior to approval by the City of a grading permit or a site DSR GR development permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 67. All easement dedications for DSRSD facilities shall be by DSR GR separate instrument irrevocably offered to DSRSD or by offer of dedication on a Final Map. 68. Prior to issuance of a building permit, all utility connection DSR BP fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accord with the rates and scheduled established in the DSRSD Code. 69. Prior to issuance of a building permit, all improvement plans of DSR BP DSRSD facilities shall be signed by the District Engineer. Prior to DSRSD approval, the developer shall pay all DSRSD fees, and provide an 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 acceptable to DSRSD. Fifteen working days are required for DSRSD approval. 70. No sewer or water line construction shall be permitted unless DSR GR the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued afrer all other items have been satisfied. 71. The developer shall hold DSRSD, its Board of Directors, DSR On-going commissions, employees, and agents of DSRSD harmless and indemnify and defend same from any litigation, claims, or fines resulting from the construction and completion of the project. 72. Off-site potable and recycled water and sewer infrastructure DSR on-going 16 may be required in future Scarlett Drive, Dougherty Road, and in adjacent Camp Parks area. The Developer shall coordinate with DSRSD for all required off-site improvements to serve the project and adjacent areas. 73. The project is located within the Recycled Water Use Zone area DSR GR which calls for the installation of a recycled water irrigation systems to allow for the future use of recycled water for approved landscape irrigation demands. This project shall be in compliance with the Recycled Water Use Ordinance, as may be amended or superseded, is required. Recycled water will be available in the future described in DERWA San Ramon Valley Recycled Water Facility Plan. Recycled Water irrigation systems shall be installed unless specifically exempted by the District Engineer. All irrigation facilities shall be subject to review by the district for compliance with District and Department of Health Services requirements for recycled water irrigation design. An irrigation water service to connect to off- site recycled water mains shall be installed to the property line to allow for the connection when recycled water is available. This development shall be equipped to use recycled water for irrigation. The recycled water irrigation system shall be designed to conform with District standards and specifications as described in the Standard Specification Addendum. ZONE 7 74. As shown on the construction plans, Zone 7 owns the 24-inch Zone ~ ongoing Santa Rita-Dougherty Pipeline, which is located within a 15- foot easement. The required minimum cover for the waterline is 3.5 feet. In addition, no permanent buildings, structures, or trees shall be located within the easement area. 75. A Zone 7 encroachment permit is required prior to any work Zone 7 BP within the 15-foot waterline easement. This permit will become effective upon payment of any application fee and the deposit of an approved surety bond with Zone 7 and any applicable inspection charges. 76. Contractor shall notify Zone 7 water facilities supervisor, Dave Zone 7 BP Paroloa at (925) 447-6704 x114, at least 3 working days prior to any construction work around Zone 7 facilities. 77. Contractor shall verify the location of the Zone 7 existing 24" Zone 7 BP water line by potholing prior to construction 78. Contractor shall avoid using heavy equipment over Zone 7's Zone 7 24" line when cover is less than 3-feet. 79. The sanitary sewer line crossing beneath Zone 7 24" line should Zone 7 have a minimum clearance of 12". 80. Our records indicated that there are no wells located on the zone 7 BP project parcel. If any wells exist on the subject parcel they should be recorded at Zone 7. Any planned new well or well destruction must be permitted by Zone 7 before starting well 17 work. Additional information regarding this well and the necessary Zone 7 forms can be obtained from Wyman Hong at (925) 484-2600, extension 235. POLICE SERVICES/COMMUNITY SAFETY 81. The applicant shall comply with all applicable City of Dublin PS OCC Residential Security Requirements. 82. The Developer shall work with the Dublin Police on an ongoing PS Ongoing basis to establish an effective theft prevention and security program. 83. CC&R's for the project shall include posting of private street PS OCC areas in accordance with California Vehicle Code Section 22658. Fire lanes will also be required to be posted in accordance with California Vehicle Code Section 22500.1. 84. The Developer and/or Property Owner shall keep the site clear PS ongoing of graffiti vandalism on a regular and continuous basis. Graffiti resistant paints and materials should be used. 85. A final lighting plan shall be submitted for review and approval PS OCC by the Dublin Police. Lighting between the buildings shall be included in the lighting plan. Specifically, the walk area to lot 33 shall have sufficient lighting, subject to review and approval by the Dublin Police. PARKS & COMMUNITY SERVICES 86. The developer shall pay a Public Facilities Fee in the amounts PCS sP and at the times set forth in City of Dublin Resolution No. 60- 99, adopted by the City Council on April 6, 1999, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee, as implemented by Administrative Guidelines adopted by Resolution 195-99. 87. The applicant shall pay an "in lieu" fee for neighborhood parks PCS BP in accordance with, pursuant to and at the times specified in the City's Quimby Act Ordinance, Chapter 9.28 of the Dublin Municipal Code. The in lieu fee for neighborhood parks is calculated by the Public Works Director using the formula below. Fee=AxBxC D A -for densities at or above 6.1 units/acres = 0.003 acre/unit B -number of dwellings units C -current market value of developable acreage D -developable acreage 18 PUBLIC WORKS DEPARTMENT 88. Standard Conditions of Approval. The Developer/Applicant Pw, PL, BLDG shall comply with all applicable City of Dublin Site P~ Development Review Standard Conditions, City of Dublin Public Works Standard Public Works Conditions (Attachment A to this document). In the event of conflict between any of these conditions and the attached Conditions, these Conditions shall prevail. 89. Ordinances/General Plan/Policies. The Developer/Applicant PW, PL, B ongoing 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, 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. 90. Fees. Applicant/Developer shall pay all applicable fees in various various effect at time of building permit issuance, including, but not times, but limited to, Planning fees, Building Fees, Dublin San Ramon no later than Services District fees, Public Facilities fees, Dublin Unified Issuance of School District School Impact fees, Alameda County Fire Building Services fees, Inclusionary Housing In-Lieu fees; Alameda Permits County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and Park In-Lieu fees. Fees are subject to change without notice. Un-issued building permits subsequent to new or revised fees shall be subject to recalculation and assessment of the share of the new or revised fees. Developer shall not be responsible for designated Public Works traffic mitigations improvements costs. 91. Improvement Agreement/Plans. ApplicanUDeveloper shall P~' IMP 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 properties 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. 92. Required Permits. ApplicanUDeveloper shall obtain all various various necessary permits required by other agencies (Alameda County times, but uo later Flood Control District Zone 7, California Department of Fish than and Game, Army Corps of Engineers, State Water Quality Issuance of 19 Control Board, Etc.), and shall submit copies of said permits to Building the Public Works Department. Permits 93. Building Codes and Ordinances. All project construction B Through shall conform to the building codes and ordinances in effect at Completion the time of building permit issuance. 94. Conditions of Approval. In submitting subsequent plans for Pw Issuance of review and approval, Applicant/Developer shall submit six (6) Building sets of plans to the Public Works Department for plancheck. Perm i[s Each set of plans shall have a copy of these Conditions of Approval attached with responses to each condition 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. 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 annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining approvals of all participating non-City agencies. DEDICATIONS AND IMPROVEMENTS 95. Final Map. ACalifornia-licensed civil engineer or land PW FM surveyor shall prepare a final map for approval by the City Engineer/Director of Public Works prior to recordation. Said map shall be substantially the same as Vesting Tentative Tract Map 7181, and shall conform to provisions of the Subdivision Map Act and local ordinances. The civil engineer or land surveyor who prepared the map shall guarantee the installation of all monuments and other survey control devices. 96. Public Service Easements. Applicant/Developer shall dedicate Pw FM Public Service 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. Applicant/Developer shall dedicate a 6-foot wide Public Service Easement (PSE) along the Dougherty Road, Scarlett Drive, and Houston Place frontages, to the satisfaction of the Director of Public Works. No fences, walls, or other permanent structures shall be located within the PSE areas. 97. Abandonment of Easements and Right of Ways. PW FM Applicant/Developer 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. 98. Easement Dedications for Private Streets. PW FM Applicant/Developer shall dedicate easements across all private streets to provide access and utility services for each residential lot. Said easements shall include, but not be limited to, 20 Drainage Easements, Water Easements, Sanitary Sewer Easements, Ingress/Egress and Access Easements, Pedestrian Access Easements, Emergency Vehicle Access Easements and Public Service Easements as deemed necessary by the Director of Public Works. The project final map and the project CC&R's shall reflect these easements and shall be reviewed and approved by the Director of Public Works prior to recordation. 99. Decorative Paving. Decorative pavement may be installed at PH' oCC the private street entrances to designate the boundary between the public right-of--way and the private streets, provided the decorative pavement is located entirely outside of the public 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. A decorative paving plan shall be prepared to the satisfaction of the Director of Public Works. Irrigation laterals shall not be placed under the decorative paving unless protected by appropriate sleeves. Maintenance costs of all decorative paving shall be included in the CC&R's as an obligation of the Homeowner's Association. 100. Site Plan. Applicant /Developer shall install all site PW OCC improvements in a manner consistent with the site plan prepared by Vander Toolen Landscape Architects dated June 14, 2000 and Tentative Parcel Map 7181 prepared by Ruggeri Jensen Azar. The Director of Public Works reserves the right to require changes to the site design during plan-check to assure a safe, functional design. 101. Dougherty Road Widening. The east side of Dougherty Road Pw IMP and along the project frontage shall be dedicated and widened by the Consrrucr Developer/Applicant to create an ultimate right-of--way width of prior ro Occupancy 114', or 94' curb to curb including approximately 30' of additional roadway section, a 6'-wide monolithic curb, gutter, and sidewalk, and 6' of streetscape landscaping. The Developer's/Applicant's work will include appropriate transitions at the northern and southern conforms, modified traffic signs and striping, and other required infrastructure. The pavement structural section for the widened street shall be based on a T.I. of 9.0, and an R-value determined from a geotechnical analysis of the underlying soils. 102. Improvement and Dedication of Scarlett Drive. Scarlett PW IMP and Drive is planned to be a Class II Collector street per General Consrrucr Plan Section 5.1.1(A)(3) with an interim right-of--way width of error ro Occupancy 50' along the property frontage. The Applicant/Developer shall dedicate the required right-of--way for public street purposes from Dougherty Road to a point 48' south of the centerline of Houston Place. Said right-of--way shall be improved to a completed curb-to-curb width of 41', per City of Dublin 21 standards. Said right-of--way width shall accommodate, from north to south, a 1' curb & gutter strip with chain-link fence, a 5' bike lane, two 12' travel lanes, a 4' bike lane, an 8' curb parking area, a 5' public sidewalk, and 3' of landscaping. Right-turn pockets must be constructed at each of the two driveway entrances to the site. Said pockets shall have a minimum length of 50' with a 45' taper. At each pocket, the right-of--way width shall accommodate, from north to south, a 1' curb & gutter strip, a 5' bike lane, two ]2' travel lanes, a 4' bike lane, a 10' right-turn pocket, a 5' public sidewalk, and ]' of landscaping. The pavement structural section for the street shall be based on a T.I. of 8.0, and an R-value determined from a geotechnical analysis of the underlying soils. At the discretion of the Public Works Director, intermittent street tree well bump-outs will be allowed to occupy up to 6' of the 8' curb parking width provided they do not interfere with the right-turn pockets, with the emergency vehicle access pathways, or any required intersection improvements. 103. Improvement and Dedication of Houston Place. Houston P~' IMP and Place is planned to have a total right-of--way width of 56' along Construct the property frontage. If the neighboring property owner, error to Occupancy Archstone Communities Trust ("Archstone"), dedicates and improves the eastern half-street section for Houston Place adjacent to the project frontage, then the Applicant/Developer shall dedicate the remaining 28' of required right-of--way, and shall complete the western half-street section. Said half-street includes 20' of road section as measured from face-of--curb to street centerline, plus a 5'-wide monolithic curb, gutter, and sidewalk on the project side of the road. Said half-street section shall conform to the street section to be built by Archstone. The pavement structural section for the widened street shall be based on a T.I. of 6.0, and an R-value determined from a geotechnical analysis of the underlying soils. If the ApplicanUDeveloper wishes to occupy any of the 22 residential units identified on the Site Plan as units 45 through 60 before Archstone dedicates and improves the east half-street section along the project frontage, then the Applicant/Developer must acquire the required right-of--way from Archstone then dedicate and improve the full street width along the project frontage. If the required half-street width cannot be acquired through negotiations, then the Applicant/Developer shall fund the City's efforts to acquire the right-of--way via eminent domain. Parking shall be prohibited on the west side of Houston Place along the project frontage. 104. Street Name Signs. Street name signs shall display the name pN' [MP of the street together with a City standard shamrock logo. Posts shall be galvanized steel pipe, unless otherwise approved by the Director of Public Works 105. Renaming Houston Place. Houston Place shall be renamed PN' oCC Houston "Drive" or another name acceptable to the City Council. The Applicant/Developer shall provide all documents and bear all costs associated with this name change. 106. Fence for Iron Horse Trail. The Applicant/Developer shall PH' rn~P construct a fence along the north side of Scarlett Drive to separate the future Iron Horse Trail from vehicle traffic on the street. Said fence shall extend from the intersection at Dougherty Road to a point 48' south of the centerline of Houston Place with appropriate opening to allow pedestrian access. The design and exact location of the fence are subject to the approval of the Public Works Director, the Director of Community Development, and East Bay Regional Park District. If the fence improvements will be located on land owned by Alameda County, then Applicant/Developer shall also obtain approval from said jurisdiction. 107. Fire/Emergency Access. Applicant/Developer shall provide PN', F GRAD & adequate access for fire and other emergency vehicles per aLl7G 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. The ACFD and City Director of Public Works must approve detailed final layout and design of site entrance, exits and internal drive aisles prior to issuance of grading and building permit. 108. Disabled Access Requirements. An accessible pedestrian route Pw EMI' shall be provided between each residence and the public sidewalk. The accessible route and all ramps shall comply with all current State disabled access requirements and City of Dublin Standards. DRAINAGE/GRADING 109. Eastern Dublin Drainage Master Plan. The on-site storm PW GRAD pW 23 drainage shall comply with the Eastern Dublin Santa Rita Property Drainage Master Plan Study prepared by Brian Kangas Foulk, dated October 1998. 110. Drainage Study. Drainage shall be designed in accordance PW GRAD pW with the criteria established in the Standard Public Works Criteria attached hereto as Attachment "A". Applicant/Developer shall prepare a Drainage Study of the watershed area that is affected by this project to assure that the existing downstream closed-conduit system that discharges to Chabot Canal has available capacity to accept the runoff from the right-of--way, the improved site, and any upstream runoff. The Study shall include an analysis of the upstream watershed that currently discharges through the existing conduit system beneath Dougherty Road and flows from west to east across the former railroad right-of--way via surface flow. The study shall be consistent with the standards published by Alameda County Public Works Agency. All inlets shall maintain 1.25' freeboard as measured from the top-of--curb to the hydraulic grade line for the 15-year storm event. In addition, all finish floors shall be elevated at least 1.00' above the 100-year storm event water surface elevation. 111. Retaining Walls. Where finish grade of this property is in PW BLDG excess of 24 inches higher of lower than the abutting property or adjacent lots, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required. 112. Mitigation Measures/Drainage Impacts. Applicant/Developer PW BLDG pW 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 residence. All on-site and off-site storm drainage improvements and flood mitigation measures identified in the Drainage Study and/or required by the Public Works Director shall become requirements of this project. The public storm drain system to be installed by the Applicant/Developer shall extend upstream to Dougherty Road to receive the upstream flow that discharges through the existing conduit system beneath Dougherty Road. Said system shall extend to the existing downstream closed conduit system that eventually flows to Chabot Canal, provided adequate capacity exists to receive the additional runoff. It will be the Applicant's/Developer's responsibility to convey all site and right-of--way runoff to Chabot Canal in accordance with the Drainage Study, and per City standards. Any facilities which will extend between Houston Place and Dublin 24 Boulevard along Scarlett Drive shall be located in the future right-of--way as determined by the Precise Alignment. In no event shall storm water (sheet flow or pipe flow) be allowed to flow across the property lines onto a neighbor's property unless a Private Storm Drain Easement is granted by the neighbor. The site design shall incorporate an Overland Drainage Release to allow storm water to escape from the site without flooding the garages or buildings in the event the storm pipes become plugged. All drainage improvements shall be constructed to the satisfaction to of the Director of Public Works. STORM WATER/POLLUTION 113. Water Quality Requirements. All development shall meet the P~' ~~~ EDSP 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 and a maintenance agreement shall be executed with the vendor. 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. 114. Erosion Control Measures. The Developer/Applicant shall Pw GRAS EDSP install erosion control measures in all areas of the site during construction between October 1 and April 15 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. 115. Best Management Practices. Developer/Applicant shall P`~' GRAD EDSP 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 (S WPPP) and shall obtain a notice of intent (NOI) from the State Water Resources Control Board. UTILITIES 116. Joint Utility Trenches/Undergrounding/Utility Plans. Pv/, PL IMP, OCC, 25 ApplicanUDeveloper shall construct all joint utility trenches BLDG (such as electric, telephone, 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. 117. Utility Installation. All water, gas, sewer, underground electric PN' oCC 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. The Developer/Applicant shall construct all underground utilities to the project buildings in accordance with the governing utility agency and the Director of Public Works. 118. Screening above-ground utilities. The Developer/Applicant PL, Pw BLDG 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. LIGHTING 119. Streetlights and Yard lights. Streetlights on arterial streets P~' AMP adjacent to the project shall be the City Standard cobra head luminaries with galvanized poles. City Standard cobra head luminaries may be used within this development. Private yard lights shall be of the type so as not to directly shine into adjacent resident windows both in and outside this project. All lights of Scarlett Drive shall be placed on the South side of the street to accommodate any future widening of Scarlett Drive. TRAFFIC AND CIRCULATION 120. Modification of Existing Traffic Signal at Dougherty Road PN' OCC and Scarlett Drive. ApplicanUDeveloper shall improve the signalized intersection at Dougherty Road and the driveway entrance to the Park Sierra Apartments. The intersection geometry and existing traffic signal must be modified to accept the new extension of Scarlett Drive. Improvements to the 26 intersection geometry and modifications to the existing traffic I signal shall reflect the recommendations contained in A Traffic Study for the Proposed Trumark Homes Development, as prepared by TJKM dated December 7,1999, as amended, and are subject to the approval of the Public Works Director. The design of the signal shall allow interconnection for coordinated phasing with all existing and proposed signals along Dougherty 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. 121. Sight Distance. The development should be designed to rw oCC 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. Fences, walls, landscaping, and other features adjacent to intersections shall be designed to assure that sight distance is not obstructed for drivers and pedestrians. In particular, the corner of the masonry wall at Lot 1 shall be cropped as required by the Public Works Director for adequate sight distance, and the stepped planter walls proposed adjacent to Lots 1 and 2 shall be designed such that the walls and the landscaping do not extend more than 30" above the elevation of the adjacent street. 122. Precise Street Alignment. The Applicant/Developer working PN' irotP with the developer of the Archstone project shall prepare and submit a precise horizontal and vertical street alignment of the future Scarlett Drive from Dougherty Road to Dublin Boulevard for both the interim and ultimate street configuration. Said alignment shall include the intersection configurations for Dougherty Road, Houston Place, and Dublin Boulevard. The alignment must be acceptable to the Director of Public Works. 123. Driveway Entrances. Each of the two driveway entrances on Pw AMP Scarlett Drive shall have a minimum driveway width of 36'. The driveway entrance on Houston Place shall have a minimum driveway width of 25'. 124. Disabled Access Ramps. Disabled access ramps shall be PN' lMP provided at all intersection curb returns. All disabled access ramps shall comply with current California Building Code requirements and City of Dublin Standards. 125. Parking Bays on Scarlett Drive. On-street parking bays may pH' AMP occupy portions of the 8'-wide planter strip along the Scarlett Drive frontage between Dougherty Road and Houston Place. Said parking bays must provide parallel parking stalls that are 8'-wide by 22'-long minimum, with appropriate transition curbs to allow convenient access into and out of each stall. The 27 design of said parking bays shall be to the satisfaction of the Director of Public Works. The emergency vehicle access pathways at the ends of Rhett Court and Reese Drive shall not be obstructed by parked cars. Parking shall be prohibited along the north side of Scarlett Drive. 126. No Parking Designated on Dougherty Road. The Dougherty PW IMP Road frontage shall be designated "No Parking" using appropriate signs as required by the Director of Public Works. 127. Stop Control Devices. Stop control devices (Signs, pavement Pw IMP legends, and striping) shall be installed at all driveways exiting the site, and at the Houston Place northbound approach to Scarlett Drive. 128. Livermore Amador Valley Transit Authority (LAVTA). PW oCC Applicant/Developer shall cooperate with LAVTA to provide convenient access to public transit, to enhance local and regional mobility and integration of LAVTA with other public transit systems, and to locate bus route alignments, turnouts, service stops, bus shelters and other transit features. The Applicant/Developer shall comply with all applicable requirements of LAVTA. The Applicant/Developer shall pay the cost of installing any necessary improvements to satisfy LAVTA requirements. 129. Pedestrian Access to Iron Horse Trail. Pedestrian access to PN' IMP the Iron Horse Trail, which will extend along the parcel immediately north of Scarlett Drive shall be provided at the intersections of Scarlett Drive and Dougherty Road, and at Scarlett Drive and Houston Place. Said access improvements will include, but are not limited to, pavement markings, directional and warning signs, access ramps, walkway extensions, fence openings, etc. 130. Damage/Repairs. The Developer shall repair all damage to the PN' oCC pavement or other infrastructure on Dougherty Road or Houston Place that results from construction activities to the satisfaction of the Director of Public Works. 131. Construction Noise Management Program/ Construction PL. PW GRAD Mitigation Impact Reduction Plan Developer/Applicant shall conform to the 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: a) Developer/Applicant shall obtain permits for oversized PN' Issuance of and/or overweight construction loads coming to and leaving Grading from the site. If soil is to be imported or exported from the Permit 28 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. b) 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. c) Construction equipment shall not be left idling while not in use. d) All construction equipment shall be fitted with noise muffling devises e) Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. f) 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. g) Excavation haul trucks shall use tarpaulins or other effective covers. h) Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. i) 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. j) During construction, pedestrian access shall be provided from public streets to building entrances as required by the Director of Public Works. k) After grading is completed, fugitive dust on exposed soil 29 surfaces shall be controlled using the following methods: 1) Inactive portions of the construction site shall be seeded and watered until grass growth is evident. m) Require that all portions of the site be sufficiently watered to prevent excessive amounts of dust. n) On-site vehicle speed shall be limited to 15 mph. 132. Will-Serve Letter. The developer/applicant shall provide PW IMP documentation in the form of will-serve letters stating that water, sewer, electric, gas, telephone and refuse collection service will be provided to serve the units by the appropriate utility/service companies to the satisfaction of the Director of Public Works. 133. Temporary construction fencing. The use of any temporary B, PW, PO BLDG construction fencing shall be 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. 134. Hours of operation. Construction and grading operations shall PW On-going 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. MISCELLANEOUS'- 135. Removal of Obstructions. The Applicant/Developer shall PN' GRAD 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. 136. Final Geotechnical Report. Applicant/Developer shall have a PW Grading detailed Geotechnical Investigation Report prepared covering Permit the project site for review by the City, and 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. 137. Plans. All plans shall be fully dimensioned (including building B, PL, PW IMP, elevations) accurately drawn (depicting all existing and BLDG 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. 138. Overall Site Parking. Applicant/Developer shall provide PL, PW IMP, parking and all improvements consistent with the Site Plan by BLDG Vander Toolen Associates dated June 14, 2000. All perpendicular parking stalls shall typically be 18'-long by 9'- wideminimum. All parallel parking stalls shall be 22'-long by 30 8'-wide. Final design of the parking stalls shall be subject to review and approval by the Director of Public Works and the Director of Community Development. Stalls shall be double- striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". All landscape planters within the parking area shall maintain a five (5) foot curb radius. The width of any parking stall adjacent to a wall shall be adequate to accommodate the swing of a car door. 139. Residential Parking. Applicant/Developer shall provide PI, GRAS residential parking for the project in compliance with the City's Parking Regulations. 140. Pedestrian Access. A continuous network of disabled- compliant walkways (4'-minimum width) shall be constructed as shown on the approved plans and subject to review and approval by the Director of Public Works. The walkways within the site shall provide safe and convenient access between the parking stalls and each residential unit, and between the public sidewalk and each residential unit. Said walkway shall be separate from the vehicle travel areas, although within the individual courts, pedestrians and vehicles can share access. 141. Emergency Vehicle Access. In accordance with ACFD Pw occupancy requirements, the first lifr of asphalt concrete (AC) shall be in of Any place for the project prior to combustible materials entering the Building site or any vertical construction on the site. PASSED, APPROVED AND ADOPTED this 25th day of July, 2000. AYES: NOES: ABSENT: ATTEST: Community Development Director Planning Commission Chairperson 31 ATTACHMENT"A" TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL The following Conditions of Approval (as referenced in the preceding resolution) are standard Conditions of Approval applicable as required by the Public Works Department for all development projects within the City of Dublin. Unless modified by referenced conditions in the preceding resolution, these conditions are assumed to be complied with prior to issuance of Grading Permit or approval of Improvement Plans. 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. 32 e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance 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: 33 Drainage area Design Storm less that 1 sq. mile 15 year 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. 34 26. All public streets shall drain into storm drain systems before being discharged into established drainage channels. 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 1 and April 15 unvegetated graded slopes which drain to desalting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desalting 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 around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. 35 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 areas before sweeping. 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 discharge 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. Commercial/Industrial 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. 36 43. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 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). 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 a rust-inhibitive paint. 47. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm 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 areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City Engineer/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 parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions 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 37 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 sanitary sewer. This wash area must be covered and designed to prevent "run-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 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 must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 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 15) 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. 38 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 a rust-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 area car wash is provided, no wash water shall discharge to the storm drain system. The car wash area 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 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 parking 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. 39 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 standards 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 mylars or photo mylars 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. 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. ao 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.) 81. The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.) must meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City Engineer. EROSION: 83. 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 April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP /PARCEL MAP: 84. 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. 85. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A 41 declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommendations contained in the soils report shall be submitted to the Public Works Department. 86. 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. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 88. 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. 89. 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. 90. 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. 91. All street dedications shall include working easements for slope maintenance. 92. 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: 93. 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. 94. 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. 95. 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. a2 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGEIMPROVEMENTS: 97. 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: 98. 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: 99. 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. 100. 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. 101. 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 with the Director of Public Works/City Engineer/City Engineer. 43 102. 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. 103. 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. 104. 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. 105. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. 106. 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 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 hazards of land slippage, erosion, settlement, and seismic activity. 107. Landslide and erosive areas 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 areas as stated in the geotechnical investigation. 108. 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. 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. All 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 as 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. 112. All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are responsible for financing the CHAD. The administration of the GHAD is to be determined at the Final Map stage. 113. 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. 114. The project civil engineer shall certify that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans. HANDICAPPED ACCESS: 115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS. AGREEMENTS, AND SECURITIES: 116. 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." 117. All 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. 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. 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. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 121. 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 45 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. 122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. MAINTENANCE OF COMMON AREA: 123. 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: 124. 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. 125. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 126. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City Engineer/City Engineer. 127. 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, 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. 128. 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: as 129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-way or impacting their facilities. 130. 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. 131. 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. 132. 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: 133. 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. 134. 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: 135. Park 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: 136. 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 furnish 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. a~ STREET LIGHTS: 137. 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%. 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are 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: 142. 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. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. 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 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. 144. All 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. as 145. 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. 146. Non-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: 147. Electrical, gas, telephone, and Cable N 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. 148. 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. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. 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. 152. 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 . 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. 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. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. 49 ZONING: 156. Comply with all zoning provisions, including Zoning Ordinance and rezoning Conditions of Approval. 50 ~y Ol' D(~~ ~7~V) ~ ~ i ~ 1) ~ I ~IU21 '~ C:ij71'o~~*~~ CITY OF DUBLIN Environmental Checklist Initial Study Project title: PA 99-030 Trumark Townhomes 2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin, California, 94568 Contact person and phone number: Andy Byde, (925) 833-6610 4. Project location: Southern Pacific Railroad right-of--way, East of Dougherty Road, and North of Dublin Boulevard. Assessors Parcel Number(s): 941-550-22-5 6. Project sponsor's name and address: Trumark Companies 4135 Blackhawk Plaza Circle Danville, CA 94506 General Plan designation: Medium-High Density Residential (14.1-25.0 du/ac) and Retail Office. 8. Zoning: M-1 (Light Industrial). 9. Specific Plan designation: N/A 10. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) The proposed project consists of constructing a maximum of 71-unit townhome project. The town homes would be contained within 8 separate buildings, which would attain a maximum height of 35 feet above finished grade. The proposed project contains units which would range between 1,225 and 1,667 square feet and each unit would have its own 2-car garage. The project would also include associated site improvements, including 180 on-site parking spaces (consisting of 142 garage spaces, and 38 guest spaces), and associated landscaping. Additionally, to provide access to the property, the applicant is proposing to construct Scarlett Drive extension between Doughtery Road and Houston Place. Aft~ACHMENT 5 11. Surrounding land uses and setting: Briefly describe the project's surroundings: The project site area is located in an area characterized by a mixture of land uses. To the north lies the Camp Parks Reserve Forces Training Area. To the south is the recently approved 177-unit Archstone Apartment complex and the existing commercial and industrial building. To the east is Mayflower and Caton Van and storage companies. To the west on the other side of Dougherty Road is a commercial district that is characterized by mini-storage uses, auto-related uses and light industrial uses. These uses include automobile repair, painting, sales and parts, amini-storage company, a concrete coating company and a printing company. To the northwest on the West side of Dougherty Road is the 283 unit Park Siena Apartments complex that is currently under construction. Project Description The project involves an application for a Planned Development Rezoning from the existing M-1(Light Industrial) to the "Planned Development-Medium Density" Zoning District. Site Development Review has also been requested by the applicant to permit the construction of 71-unit townhomes and dwellings and associated improvements on the site and a Vesting Tentative Tract Map for the 71 lots. Vehicular access is proposed via Scarlett Drive extension and two private driveways from Scarlett Drive and one from Houston Place. An emergency access would be provided at Dougherty Road to provide additional access to the site. A total of 180 on-site parking spaces are proposed, which would include 2 spaces within an enclosed garage for each unit and .54 non-reserved guest parking space for each unit. A portion of the open parking will be designed for compact vehicles and handicap-accessible spaces will also be provided. The proposed amount of parking meets the minimum City requirement of 2 enclosed spaces per unit plus 1 space for every two units (Dublin Zoning Ordnance, Section 8.76). The applicant proposes to construct an iron fence around a portion of site. The project developer would also grade the site to improve drainage and would also construct underground utility improvements on and off the site, include water, sewer, electrical, natural gas and cable television facilities. Incorporation by Reference This project implements the recent approved changes to the General Plan land use designation for this site and adjacent site (All Aboard Mini Storage, PA 98-024). The changes to the General Plan were approved by the City Council on April 6, 1999. A Mitigated Negative Declaration was certified by the City of Dublin for that portion of the project. The California Environmental Quality Act allows public agencies to incorporate previous environmental documents, as may be appropriate. In this instance, the Mitigated Negative Declaration for the General Plan land use changes have been used to prepare the environmental document for the project. The All Aboard Mini Storage Mitigated Negative Declaration and associated documentation is available for public review at the City of Dublin Community Development Department, 100 Civic Plaza, Dublin CA, during normal business hours. Dublin Planning Department Page 2 Trumark PA 99-030 Exhibit 1 Project Location Dublin Planning Department Page 3 Trumark PA 99-030 VICINITY MAP N7S Exhibit 2 Rezoning ASSESSOR'S MAC' 941 550 Estate ELIZ.A. DOUGHERTY (Bk.8Pg.75, PtntAMENDEO MAP TOWN of DOUGHERTY~9k.2eP9.s6, . P.M.2817 ~2B/83 P. M. 7109zzs/9i Scale I = 20 0 PM. 6571 zoe/az P. M.7163zsalec PAe,E 1. P.M.4006isz/s. TR. 6644 zia/sa P.M. 7080 zzs/es 205 Oa uGNlRrY `' nIROA ~ W~9 361'N!O F ,.~,na aa'm mmmmmi' j .vy d ~t . mO NON OOm o~ • ~ „Y.~.' •s _'.2 ,oc ,'~~pdv wvm railQm ~. t63~ w:~'i. .: rAPxis~ V. _ `. ~ u ira a• m ~ mgYtY I p N x N>m n o m A R i ref i.. 233dt.- mmammmPm .h~., • \. ~Nm mNp,NN rF6POg :~. ~ `` 2 .\ 'h~ tl pm ~m~n mm > ~! N ~~%YP C J ~a] "~ P/3%Y6 MT09 ~i ' m - ~MP!?b'N . m s el~N,,, ,P a m 3 ^ PM> ~. ~v ~ ^' r m /!./B /c!) ~~i iii: Y _ ' „ ~!2! i 1 LL s ~; :; :~~:' ~. r ~ _' 550 - so A 6 4 ppp n M 2 i . i[1 1 ^AO , 1.<L.,u/ ~ 8 - 2 ~' ~'~ t%161 ' ~~ ~ e" Go. R d. ~i 3I 50:9/L'/dJ ~7J~~/Od.9"E °~PJ/o ~ptl A ~ . ~>e n B 68 e n = 62b BD m OBO Le 47 z.3ia.n .~ tT16) 3) 7.95 Ac. 1 ~~. ~/ N 1'lv ~1 P.M.>I65 ~' t~~ d , .4 ~] ~~ ~l~i { Dublin Planning Department Trumark PA 99-030 I II__ ~~ W91/iLNCCOfENCE `smEexixa auto _ __ samr.w rG>~N -ev~rr~.. EVAAGCEbaMMIE fPIM1NN IGNIiE \ O °a ~ B . \ 9~`:a cyF 8 ?~ \ O - PDn.EaPw wupixp VAACpRBYNlpAi~ _ P ~T.x~Qr~ xelrl r~~xr, r iCEf~ ~,y _ S~qR -i -L E}oR/V '~~~_' ''-''T ' ~ PRNAIE PATW PtM5TPW1 - l ACCw x,yr ~- 'Il`=--1'- '- of I ZZp c IysO _m ~~ .`~_ TPAEN puLOe ---------------------'---- -Y_-___~------------- /`A NrcxaTgauusunwr vxwEm / I r SIT ~~IIeg I~-- 4 /tieuw E wuECmu, wPmn wwE \% v.~aaec 61TE PLAN SCARLET PLACE Dublin, Calitomia TRDNARK COMPANIES PROJECT LOCATION SITE DATA: / \'4r ~ \ o Total numGrol unW: ]1 au \5\•.V' u bpe Arse: x1.0K oawM: sm.o ewsP PARKING: TPYI NumEU W PeMp bqw: 21a Trial numGrol poops agwc 1I2 Ta1cIIwmDOfol gpnpwtEPaw: ]B (.SiMU) ~~_ `~~i® Total DumMf DI3wM1 DMNIbuE1oD RoaO gMIPq: AO ParkNp span per uNt nOO: a.lD agwbu ~~ PaM1Np eqw gru~nllo not lrvluOlnp bwl+I plus: 33C eDawIOU Dublin Planning Department Page 5 Trumark PA 99-030 1. Project description: Rezoning from "M-1 Light Industrial District" to "Planned Development-Medium-High Density Residential"; Site Development Review for 71-units, contained within 8 buildings and a Vesting Tentative Tract Map for 71 lots. 2. Lead agency: City of Dublin 100 Civic Plaza Dublin CA 94568 3. Contact person: Andy Byde, Associate Planner 4. Project location: Located on the former rail road right-of--way located on the east side of Dougherty Road, immediately east of the Park Sierra apartments, and further identified as APN 941-550-22-5 5. Project sponsor: 6. General Plan designation: 7. Zoning: 8. Surrounding zoning and uses: Trumark Companies Medium-High Density Residential (14.1-25.0 du/ac) and Retail Office Existing: M-1 (Light Industrial) Proposed: P-D (Planned Development, Medium Density Residential) North: Camp Parks Reserve Forces Training Area South: Light industrial East: Moving van company and related storage Camp Parks Reserve Forces Training Area West: Commercial area with mini-storage uses, auto-related uses and light industrial uses; medium density apartments 9. Other public agency required approvals: The following additional approvals are required: • Building and grading permits City of Dublin) • Encroachment permits (City of Dublin) Dublin Planning Department Page 6 Trumark PA 99-030 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "potentially significant impact" as indicated by the checklist on the following pages. x Land Use/Planning x Transportation/ x Public Services Circulation - Population/Housing - Biological Resources x Utilities/Service Systems x Geotechnical - Energy/Mineral x Aesthetics Resources x Water x Hazards x Cultural Resources x Air Quality x Noise - Recreation - Mandatory Findings of Significance Determination (to be completed by Lead Agency): On the basis of this initial evaluation: I find that the proposed project could not have a significant effect on the environment and a Negative Declaration will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A Negative Declaration will be prepared. I find that although the proposed project may have a significant effect on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed project. Signature: Date: Dublin Planning Department Page 7 Trumark PA 99-030 Printed Name: For: Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except "no impact" answers that are adequately supported by the information sources a lead agency cites in the parenthesis following each question. A "no impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "no impact" answer should be explained where it is based on project-specific factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants, based on aproject-specific screening analysis). 2) All answers must take account of the whole action, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "potentially significant impact" entries when the determination is made, an EIR is required. 4) "Negative Declazation: Potentially Significant Unless Mitigation Incorporated" implies elsewhere the incorporation of mitigation measures has reduced an effect from "potentially significant effect" to a "less than significant impact." The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level. 5) Eazlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA processes, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist. 6) Lead agencies are encouraged to incorporate the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the document in substantiated. A source list should be attached and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form and lead agencies are free to use different forms. Dublin Planning Department Page 8 Trumark PA 99-030 Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of sources used to determine each potential impact at the end of the checklist) Note: A full discussion of each item is found following the checklist. I. Land Use and Planning. Will the project a) Conflict with general plan designation or zoning? (Source: I) b) Conflict with applicable environmental plans or policies adopted with jurisdiction over the project? (Source: 1) c) Be incompatible with existing land use in the vicinity? (Source: 1,7) d) Affect agricultural resources or operations (soils or farmlands or impacts from incompatible uses)? (Source: 7) e) Disrupt the physical arrangement of an established community (including low income or a minority community)? (Source:7, 8) II. Population and Housing. Would the project: a) Cumulatively exceed official regional or local population projections? (Source: 1, 6) b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? (Source: 8) c) Displace existing housing, especially affordable housing? (Source: 8) III. Soils and Geology. Would the proposal result in or expose people to potential impacts involving. a) Fault rupture? (Source: 2 ) b) Seismic ground shaking? (Source: 2) c) Seismic ground failure? (Source: 2) d) Seiche, tsunami, including liquefaction? (Source: 2,7) e) Landslides or mudflows? (Source: 2,7) f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? (Source: 8) g) Subsidence of land? (Source: 2) h) Expansive soils? (Source: 2) Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X X X X X X X X Dublin Planning Department Trumark PA 99-030 i) Unique geologic or physical features? (Source:2, 8) IV. Water. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface run-off? (Source: 2, 8) b) Exposure of people or property to water related hazards such as flooding? (Source: FEMA map) c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? (Source: 6, 8) d) Changes in the amount of surface water in any water body? (Source: 6,7) e) Changes in currents or the course or direction of water movements? (Source: 7,8) f) Changes in the quantity of ground waters, either through direct additions or withdrawals, or through substantial loss of groundwater recharge capability? (Source: 2, 7) g) Altered direction of rate of flow of groundwater? (Source: 7, 8) h) Impacts to groundwater quality? (Source: 7, 8) i) Substantial reduction on the amount of groundwater otherwise available for public water supplies? (Source: 7, 8) V. Air Quality. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (Source: 5) b) Expose sensitive receptors to pollutants? (Source:7,8 ) c) Alter air movement, moisture, temperature, or cause any change in climate? (Source: 7,8) d) Create objectionable odors? (Source: 6,7) Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X X X X X X Dublin Planning Department Page 10 Trumark PA 99-030 VI. Transportation/Circulation. Would the proposal result in? a) Increased vehicle trips or traffic congestion? (Source: 3) b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? (Source: 3) c) Inadequate emergency access or access to nearby uses? (Source: 3, 6) d) Insufficient parking capacity onsite or offsite? (Source: 1, 3) e) Hazards or barriers for pedestrians or bicyclists? (Source:3,7) f) Conflicts with adopted policies supporting alternative transportation (e.g.. bus turnouts, bicycle racks)? (Source: I, 6) g) Rail, waterborne or air traffic impacts? (Source: 3) VII. Biological Resources. Would the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals and birds)? (Source: 8) b) Locally designated species (e.g. heritage trees)? (Source: 1) c) Locally designated natural communities (e.g. oak forest, coastal habitat)? (Source: 8) d) Wetland habitat (e.g. marsh, riparian and vernal pool)? (Source: 8) e) Wildlife dispersal or migration corridors? (Source: 8) VIII. Energy and Mineral Resources. Would the proposal: a) Conflict with adopted energy conservation plans? (Source: 1) b) Use nonrenewable resources in a wasteful and inefficient manner? (Source: 8) X Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X X X X X Dublin Planning Department Page 11 Trumark PA 99-030 c) Result in the loss of availability of a known mineral resource that would be of future value to the region and residents of the State? (Source: I, 2) IX. Hazards. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances including but not limited to oil, pesticides, chemicals, or radiation? (Source: 5, 8) b) Possible interference with an emergency response plan or emergency evacuation plan? (Source: 6,7) c) The creation of any health hazard or potential health hazards? (Source: 6,7) d) Exposure of people to existing sources of potential health hazards? (Source: 6,7) e) Increased fire hazard in areas with flammable brush, grass or trees? (Source: 7) X. Noise. Would the proposal result in: a) Increases in existing noise levels? (Source: 4) b) Exposure of people to severe noise levels? (Source: 4) XI. Public Services. Would the proposal result in a need for new or altered governmental .services in any of the following areas? a) Fire protection? (Source: 6) b) Police protection? (Source:6) c) Schools? (Source: 8) d) Maintenance of public facilities, including roads? (Source: 6) e) Other governmental services? (Source: 6) XII. Utilities and Service Systems. Would the proposal result in a need for new systems or supplies, or substantial alterations in the following utilities? a) Power or natural gas? (Source: 7) b) Communication systems? (Source: 7) c) Local or regional water treatment or distribution systems? (Source: 7) X Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X X X X X X X Dublin Planning Department Trumark PA 99-030 Page 12 d) Sewer or septic systems? (Source: 7) e) Storm water drainage? (Source: 6,7) f) Solid waste disposal? (Source: 6,7) g) Local or regional water supplies? (Source: 7) XIIL Aesthetics. Would the proposal: a) Affect a scenic vista or view? (Source: 1, 8) b) Have a demonstrable negative aesthetic effect? (Source: 1, 8) c) Create light or glare? (Source: 8) XIV. Cultural Resources. Would the proposal: a) Disturb paleontological resources? (Source: 8, Northwest Info Center) b) Disturb archeological resources? (Source: 7, 8) c) Have the potential to cause a physical change which would affect unique ethnic cultural values? (Source: 7,8) d) Restrict existing religious or sacred uses within potential impact area? (Source: 7) XV. Recreation. Would the proposal.' a) Increase the demand for neighborhood or regional parks or other recreational facilities? (Source: 6) b) Affect existing recreational opportunities? Source: 6) XVI. Mandatory Findings of Significance. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a ftsh or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X X X X X Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X X X X Dublin Planning Department Trumark PA 99-030 Page 13 b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X Potentially Potentially Less than No Significant Significant Significant Impact Unless Impact Mitigated X X Sources used to determine potential environmental impacts 1. Dublin General Plan or Zoning Ordinance 2. Geotechnical Reconnaissance Report prepared by ENGEO(July 16, 1999) 3. Traffic analysis prepared by TJKM Associates (November 1999) 4. Acoustic analysis prepared by Paoletti and Associates (September 23, 1999) 5. Phase I and Phase II Environmental Site Assessment (ENGEO, September 7, 1999) 6. Communication with appropriate City of Dublin Department(s) 7. Site visit 8. Other source XVII. Earlier Analyses Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration, Section 15063 (c)(3)(d). In this case, a discussion should identify the following on attached sheets. a) Earlier analyses used. This environmental analysis is based, in part, on a previous analyses prepared and approved by the City of Dublin on this site in 1999 (File PA 98-024, General Plan Amendment-All Aboard Mini Storage). A copy of previous environmental reports are available from the Dublin Planning Department, 100 Civic Plaza, Dublin, during regular business hours. Dublin Planning Department Trumark PA 99-030 b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on an earlier analysis. c) Mitigation measures. For effects that are "less than significant with mitigation incorporated," describe the mitigation measures which are incorporated or refined from the earlier document and the extent to which they address site specific conditions for the project. Dublin Planning Department Page 15 Trumark PA 99-030 Attachment to Trumark Communities Negative Declaration PA 99-030 Discussion of Checklist Legend PS: Potentially Significant PS/M: Potentially Significant Unless Mitigated LS: Less Than Significant Impact NI: No Impact I. Land Use and Planning Environmental Setting The project site area is located in an area characterized by a mixture of industrial and commercial land uses. To the north lies the Camp Parks Reserve Forces Training Area and to the east are the Mayflower and Caton van and storage companies, a proposed contact lens manufacturing facility, an automobile repair shop, a building supply company and amini-storage company. To the southwest is a commercial district that contains mini-storage, auto-related and light industrial uses. To the west of the project site, and on the west side of Dougherty Road, is the 283 unit Park Sierra Apartments complex that is currently under construction. The 4.0 acre project site was the former Southern Pacific railroad right-of--way. The site is currently vacant partly occupied by stockpiles of debris and dirt. Given the nature of the land uses that have occurred on the site, the property is highly disturbed with little or no vegetation. The vegetation that does appear on the site consist of a few trees and some native and exotic grasses. Immediately north of the site is planned to be utilized to extend Scarlett Drive to the southeast and ultimately connect with Dublin Boulevard. The right-of--way beyond the railroad right-of--way is planned to contain the Iron Horse Trail, a regional bicycling and hiking trail proposed to extend from Pleasanton to Contra Costa County. The trail will be operated and maintained by the East Bay Regional Parks District. Project Impacts a) Conflict with general plan designation and zoning? NI. The Dublin General Plan designates the site as "Medium-High Density Residential" which allows 14.1 to 25.0 dwelling unit per acre. The proposed project would have a density of 17.75 dwellings per acre, consistent with General Plan density ranges. The Dublin General Plan encourages housing of varied types, sizes, and prices to meet current and future needs of Dublin Residents (Land [Ise Element 2.1(A)). The proposed project would satisfy a sector of the housing market that is currently under fulfilled, by providing attached ownership housing types, consistent with General Plan policies. Dublin Planning Department Page 16 Trumark PA 99-030 b) Conflict with applicable environmental plans or policies? NI. The City of Dublin has adopted no other city-wide or specific environmental plans or policies which would affect this project. c) Incompatibilities with existing land use in the vicinity? PS/M. Two specific areas of potential incompatibility with surrounding uses have been identified: (1) the adjacency of commercial and light industrial uses to the south of the subject property; and (2) the of the presence of nearby high pressure underground petroleum pipelines paralleling the railroad right-of--way. The potential effects of hazardous material and the risk of upset is addressed in Section IX. Mitigation Measure 1: Construct a solid wall along the southern property line separating the Wright property from the subject property. The wall shall be designed in such a way to screen views and potential noise from commercial and light industrial uses to the south from the proposed residential uses on the subject property. d) Effect on agricultural operations or soils? NI. The site has been used as a railroad right-of--way and no agricultural operations exist on the subject property or the surrounding properties. e) Disruption of physical arrangement of an established community? NI. The subject property has been utilized as a railroad right-of--way for many years and has been vacant for the last 20 years. This property has marked the boundary of industrial uses which have historically occurred in the area. This area consists of concrete tilt up buildings that contain light industrial and commercial uses that have been established over the years in a disordered fashion. No residential uses are located immediately adjacent to the site and therefore the project would not disrupt any physical arrangement of the community. II. Population and Housing Environmental Setting The City population as of January 1, 1996 was estimated by the State Department of Finance to be 26,267. Significant population growth is anticipated for the community based on planned residential growth in east Dublin, where the City has approved a specific plan calling for residential growth. According to the Association of Bay Area Governments (ABAG), the total population of Dublin is expected to increase to 35,200 by the year 2000, to 49,400 by the year 2005 and 58,900 in the year 2010. Proiect Impacts a) Cumulatively exceed official regional or local population projections? LS. The project site is relatively small in size, approximately 4.0 acres, in relation to the City as a whole and would not have an appreciable affect on the City-wide population base. Based on a person per dwelling unit factor of 2.0 (taken from the adopted Land Use Element), up to 142 new residents would be located on the site at full project build out. The number of new residents generated by the proposed project would fall within the parameters of anticipated population growth as outlined in the Environmental Setting section, above. Dublin Planning Department Page 17 Trumark PA 99-030 b) Induce substantial growth in an area, either directly or indirectly? NI. The project site is identified as an "infill" site with current water and sewer service, currently located along the frontage of the property and therefore is not be considered a growth inducing project. Additionally, an existing multi-family development is located adjacent to the project. c) Displacement of existing housing, especially affordable housing? NL The project site is presently vacant and no housing units would be displaced. III. Soils and Geology Environmental Setting The site lies within the San Ramon Valley, a short distance south of the Dougherty Hills. According to historic geologic studies in the area, the site is underlain by poorly consolidated, non-marine deposit sedimentary rocks of the Tassajara Formation. The geotechnical investigation report prepared for the project indicates that the site is not within an Alquist-Priolo Fault Zone (1982). There are no mapped faults which are known to traverse the site, the closest Alquist-Priolo Fault Zone is for an isolated segment of the Pleasanton Fault which is located within 1,600 feet of the site. The next nearest active seismic faults include the Calaveras, the Hayward and the San Andreas Faults which are located approximately 1.5 miles east-southwest, 9 miles southwest, and 27 miles west-southwest, respectively. The closest potentially active faults include the (1) Verona, which is located approximately 3 miles to the south, and (2) the Las Positas, which is located approximately 8.5 miles to the southeast. The soil conditions of the site are summarized as follows. Surficial soils include very stiff to hard silty clays to depths of approximately 10 feet below existing grade. These soils have a high plasticity index and as a result are considered to have high expansive (shrink-swell) potential when subjected to changes in moisture content. Below the surface soil are interbedded layers of light brown to brown silty clays, sandy clays, and clayey sands of low to medium plasticity to a maximum depth of 41.5 feet. Groundwater table ranges between 6 and 29 feet in depth beneath the surface, based on variability in rainfall and other considerations. Project Impacts a) Is the sate subject to fault rupture? LS. The risk of fault rupture on the site is anticipated to be low, since the nearest known active or potentially active faults lie a minimum of one quarter mile away. b) is the site subject to ground shaking? P/SM. The site as well as the encompassing region is subject to severe ground shaking from a number of active and potentially active faults in the greater Bay Area, including the Hayward fault, San Andreas fault and Calaveras fault. Additionally, structures which are located within 9 miles of Type A faults and 6 miles within Type B faults should incorporate into the structural design, building practices that address near fault motions. Mitigation Measure 2a: Adherence to all requirements of the 1997 Uniform Building Code (UBC), including the Near-Source factors contained in Tables 16-5 through 16-U and the seismic coefficients from Tables 16-Q and 16-R. Alternatively, structural designs that account for the Dublin Planning Department Page 18 Trumark PA 99-030 types of near source effects attributed to near fault motions that exceed the design requirements of the 1997 UBC may be utilized. Mitigation Measure 2b: All subsequent construction plans should incorporate the recommendations of the geotechnical investigation. A registered Civil Engineer should design the grading and foundation plans. A Registered Geotechnical Engineer should stamp and sign the grading and foundation plans certifying that they conform to the recommendations contained in the final geotechnical investigation. Adherence to Mitigation Measure 2a and 2b will reduce the potential for ground shaping impacts to an insignificant level. c) Is the site subject to seismic ground failure? LS. Based on the geotechnical reports prepared for the subject property, the risk of ground failure would be low. Enforcement of provisions of the 1997 Uniform Building Code and recommendations contained in the geotechnical report prepared for the project will serve to reduce potential impacts of seismic ground failure to a less than significant level. d) Is the site subject to seiche, tsunami hazards, including liquefaction? LS. The Geotechnical investigation report for the project site concludes that the risk of liquefaction on the site is low. This is based on the presence of clay soils on the site which are not prone to liquefaction. There are no major bodies of water located nearby which could be a source of seiche hazard. e) Is the site subject to landslides or mudjlows? LS. The site is essentially flat with less than 1% of slope over the entire site, therefore, any potential impacts from landslides or mudflows would be considered less than significant. f) Is the site subject to erosion, changes in topography or unstable soil conditions? P/SM. The site, as it presently exists, is essentially flat. However, the applicant has indicated that the site will be graded in order to provide for future building pads, roads, parking lots, recreation areas and similar features. Without appropriate mitigation, erosion could result from the site grading and then flow into nearby storm drains. The following mitigation measure is proposed to limit impacts related to water-borne erosion. Mitigation Measure 3: The project developer shall prepare and the City shall approve an erosion and sedimentation control plan for implementation throughout project construction. The plan should be prepared in accordance with City of Dublin and RWQCB design standards. The plan, at a minimum, should include the following: • All disturbed areas should be immediately revegetated or otherwise protected from both wind and water erosion upon completion of grading activities; • Stormwater runoff should be collected into stable drainage channels from small drainage basins to prevent the build up of large, potentially erosive stormwater flows; • Specific measures to control erosion from stockpiled earth material; • Runoff should be directed away from all areas disturbed by construction; Dublin Planning Department Page 19 Trumark PA 99-030 • Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into off-site drainage culverts or channels.; • Major site development work involving excavation and earth moving for construction shall be done during the dry season, except as may be approved by the City Engineer. Adherence to Mitigation Measure 3 will reduce potential erosion impacts to an insignificant level. g) Subsidence of land? P/SM. According to the Geotechnical Reconnaissance prepared for the site indicates that on an adjacent property alternating layers of sands and clays were found which could result in settlement if appropriate mitigations are not undertaken. Mitigation Measure 4a: A Registered Civil Engineer with soils engineering expertise or a Registered Geotechnical Engineer should perform a final, detailed geotechnical investigation of the site before completion of the final building design. At a minimum, the geotechnical investigation should include the following tasks: • Additional subsurface exploration should be conducted to determine the consistency of the fill. • Specific recommendations for site grading should be developed to address existing uncontrolled fills. • Over-excavation of existing uncontrolled fill and replacement with properly engineered fill materials, should be considered. • Specific settlement and seismic design criteria and values for the foundation system should be recommended. Mitigation Measure 4b: All subsequent construction plans should incorporate the recommendations of the final geotechnical investigation, as approved by the Department of Public Works. The final project design should conform also to the engineering and seismic requirements of City of Dublin Grading requirements and the Uniform Building Code. A Registered Civil Engineer should design the grading and foundation plans. A Registered Soils Engineer should stamp and sign the grading and foundation plans certifying that they conform to the recommendations of the final geotechnical investigation. Adherence to Mitigation Measure 4 will reduce potential subsidence impacts to an insignificant level. h) Expansive soils? P/SM. Surficial soils on the project site have been identified as having a high expansive potential. These soils generally tend to shrink, crack and become hard when dry, and expand and become softer when wet. Expansive soils have the potential to damage building foundations and other improvements if specific construction techniques are not followed. The final geotechnical report submitted for the project should recommend appropriate construction techniques to ensure that any negative effects of expansive soils can be reduced to a level of insignificance. Dublin Planning Department Page 20 Trumark PA 99-030 Mitigation Measure 5: All subsequent construction plans should incorporate the recommendations of the final geotechnical investigation. A registered Civil Engineer should design the grading and foundation plans. A Registered Geotechnical Engineer should stamp and sign the grading and foundation plans certifying that they conform to the recommendations contained in the final geotechnical investigation. i) Unique geologic or physical features? NL No unique geologic or physical features have been identified on the site, based upon a review of a topographic survey and a field visit. Additionally, the Geotechnical Investigation Report did not identify any unique geologic or physical features on the site. IV. Water Environmental Settinu No surface water exists on the site. The nearest surface water source is Alamo Creek, a naturally occurring creek which is located to north west of the site. Alamo Creek has been improved by Zone 7 as a regional drainage facility. The entire Tri-Valley area is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15 and 500 feet but is no longer used as the primary source of domestic water in the area. Zone 7 is presently finalizing plans to store treated wastewater within the aquifer during winter months, which will be pumped out and used for landscape irrigation during dry, summer months. Proiect Impacts a) Changes to absorption rates? LS. Currently, a large portion of the site contains pervious surfaces, with some storm water percolating into the groundwater table. However, because soil consists of clayey soils with a high swelling potential and a high ground water table, the soil has a very slow rate of water transmission. Therefore, development of the proposed project, although would add impermeable and impervious surfaces, the resulting absorption rates would not be increased significantly because of the very low absorption rates of the clayey soils found on the project site. b) Exposure of people or property to flood hazard`? LS. The project site ties outside of the 100 year and 500 year flood plain as identified on the applicable Flood Insurance Rate Map published by the Federal Emergency Management Agency, Community Panel No. 060705 OOOIA, dated 1997. c) Discharge into surface waters or changes to surface water quality? PS/M. The preliminary grading concept for the project involves collecting on-site storm water run-off and transporting it to the west for ultimate discharge into the stormwater system and ultimately into Alamo Creek. According to representatives from Zone 7, the Creek has been designed and constructed to accommodate storm water flows which would be generated on the site under developed conditions. Dublin Planning Department Page 21 Trumark PA 99-030 It is likely that initial storm water flows afrer a lengthy dry season (also known as "first flush" flows) may add pollutants into Alamo Creek, including but not limited to grease, oil, fertilizers and other organic and inorganic material. Typically, subsequent flows generally contain fewer amounts of pollutant material. The City of Dublin is a co-permittee of the Alameda County Clean Water Program, which is a coordinated effort by local governments in the County to improve water quality in San Francisco Bay. In 1994, the San Francisco Bay Regional Water Quality Control Board issued a set of recommendations for New and Redevelopment Controls for Storm Water Programs. These recommendations include policies that define watershed protection goals, minimum non-point source pollution controls for site planning and post construction activities. Watershed protection goals are based on policies identified in the San Francisco Bay Basin Water Control Plan, which relied on Best Management Practices (BMPs) to limit pollutant contact with stormwater runoff at its source and remove such pollutants prior to being transported into receiving waters. The following mitigation measure is therefore recommended to reduce surface water quality pollution to a level of insignificance. Mitigation Measure 6a: The applicant shall obtain an NPDES general construction permit from the State Water Resources Control Board. The terms of this permit require that project development not cause any increase of sedimentation, turbidity or hazardous materials within downstream receiving waters. Mitigation Measure 6b: The applicant shall submit a stormwater pollution prevention plan. Such a plan should provide both interim (during construction) and long-term (post construction) stormwater pollution control measures. Best Management Practices should be incorporated into the long-term site management program to ensure the removal of non-point source pollutants in stormwater runoff. At a minimum drainage system filtering devices or traps should be installed that would protect water resources from discharges of petroleum-based pollutants collected on impervious parking surfaces. Along term maintenance program of these devices should also be developed. d) Changes in amount of surface water? LS. The proposed project would neither change the size of surface water in any nearby body of water, including Alamo Creek. Percolation rates would decrease slightly due to the introduction of impervious surfaces; however, with the imposition of Mitigation Measure 6 to maintain water quality, this is not anticipated to be a significant impact. e) Changes in currents or direction of water movement? NL The project would not alter currents or direction of water movement in nearby water bodies. f) Changes in quantity of groundwater? N1. The project would not significantly alter existing ground water resources on or near the project site, as discusses in Section IV (a) and (c). g) Altered direction of groundwater? NI. The project would not affect groundwater direction. h) Impacts to groundwater quality? NI. The scope of the project is such that groundwater resources will not be affected, as discusses in Section IV (a) and (c). Dublin Planning Department Trumark PA 99-030 i) Substantial reduction of groundwater resources? LS. Future project residents will rely on water supplied by the Dublin San Ramon Services District (DSRSD) for water supplies. Section, XII, Utilities, further describes anticipated water supply to the project. V. Air Quality Environmental Setting The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the west, south and east. Most of the air flow into the southern portions of the Valley is accomplished through two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Proiect Impacts a) Violation of air quality standard? PS/M. Potential air quality impacts can be divided into short-term, construction related impacts and long-term operational impacts associated with the project. In terms of construction-related impacts, it is anticipated that the project would generate temporary increases in dust and particulate matter caused by site excavation and grading activities. Construction vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth surfaces. Generalized estimates of construction air emissions include approximately 1.2 tons of dust per acre per month of construction activity. About 45 percent of construction-related dust is composed of large particles which settle rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of dust consists of small particles (also known as PM10) and could constitute a more severe air quality impact, unless mitigated. The following mitigation measure is therefore recommended to reduce potential short-term, construction related impacts. Mitigation Measure 7: The following measures shall be incorporated into construction specifications and shall be followed by the project grading contractor: • All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust, Watering shall occur at least twice per day with complete coverage, preferably in the late morning and at the completion of work for the day; • All clearing, grading, earthmoving and excavation shall cease during periods of high winds greater than 20 mph over one hour; • All material transported off-site shall either be sufficiently watered or securely fastened to prevent escape of dust and debris; • All inactive portions of the construction site shall be planted and watered, if construction is accomplished in more than one phase; Dublin Planning Department Page 23 Trumark PA 99-030 • On-site vehicle speed shall be limited to 15 mph; • During rough grading and construction, Dougherty Road and Sierra Court (if used for construction access) shall be swept at least once per day, or as required by the City of Dublin, to remove silt ad construction debris; • Unnecessary idling of construction equipment shall be avoided; • Equipment engines shall be maintained in proper working condition per manufacturers' specification. Construction of the proposed project will add additional vehicular traffic to this portion of Dublin as identified in Section VI, Transportation and Circulation. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the location of the proposed project near a major regional transportation corridor (Dougherty Road), the relatively high density of the project (approximately 18 units per acre) and the fact that the proposed project is considered an "infill" type residential project results in conformity with the Bay Area Air Quality Management District's Clean Air Plan. b) Expose sensitive receptors to pollutants? LS. The project, if approved and constructed, would add an anticipated 142 future residents to the project site. Since the site is located along Dougherty Road, a major regional arterial highway which presently carries up to 42,800 vehicles per day near the project site, additional sensitive receptors, future residents, would be exposed to insignificantly higher concentrations of vehicle related pollutants. c) Alter alr movement, moisture, temperature or climate? NL The project is anticipated to consist of three story multi family residences, which will not substantially interfere with prevailing wind patterns or climatic conditions. d) Create objectionable odors? NI. As a proposed residential project, no objectionable odors are anticipated to be created. VI. Transportation/Circulation [Note: The following section is based on an analysis of the traffic and transportation performed by TJKM Associates, Inc., transportation consultants.] Environmental Setting Major roadways serving the site include: • Interstate J80, a six-lane east-west freeway connecting Dublin with nearby local communities such as Livermore and Pleasanton and regional destinations, such as Tracy and Oakland. In the vicinity of the proposed project, I-580 carries between 160,000 and 187,000 vehicles per day. Nearby interchanges include 580/680; Dougherty Rd./Hopyard Rd. and Hacienda Dr. • Interstate 680 is a six-lane north-south freeway connecting Dublin with local communities in the Tri-Valley area and regional destinations north and south of Dublin. This freeway accommodates Dublin Planning Department Page 24 Trumark PA 99-030 between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580 and Stoneridge Drive. • Dougherty Road is a two-lane rural roadway north of the site, within Contra Costa County which has been widened to four lanes between the Alameda County/Contra Costa County border near Dublin. It is six lanes between Dublin Boulevard and I-580. Average Daily Traffic (ADT) varies between 10,750 north of Amador Valley Road to 43,500 south of Dublin Boulevard. • Dublin Boulevard is a major east-west arterial within Dublin and is configured as a four- to six- lane road which serves primarily industrial and commercial uses in the vicinity of the project. A two-lane extension from Dougherty Road east to Tassajara Road has recently been completed. ADT varies from 29,300 vehicles per day, east of San Ramon Road to 5,300 vehicles west of Tassajara Road. Hacienda Drive is an arterial designed to provide access to Hacienda Business Park in Pleasanton. These are two lanes of his roadway extending as far north as Dublin Boulevard. ADT is approximately 11,300. As part of the Santa Rita Business Center (Opus) project, Hacienda drive is planned to be extended northward to Gleason Drive as a four lane roadway, which is currently under construction. • Scarlett Drive is a two-lane road providing access to land uses south of Dublin Boulevard. An extension of this road is planned to be built with funds obtained from traffic mitigation monies collected from new development projects. The extension will proceed immediately north of the subject property, along Southern Pacific right-of--way line to the northwest From the intersection of Scarlett Drive and Dublin Boulevard and terminate at Dougherty Road. • Amador Valley Boulevard is a three-lane east-west road north of the project site, extending near San Ramon Road on the west to Dougherty Road on the east. ADT is 10,800. • Sierra Lane is a two-lane industrial collector road providing access to primarily industrial uses located to the south of the proposed project. • Monterey Drive is a two-lane residential road west of Dougherty Road which intersects Dougherty Road north of the project site. • Houston Place is a two-lane road east of Dougherty Road with fronting industrial uses. Houston Road would intersect at Scarlett Drive, east of the proposed project. The City commissioned a traffic consultant (TJKM Associates, Inc., transportation consultants) to prepare a traffic analysis to detail project-related transportation and circulation impacts. At the direction of the Department of Public Works, the analysis included traffic volume and turning movement counts during the a.m. and p.m. peak hours. All counts were conducted during 1999. The intersections surveyed included: • Dougherty Road/Amador Valley Boulevard • Dougherty Road/Scarlett Drive • Dougherty Road/Sierra Lane Dublin Planning Department Page 25 Trumark PA 99-030 • Dougherty Road/Houston Place • Dougherty Road/Dublin Boulevard • Dougherty Road/I-580 Westbound Ramps • Hopyard Road/ [-580 Eastbound Ramps • Scarlett Drive/Dublin Boulevard Based on the traffic volume counts, the traffic analysis calculated the following five scenarios: (1) existing conditions; (2) existing plus approved; (3) existing plus approved plus pending; (4) existing plus approved plus pending plus project; and (5) cumulative for the year 2025 plus project. General Plan Transportation Policy Framework The General Plan measures and evaluates traffic congestion conditions of the roadway network by using intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of an intersection by comparing the volume of critical traffic movements to intersection capacity and determining average delays. LOS can range from "A," representing free-flowing conditions, to "F," representing very severe congestion and intersection breakdown. The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance (these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd, and San Ramon Rd.). Development and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91 or greater) (General Plan Guiding Policies 5.1.1 B and C). Significance Criteria Based upon General Plan policies, an intersection impact is considered significant if it causes the overall intersection LOS, or a movement LOS in the intersection, to fall below LOS D. Project Impacts a) Increased vehicle trips or traffic congestion? LS. The proposed project would increase vehicle trips and traffic congestion in the local roadway network. However, this would not be considered a significant impact because as a result of the additional trips generated by the project, none of the intersections studied by the traffic consultant (or any other foreseeable intersections) would drop below LOS D. Likewise, the intersections which currently operate below D, would not be further impacted by the additional trips generated by the project (see the table on the next page). Additionally, the applicant will be required to assist in off-setting the fair-share cost of city-wide improvements as part of the development plan approval. Dublin Planning Department Page 26 Trumark PA 99-030 Existing Traj~c (including existing, approved, and pending projects) compared with traffic generated by the proposed project. Existing Scenario Project Scenario Existing + Intersections Peak Existing + approved + Period approved + pending pending + project V/C LOS V/C LOS AM 0.87 D 0.87 D Dougherty Rd./Amador Valley Blvd. PM 0.82 D .082 D AM 0.77 C 0.79 C Dougherty Rd./Scarlett Drive PM 0.66 B 0.68 B AM 120+ F 120+ F Dougherty Rd./Houston Place* PM 120+ F 120+ F AM 0.87 D 0.88 D Dougherty Rd./Sierra Lane PM 0.83 D 0.83 D AM 1.11 F 1.11 F Dougherty Rd./Dublin Blvd PM 1.36 F 1.36 F AM 0.65 B 0.65 B Dougherty Rd./I-580 WB Ramps PM 0.57 A .057 A AM 0.91 E 0.91 E Hopyard Rd./I-580 EB Ramps PM 0.92 E 0.92 E AM 0.91 E 0.91 E Dublin Blvd/Scarlett Dr. PM 1.18 F 1.18 F *unsignalized intersection, average delay in seconds for stopping and yielding movements at STOP controlled intersection The following projects are included in the existing scenario traffic conditions (including existing traffic, approved but not built, and pending projects). Development projects used in this assumption include the Hacienda Crossings projects (Opus), the AutoNation vehicle retailer, the Villas apartment project (324 dwellings), Summerhill and Jefferson residential development (341 single family dwellings and 368 apartment units); Archstone Communities (177 apartment units); Casterson residential development; Tassajara Meadows Residential Development; Park Sierra apartments (285 dwellings); Creekside Business Park; General Motors Development; Yarra Yarra residential development, PeopleSofr, Koll Dublin Corporate Center, Emerald Glen residential development; Dublin Ranch Area G; and approved project within the City of Pleasanton. Dublin Planning Department Page 27 Trumark PA 99-030 Trip Generation The 71-unit development is expected to generate 416 daily trips, 31 during the a.m. peak hour and 13 during the p.m. peak hour. The trip generation assumptions for the project are based on information contained in the Trip Generation, Sixth Edition, published by the Institute of Transportation Engineers. The following table illustrates the estimated trip generation for the proposed project. Project Trip Daily A.M. Peak Hour P.M. Peak Hour Use Size Rate Trips Rate In:Out In Out Total Rate In:Out In Out Total TH. 71 d. u. 5.86 416 0.44 17:83 5 26 31 0.54 65:35 25 13 38 b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? PS/M. The traffic study recommends the following mitigation measure to ensure that no public safety hazards would be created. Mitigation Measure 8: A right-turn deceleration lane should be provided at each entrance along Scarlett Drive. c) Inadequate emergency access or access to nearby uses? LS. Primary access is provided from two points along Scarlett Drive and one along Houston Place. A fourth access, emergency vehicle only, is proposed along Doughtey Road. d) Insufficient parking capaclty onsite or offsite? P/SM. The proposed amount of parking meets the minimum City requirement of 2 enclosed spaces per unit plus 1 space for every two units (Dublin Zoning Ordnance, Section 8.76). However, for parking ratio to be adequate, the guest parking must be maintained as guest only parking. Mitigation Measure 9: The guest parking must be maintained as unassigned parking only. e) Hazards or barriers for pedestrians or bicyclists? P/SM. The projects adjacency to the proposed Iron Horse Trail could result in dangerous crossings for pedestrians or bicyclists. To reduce this potential impact to a level of insignificance, the following is recommended: Mitigation Measure 10a: Provide a cross walk at the intersection of Scarlett Drive and Dougherty Road and a cross walk at Scarlett Drive and Houston Place, subject to the review and approval of the Director of Public Works. Mitigation Measure lOb: The applicant shall place appropriate warning signs at the interface areas to minimize pedestrian and vehicular conflicts, subject to the review and approval by the Director of Public Works. f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? LS. Construction of the proposed project would serve to advance regional and subregional goals and policies which promote the development of higher density residential projects near major transportation Dublin Planning Department Page 28 Trumark PA 99-030 corridors. In this instance, the site is adjacent to Dougherty Road, a major transportation corridor which includes bus service. In addition, the site is approximately one mile from the Dublin BART station. According to representatives of WHEELS, additional bus service will be added to Dougherty Road to serve BART. Additionally, bicycles will be able to be stored within garages. g) Rail, waterborne or air trafj~c impacts? NL The proposed project is not sited near operating railroad facilities, near a navigable waterway or near an airport. VII. Biological Resources Environmental Settin¢ The 4.0 acre project site is currently vacant, however as previously mentioned once contained a railroad track for the Southern Pacific Railroad. Given the nature of the land uses that have occurred on the site and on adjacent sites, the property is highly disturbed with little or no vegetation. The vegetation that does appear on the site consist of a few trees and some native and exotic grasses along the western property line. A portion of the site is covered with gravel/baserock. Protect Impacts a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals and birds) NI. No such species have been observed on the site based on field observations conducted May through November of 1999. b) Locally designated species (e.g. heritage trees). NI. No heritage trees are located on the site. c) Locally designated natural communities (e.g. oak forest, coastal habitat) NI. There are no significant stands of vegetation on the site. d) Wetland habitat (e.g. marsh, riparlan and vernal pool)? LS. No wetlands exist on the project site. e) Wildlife dispersal or migration corridors? LS. The site is substantially surrounded by existing industrial development and no wildlife corridors have been observed on the site. VII. Energy and Mineral Resources Environmental Setting Based on the geotechnical reconnaissance of the site (ENGEO 1999) no known deposits of minerals exist on the project site. The Conservation Element of the General Plan does not reference any significant mineral resources on the project site or in the area of the project. Dublin Planning Department Page 29 Trumark PA 99-030 Proiect Imnacts a) Conflict with adopted energy conservation plans? NI. The proposed project will not conflict with energy goals, policies or programs established in the General Plan regarding energy or energy conservation. b) Use nonrenewable resources in a wasteful and inefficient manner? NI. The proposed project is not anticipated to use resources in a wasteful manner. The project will be constructed in accord with the Uniform Building Code and Title 24 of the California Administrative Code, both of which require stringent energy efficient construction methods, such as insulation, thermal pane windows and installation of efficient appliances. Exterior landscaping will be governed by both AB 325 and Section 8.88 of the Dublin Zoning Ordinance, which requires "water budgets" for landscape material sand methods of irrigation. Finally, the City is mandated by AB 939 to reduce the solid waste stream generated by residences, business and industrial establishments by promoting recycling and similar programs. c) Result In the loss of availability of a known mineral resource that would be of future value to the region and residents of the State? NI. The project site is not located in an area designated by the California State Department of Conservation, Division of Mines and Geology, as having sufficient mineral resources that are suitable as marketable commodities. IX. Hazards Environmental Setting The site of the proposed project is located near a Santa Fe Pacific Pipeline Company 10-inch pressurized refined oil pipeline within the project site. The pipeline carries a variety of refined petroleum products including aviation fuel, kerosene, automobile gasoline and other refined petroleum products. The pipeline originates at petroleum refineries located in Concord and terminates in San Jose. Based on a preliminary reconnaissance, the pipeline is located approximately 100 feet northeast of the northern most edge of new property. According to representatives of the pipeline operating company, the pipe is periodically checked for leaks via periodic surface investigations by pipeline personnel, internally by way of a remote video camera and by continual monitoring of pipeline pressure by gauges throughout the pipeline to check For sudden pressure drops. The applicant has submitted a Level One Environmental Site Assessment and a Field Invitation Report for the project, prepared by the firm of ENGEO (9/99). This assessment included: (1) a walk through of the site; (2) a search of local, state and federal records of hazardous materials regulatory agencies; (3) historical use analysis; (4) sampling and laboratory analysis of water samples from a groundwater monitoring well; and (5) a soil investigation. Proiect Impacts a) A risk of accidental explosion or release of hazardous substances including but not limited to oil, pesticides, chemicals, or radiation? LS. The proposed residential project will not contain substantial quantities of oil, pesticides, chemicals or radiation. It is likely that limited quantities of household Dublin Planning Department Page 30 Trumark PA 99-030 chemicals, pesticides, herbicides and similar materials would be used and stored on the site, either in individual units or for maintenance purposes. The amounts of such materials would be typical of any residential development in the community and such quantities are not considered to be significant. b) Possible interference with an emergency response plan or emergency evacuation plan? LS. No adopted or foreseeable emergency evacuations plan would be interfered with by the proposed project. The project is not within an area where possible conflicts would occur. c) The creation of any health hazard or potential health hazards? NI. As a proposed residential development, the project will not generate a health hazard. d) Exposure of people to existing sources of potential health hazards? PS/M. Discussion of impacts resulting from exposure of people to existing sources of potential health hazards include: (1) the location of an existing petroleum pipeline; and (2) existence of low levels of petroleum hydrocarbons within the soil. Future residents of the proposed project could be subject to hazards from escaping refined petroleum products or from fire and explosion if the pipeline were to break or rupture. This risk would be increased in the event of a seismic event. The Transportation Research Board (TRB) has issued a special report (219) entitled Pipelines and Public Safery which recommends a safety setback from pipelines of 35 to 60 feet from the centerline of a liquid carrying pipeline. Preliminary plans submitted by the applicant indicate that a minimum 100-foot setback from the pipeline will be maintained within the project. Based on this structural setback from the pipeline, construction of a masonry wall is not required. The following mitigation is recommended to ensure that hazards related to pipeline leakage or rupture be reduced to a level of insignificance. Mitigation Measure 11: A minimum setback of 50 feet shall be established and maintained from the petroleum pipeline and any habitable structure on the project site. Additionally, the Phase I and II Environmental Site Assessment identified the following environmental conditions with respect to the subject property: (1) very low levels of heavy metals and (2) very low levels of volatile hydrocarbons. Twenty-four ballast samples were collected and combined into 6 four-point composites along the former railroad alignment. The ballast samples were recovered along the former rail bed surface at depths of 0-9 inches below grade. The twenty-four ballast samples were submitted as 6 four-liner composite samples. The samples were analyzed for total extractable hydrocarbons as diesel (mod. EPA 8020), cadmium (Cd), chromium (Cr), nickel (Ni), lead (Pb), and zinc (Zn). Reported concentrations for the LUFT metals ranged from 26 to 36 PPM (part per million), 21 to 110 PPM, 46 to 53 PPM, and 62 to 120 PPM for chromium, nickel, lead, and zinc, respectively. Cadmium was not detected above reporting limits. These concentrations are below the EPA's Preliminary Redemption Goals of 210 PPM, 400 PPM, 150 PPM, and 2200 PPM for chromium, nickel, lead, and zinc, respectively, therefore, the existence of the low levels of these materials is considered to be a less than significant impact. Dublin Planning Department Page 31 Trumark PA 99-030 The groundwater was sampled and analyzed for total petroleum hydrocarbons (TPH); benzene, toluene, ethlybenzene, and xylenes (BTEX); and volatile organic compounds (VOCs). A further analysis conducted 11 soil samples from around the site (ranging in depth from up 28 feet) that were analyzed for TPH and BTEX . Trace levels were detected (diesel hydrocarbons ranging from .60 PPM to .200 PPM and gasoline hydrocarbons within one sample at a concentration of .067.) Trace concentrations of xylenes and ethlybenzene were reported which are well below the EPA's Preliminary Redemption Goal (PRG) of 1.75 PPM and .680 respectively. Given the low concentrations and the lack of a significant groundwater impacts, the Field Invitation Report recommends no further action. Therefore, the existence of the low levels of ethlybenzene, gasoline hydrocarbons, and diesel hydrocarbons is considered to be a less than significant impact. e) Increased fire hazard in areas with flammable brush, grass or trees? LS. Construction of the proposed project will add wood frame dwellings, garages and other related improvements, including new landscaping. All structures will be built in conformity with provisions of the Uniform Building Code and Uniform Fire Code to minimize fire hazard. Landscaped areas will be permanently irrigated to ensure that plant material will not be flammable. X. Noise Environmental Setting The General Plan identifies that the conditionally acceptable outdoor Ldn noise levels are between 60 and 70 dBA for residential areas, while interior areas have a maximum noise level of 45 dBA. Noise measurements are expressed in decibels ("dB"), which is the standard measure of sound pressure. Filters are used with some noise measuring equipment to suppress frequency ranges that the human ear cannot readily detect. The "A" filter is used for such measurements. All noise levels discussed herein are "A- filtered" or "A-weighted" decibels ("dBA"). The average dBA during a specified measurement period, typically one hour, is expressed as the "Leq," or equivalent noise level. The average dBA during a 24- hourperiod is expressed as the "Ldn," or day-night noise level. The primary long term source of noise in the vicinity of the project site include vehicular-related noise emanating from Dougherty Road and the yet to be constructed Scarlett Drive. A noise analysis was performed for this project and the day-night noise level was determined to be 57.4 Ldn. The noise consultant further concluded that the future maximum noise level on the site would be a 63.4 dBA as result of increase in vehicle traffic. Project Impacts a) Increases in existing noise levels? PS/M. As a residential project, small, incremental permanent increases in noise from automobiles, mechanical and gardening equipment and similar sources can be expected. These are not anticipated to be significant. Short-teen construction related noise can also be expected to be generated which could be considered significant based on specific types of equipment which may be used in the construction process. Noise impacts would be felt by residences of existing surrounding residential dwellings. Dublin Planning Department Page 32 Trumark PA 99-030 The following mitigation measure is therefore recommended to limit the potential impacts of construction noise on adjoining properties to an acceptable level. Mitigation Measure 12: All construction activities on the project site shall be limited to 7 a.m. to 5 p.m., Monday through Friday, unless alternative hours are approved by the Dublin Building Official for structural construction and the City Engineer for grading activities. Construction equipment, including compressors, generators, and mobile equipment, shall be fitted with properly working mufflers. b) Exposure of people to severe noise levels? P/SM. Construction of the proposed project may expose residents of dwelling units along the frontage of Dougherty Road to noise levels in excess of that established in the Dublin General Plan. The following mitigation measures are recommended to reduce off-site noise impacts on the project to a level of insignificance. Mitigation Measure 13: The project developer shall have a qualified acoustical consultant verify that (1) the exterior living area noise level of the proposed dwelling units are within a maximum noise level of 60 to 70 dBA or lower, (2) the interior noise level to 45 dBA or lower; and (3) review and approve construction plans. XI. Public Services. Environmental Setting The project site is served by the following service providers: • Fire Protection. Fire protection is provided by the Alameda County Fire Department, under contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous materials control and public education services. • Police Protection. Police protection is provided by the Dublin Police Department which is headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers, performs a range of public safety services including patrol, investigation, traffic safety and public education. • Schools. Educational facilities are provided by the Dublin Unified School District which operates kindergarten through high school services within the community. Schools which would serve the project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8). Grades K-5 could be served by one of three elementary schools within the District. • Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza. • Other governmental services. Other governmental services are provided by the City of Dublin including community development and building services and related governmental services. Dublin Planning Department Page 33 Trumark PA 99-030 Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. The City of Dublin has adopted a Public Facilities Fee for all new residential development in the community for the purpose of financing new municipal public facilities needed by such development. Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center Complex, construction of a new library, expansion of the existing senior center, acquisition and development of new community and neighborhood parks and similar municipal buildings and facilities. The applicant would be required to pay this fee. Environmental Impacts a) Fire protection? LS. According to representatives of the Fire Department, the proposed project lies within a 1 1/2 mile radius of a fire station located at 9399 Fircrest in Dublin. A typical response time of under five minutes is anticipated. As part of the site development review process, specific fire protection requirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. Based upon discussions between the applicant and Fire Department officials, the project has been modified to provide minimum turning radii and aisle widths for emergency equipment. b) Police protection? PS/M. Concerns have been raised by the Police Department concerning the ability of the Department to provide adequate surveillance of the proposed. The following mitigation is therefore recommended to reduce potential police protection impacts to levels of insignificance: Mitigation Measure 14: Prior to issuance of building permits, the project developer shall submit for Police Department approval a Master Security Plan, indicating specific measures which will be taken by the developer to supplement Police Department security for the project. Specific items to be included formation of a neighborhood watch association. c) Schools? PS/M. The Dublin Unified School District recently completed a Facilities Master Plan which includes estimates of student generation by residential density type. Since many local schools are or are expected to be at full capacity in the near future, the following mitigation is recommended to ensure that potential impacts can be reduced to a less than significant level. Mitigation Measure 15: The applicant shall, prior to issuance of building permits, obtain a written agreement with the Dublin Unified School District for the project's fair share mitigation of school impacts. Any fees which are required pursuant to that agreement shall be paid prior to issuance of building permits. d) Maintenance of public facilities, including roads? LS. The project represents an incremental increase in area population and vehicles. Roadways within the project will be privately owned and maintained. The applicant is required to pay a traffic impact fee to the City of Dublin which will assist in of-setting costs of public roadway maintenance. Dublin Planning Department Page 34 Trumark PA 99-030 e) Other governmental services? LS. The project would represent incremental increases in the demand for general governmental services. Payment of the City's Public Facility Fee would offset any impacts caused by the project. XII. Utilities and Service Systems. Environmental Settine The project site is served by the following service providers: • Electrical and natural gas power: Pacific Gas and Electric Co. • Communications: Pacific Bell • Water supply and sewage treatment: Dublin San Ramon Services District • Storm drainage: City of Dublin • Solid waste disposal: Dublin-Livermore Disposal Company Environmental Imnacts a) Power or natural gas? LS. According to representatives from Pacific Gas and Electric Company, adequate facilities exist in the vicinity of the project to provide power and natural gas service. b) Communication systems? LS. According to representatives from Pacific Bell, communication facilities presently exist near the site which could be extended to serve future development on the site. c) Local or regional water treatment or distribution systems? LS. According to representatives of DSRSD, 12-inch and 16-inch water mains exist on the periphery of the site which could provide adequate water volumes and pressures for domestic and fire fighting purposes to the proposed project. DSRSD purchases water on a wholesale basis from Zone 7 of the Alameda County Flood and Water Conservation District and provides water service to residences and businesses within its service area. d) Sewer or septic systems? LS. According to representatives of DSRSD, 8-inch sewer lines have been constructed within the right-of--way of Dougherty. Adequate capacity exists to accommodate anticipated sewer flows from the proposed project. Untreated effluent would be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San Francisco Bay. DSRSD officials indicate that adequate capacity exists within the regional treatment facility to accommodate this project. e) Storm water drainage? LS. This topic was previously addressed in Section IV, Water. f) Solid waste disposal? LS. The City of Dublin contracts with Livermore-Dublin Disposal Company to collect solid waste from households and businesses and transport it to the Altamont Landfill, located in Dublin Planning Department Page 35 Trumark PA 99-030 eastern Alameda County. The Landfill currently has an anticipated capacity until the year 2005 and plans are underway to extend landfill capacity for an additional 50 years. Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that the City's waste stream complies with state requirements for reduction of solid waste. The most current information available indicates that Dublin exceeds state requirements for reducing solid waste. Although approval of the proposed project will incrementally increase the amount of solid waste, any such increases will insignificant because the existing facility would be able to be accommodated given the existing solid waste facilities and resources. g) Local or regional water supplies? LS. DSRSD staff indicate that adequate long term water supplies are available from Zone 7 and other sources to serve the proposed project. XIII. Aesthetics. Environmental Setting The 4.0 acre project site currently vacant. The project site area is located in an area characterized by a mixture of land uses. To the north lies the Camp Parks Reserve Forces Training Area. To the south is the recently approved 177-unit Archstone Apartment complex and the existing commercial and industrial building. To the east is Mayflower and Caton van and storage companies. To the west on the other side of Dougherty Road is a commercial district that is characterized by mini-storage uses, auto-related uses and light industrial uses. These uses include automobile repair, painting, sales and parts, amini-storage company, a concrete coating company and a printing company. To the northwest on the West side of Dougherty Road is the 283 unit Park Sierra Apartments complex that is currently under construction Environmental Imnacts a) Affect a scenic vista or view? LS. Given the sites current development, the proposed development would not result in a significant affect to existing vistas or view corridors. b) Have a demonstrable negative aesthetic effect? NI. The proposed project would be largely self contained with adequate landscaped buffering on all sides. Therefore, no negative aesthetic impacts would be created. c) Create light or glare? PS/M. The proposed residential project would add additional exterior lighting in the project vicinity, including driveway lighting, security lighting and porch lights and other light sources. Spill over of light could negatively affect other adjacent land uses the following mitigation is therefore recommended: Mitigation Measure 16: Site lighting shall incorporate the following features: • Pole-mounted lights shall be downward and hooded. The height of lighting standazds shall be limited to twelve feet ; Dublin Planning Department Trumark PA 99-030 • Wall-mounted lights shall also be equipped with cut-off lenses. XIV. Cultural Resources Environmental Settin¢ The Northwest Information Center, located at Sonoma State University, was contacted regarding a project located immediately adjacent (Park Siena) which undertook a search of records, including cultural, archeological, paleontological and historical literature conducted. The records search indicates that the adjacent site contains no recorded Native American or historical cultural resources sites on file with the Center. State and federal inventories similarly list no historic resources on the site nor does any record exist of previous archeological studies of the project area. Native American archeological sites tend to be situated on broad midslope terraces and alluvial plains near former and existing water sources, so the possibility does exist of historic or archeological artifacts, however, the Center concluded that the possibility of identifying historic cultural resources on the site is low. Project Impacts a) Disturb paleontological resources? NI, based on Northwest Information Center letter. b) Disturb archeological resources? PS/M. The Northwest Information Center letter indicates the possibility of sites or artifacts on the site given the proximity to Alamo Creek. The following mitigation is therefore recommended to reduce any such impacts to a level of insignificance: Mitigation Measure 17: Should archeological artifacts or remains be discovered during construction of the project, work in the vicinity of the find shall stop immediately until a qualified archeologist can evaluate the site and determine the significance of the find. Project personnel shall not collect or alter cultural resources. Identified cultural resources shall be recorded on forms DPR 422 (archeological sites) and/or DPR 523 (historic resources). If human remains are found, the County Coroner shall be contacted immediately. c) Have the potential to cause a physical change which would affect unique ethnic cultural values? NI, based on the Northwest Information Center letter. d) Restrict existing religious or sacred uses within potential impact area? NI, no such sites have been identified based on a comprehensive records search of the project site. Dublin Planning Department Page Trumark PA 99-030 XV. Recreation. Environmental Setting City parks closest to the project site include Stagecoach Park, Alamo Creek Park, both neighborhood parks and Dublin Sports Grounds, a community park. Proiect Impacts a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS. The addition of approximately 142 residents in this portion of the City will add an incremental demand for parks and recreational facilities. A portion of needed park facilities will be met by proposed construction of recreational amenities within the project. However, demand would still exist for community-scale park and playground facilities. The applicant would be required to pay a Public Facility fee to the City of Dublin, which includes a contribution toward construction of new parks in the city. b) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site. XVI. Mandatory Findings of Significance a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a,frsh or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? NI. 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. As discussed in this Initial Study, the proposed project would not have the potential to significantly degrade the identified resources. b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? NI. The project represents an example of infill, higher density housing which will be sited near a major regional transportation corridor and would not impact long-term environmental goals. As discussed in this Initial Study, the proposed project would not have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). LS. Although incremental increases in certain areas can be expected as a result of constructing this project, including additional traffic air emissions, light and glare and need for public services and utilities, the project site lies within an already urbanized area and sufficient capacity exists within service systems to support the additional population anticipated associated with the project. As discussed in this Initial Study, the proposed project would not have impacts that are individually limited, but cumulatively considerable. Dublin Planning Department Page 38 Trumark PA 99-030 d) Does the project have environmental effects which will cause suhstantial adverse effects on human beings, either directly or indirectly? NL Although potential safety impacts exist in the vicinity of the, adequate mitigations are proposed to reduce such potential impacts to ]evels of insignificance. As discussed in this Initial Study, the proposed project would not have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly. Initial Study Preparer Andy Byde, Associate Planner Agencies and Organizations Consulted The following agencies and organizations were contacted in the course of this Initial Study: City of Dublin Eddie Peabody Jr., AICP, Community Development Director Dennis Carrington, AICP, Senior Planner Kevin van Katwyk, Senior Engineer Jim Ferdinand, Fire Department Rose Macias, Police Department Dublin-San Ramon Services District Bruce Webb, Engineer References Dublin General Plan, Revised September 1992 Dublin General Plan Housine Element, June, 1990 Dublin Zonine Ordinance, Adopted September 1997 Initial Study and Mitigated Negative Declaration for All Aboard Mini-Storage General Plan Amendment, City of Dublin, March 1997 Initial Study and Mitigated Negative Declaration for Archstone Comminutes Site Development Review, Rezoning, City of Dublin, October 1999 Geotechnical Reconnaissance Report Trumark, ENGEO, Inc., July 1999 Phase One and Two Environmental Site Assessment, ENGEO Inc., September 1999 Pipelines and Public Safety, Transportation Research Board, 1988 Dublin Planning Department Page 39 Trumark PA 99-030 Traffic Study of the Proposed Trumark Development TJKM Associates, November, 1999 Environment Noise Measurements Scarlett Place/Union Pacific, Paoletti Associates, Inc., September, 1999 Dublin Planning Department Page 40 Trumark PA 99-030 c~ ~. blJ O L a O ~L O C 50 F C O bA a 0 L R u Q i+ R bD z d y, O ~ O on , 5y ~ F V C4 L R u Y L R 7 H O O 0 N ~r .~ W .~ U x w O C O U a .~ .3 T CL O U O b b C Y ~i 0 u. o~n 0 L1. 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