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HomeMy WebLinkAbout99-019 ArchstnCmmnts 10-26-1999CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT FOR OCTOBER 26,1999 PROJECT: PREPARED BY PA 99-019, Archstone Communities, including: Rezoning, and Site Development Review Andy Byde, Associate Planner DESCRIPTION: Proposed Zone Change and Site Development Review for the Archstone Communities apartment project on 7.39 acres of land, generally located east of Dougherty Road and north of Houston Place. Submitted by Archstone Communities. RECOMMENDATION: 1) Open public hearing 2) Receive staff recommendation and public testimony 3) Question staff and the public 4) Adopt Resolution (Attachment 2) recommending approval of Mitigated BACKGROUND Negative Declaration 5) Adopt Resolution (Attachment 3) recommending approval of PD Rezoning 6) Adopt Resolution (Attachment 4) approving Site Development Review The 7.39-acre project site is located along the eastern side of Dougherty Road, immediately north of Houston Place. The site is currently being used as a truss manufacturing business in conjunction with various industrial storage uses. A two-story building is currently located neaz the northwest corner of the site, and the wood-frame truss building plant currently occupies the central area of the site. The remainder of the site, is partly occupied by several pazked trucks and trailers, train boxcars, old constmction equipment, stockpiles of lumber, tires, scrap metal, wood chips, and dilapidated automobiles. Vazious code enforcement activities have been ongoing to attempt to rectify vazious building, fire, and zoning code violations that have occurred at the subject property, including: outdoor storage of vehicles, illegally placed trailers, storage buildings, and storage of junk materials. In May of 1998, as a result of an application for amini-storage facility (All Aboazd Mini-Storage) on the Southern Pacific Railroad right-of--way, the City Council initiated a General Plan Amendment Study to analyze General Plan land use alternatives for the railroad right-of--way property, the Wright Property, and the Omernick property (subject property) which were designated in the Dublin General Plan as, Business Pazk/Industrial: Outdoor Storage. In March of 1999, the City Council modified the General Plan land use ITEM NO. TO: Archstone Edwin Omemick PA File 99-019 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. In May of 1999, an application was filed by the applicant, Archstone Communities, proposing to redevelop the existing site with a new 177-unit, gated, rental apartment complex. PROJECT DESCRIPTION Rezoning 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 General Provisions and Development Regulations are set forth in Attachment 3. The proposed permitted and conditional uses are generally the same as permitted in the City's R-M Zoning District with the exception of agricultural uses, which are proposed to be prohibited under this Planned Development. Development Standard PD Multi-family District R-M District Standard Building Site Per Land Use and 6,000 square feet Development Plan Yards/Setbacks Front I S feet (may include required 20 feet noise barrier) Rear 20 feet 20 feet Side 10 feet 10 feet + 1 foot per each 10 feet lot frontage exceeds 50 feet Building Height 40 feet 45 feet Lot Coverage Per Land Use and 40% Development Plan Sate 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 apartment complex would be contained within 9 separate, 3-story buildings containing approximately 25,000 square each. Additionally, the applicant has also proposed a 2,200 recreation leasing building in conjunction with a recreational facilities consisting of a pool/spa, BBQ/picnic area, and passive recreation areas. The proposed, 9-building apartment complex would contain a total of approximately 233,000 square feet of floor area. The building would attain a maximum height of 39 feet from finished grade and, at the closest point, would be located 15 feet from the front property line to the west (with an average setback of 22 feet), 10 feet from the side property line to the south (with an average of 18 feet), 50 feet from the rear property line to the northeast, and 28 feet from the side property line to the north. Along the frontage of Dougherty Road, the buildings have been orientated to reduce the massing along the frontage by turning two of the three buildings to front sideways. Each individual building would contain two open courtyards, with many of the units opening onto the courtyards. Dwelling units would contain a mixture of one, two, and three bedroom units with a variety of alternative floor plans provided. Each building would have a mix of unit types and sizes. Following is a summary of the types of dwellings, which would compose the project. Building Type No. Buildings Units Garage Spaces 1 Bed 2 Bed 3 Bed Total Sq. Ft A 2 40 28 12 24 4 25,706. sq. ft. B 1 20 15 13 7 2 27,438 sq.ft. C 2 38 36 20 14 4 25,738 sq. ft. D 1 22 7 13 7 2 25,648 sq. ft. E 2 38 36 22 16 0 25,366 sq. ft. F 1 19 19 6 13 0 27,022 sq. ft. Total 9 177 141 86 81 12 233,728 sq. ft Architecture and Design Buildings which front either on Dougherty Road or Houston Place would receive ledge stone treatment along portions of the facade to give them a greater sense of texture and scale. The architectural design of the project would be of a "contemporary Craftsman" theme, characterized by strong vertical elements, roof overhangs with gabled ends. Primary building materials would consist of stucco walls with heavy architectural composition shingle roofs. Aluminum framed windows and sliding glass doors would be employed. Parking and Access A circular main entrance would be built in front of the main gate to provide an enhanced project entry. The entrance would be gated and would be able to be electronically opened by residents and equipped with an intercom unit for visitors. The main site access along Dougherty Road would consist of a 38-foot wide private drive approach from Dougherty Road, with a 20-foot wide site ingress and 12-foot wide egress. Ingress and Egress to and from Dougherty would be right-in and right-out, only. A second point of access would be along Houston Place and would be for tenants only (no intercom is proposed). 3 Houston Place, in the interim, would allow uncontrolled left or right turns onto Dougherty Road however, once the Scarlett Drive extension is constructed from Dougherty Road to Dublin Boulevard, turning onto Dougherty Road from Houston Place would be limited to right in and right out only. To access southbound Dougherty Road, vehicles would be required to U-turn at the traffic light in front of the Park Sierra Apartments. However, once the Scarlett Drive extension is constructed, southbound traffic would be able to travel along the Scarlett Drive extension, ultimately connecting with Dublin Boulevard. The aparUnent complex would include 354 on-site parking spaces consisting of 141 garage spaces, 36 carport spaces, and 177 guest spaces. The proposed parking ratio complies with the zoning requirements of 2.0 parking spaces per unit, with 1 covered space required per unit (Section 8.76.080). All parking dimensions within the project, including driving aisle widths and back-up spaces, meet City codes. A Condition would ensure consistency with disabled access parking requirements. Emergency vehicle access to the site would be provided (in addition to the two access along Dougherty and Houston Place) at the northern most portion of the site, along Dougherty Road and at the eastern most portion of the site along Houston Place. The access would be provided via a emergency vehicle access (e.v.a.) gate equipped with a KNOX Box. The gate would normally be closed, but could be opened by City emergency crews and could also be activated by residents evacuating the site under emergency conditions. This emergency access plan has been approved by the Dublin Fire Department. 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 162,659 and the in-lieu-fee would be approximately $122,000. Environmental Review A Mitigated Negative Declaration has been prepared for the project, which 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. The Mitigated Negative Declaration has been circulated for public review and no adverse comments have been received to date. A copy of the Initial Study, on which the Mitigated Negative Declaration is based, is included as 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 project is approximately 24 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. Housing Availability 4 • 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 the resolution (Attachment 2) recommending City Council approval of the Mitigated Negative Declaration. 2. Adopt the resolution (Attachment 3) recommending City Council approval of the Planned Development (PD) Rezone. 3. Adopt resolution (Attachment 4) approving the Site Development Review. 5 GENERAL INFORMATION PROPERTY OWNER: APPLICANT: Edwin Omernick 6253 Dougherty Road Dublin, CA 94568 Archstone Communities Attn: Shyam Teggazsi 22320 Foothill Boulevard, Second Floor Haywazd, CA 94541 LOCATION: East side of Dougherty Road, north of Houston Place 6253 Dougherty Road APN 941-550-5-1 EXITING ZONING: Planned Development, Zoning Unit 1411 GENERAL PLAN DESIGNATION: Medium-High Density Residential and Retail Office ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration is being prepared ATTACHMENTS Lnr.r/ic~ ~ P,~~~FF ~ Attachment 1: Project Plans (site plan, building elevations, conceptual landscape plans) ao Attachment 2: Resolution recommending approval of Mitigated Negative Declaration 3 ~- Attachment 3: Resolution recommending approval of PD Ordinance Rezoning 39 Attachment 4: Resolution approving Site Development Review ¢7 Attachment 5: Site Vicinity map 4 P Attachment 6: Initial Study/Mitigated Negative Declaration 6 W 1-1 O .1 w 0. n' F z N7y W m Vz?g`yl {i. 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Q W W W ti U W w 0 ~j C i a Q a a w 0 0 a 0 Q F; C•' ~` ~~ .~ <~ C~ E~-. .: ~'~ :J RESOLUTION NO.99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR PA 99-019, ARCHSTONE COMMUNITIES APARTMENT PROJECT, INCLUDING PD REZONING AND SITE DEVELOPMENT REVIEW WHEREAS, Archstone Communities has submitted applications to the City of Dublin requesting approval of a Planned Development Rezoneand Site Development Review to allow the construction of 177 apartment units with parking, landscaping, recreational facilities and other associated improvements in a PD Zoning District, generally located on the east side of Dougherty Road north of Houston Place, 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 October 26, 1999; 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 Archstone Communities Apartment 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. ATTACHMENT o~ NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend City Council adoption of the Mitigated Negative Declaration for PA 99-019, Archstone Communities Apartment Project. PASSED, APPROVED and ADOPTED this 26th day of October, 1999. 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 CITY COUNCIL APPROVAL OF AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) REZONE CONCERNING PA 99-019, ARCHSTONE COMMUNITIES APARTMENT PROJECT WHEREAS, Archstone Communities has requested approval of a Planned Development Rezoneto establish General Provisions and Development Regulations for a residential development consisting of 74 apartment units on approximately 7.39 acres of land generally located on the east side of Dougherty Road north of Houston Place (APNs 941-550-5-1); and WHEREAS, a completed application for a Planned Development Rezoneis 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 October 26, 1999; 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 the Planned Development Rezone subject to conditions prepared by Staff; 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 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 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; and ATTACHMEN~~ ~ j 3. The Planned Development Rezone, as conditioned, is consistent with the general provisions, purpose and intent of the PD District Zone of the Zoning Ordinance and the General Plan. The Planned Development Zone will be appropriate for the subject property in terms of providing General Provisions which set forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and Development Standards, which will be compatible with existing commercial, industrial and residential uses in the immediate vicinity, and will enhance development of the general area; and 4. The Planned Development Rezone will not have a substantial adverse effect on the health or safety of individuals residing or working in the vicinity, or be substantially detrimental to the public welfare or be injurious to property or public improvement as all applicable regulations will be met; and 5. The Planned Development Rezone will not overburden public services or facilities as all agencies have commented that public services are available; and 6. The Planned Development Rezone will be consistent with the policies of the Dublin General Plan designation of Medium-High Density Residential since the project would allow development within the density range allowed by this General Plan land use category; and 7. The Planned Development Rezone will create an attractive, efficient and safe environment though Conditions of Approval; and 8. The Planned Development Rezone will benefit the public necessity, convenience and general welfare and is in conformance with applicable provisions of the Dublin Zoning Ordinance; and 9. The Planned Development Rezone will provide an environment that encourages the efficient use of common areas as well as resources. NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend City Council approval of a Planned Development Rezoning, including the following General Provisions and Development Standards for PA 99-019, Archstone Communities Apartments, which constitute regulations for the use and improvements for 7.39 acres generally described as APN 941-550-5-1. GENERAL PROVISIONS AND DEVELOPMENT STANDARDS GENERAL PROVISIONS A. Purpose This approval is for a Planned Development (PD) District for PA 99-019, Archstone Communities Apartments. This PD District Rezone includes a Land Use and Development Plan, which is represented by materials labeled Attachement A, stamped "approved" and on file in the Dublin Planning Department, which includes a Site Plan and Elevations prepared by Burke, Architecture, dated Received August 25, 1999, and a Preliminary Landscape Plan prepared by Land Architecture, and a Preliminary Grading and Utility Plan, prepared by Ruggeri-Jensen and Associates, dated received August 25, 1999, for PA 99-019, which constitute regulations for the use and improvements of an 7.39 acre parcel generally described as APN 941-550-5-1. The PD District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies and action programs of the General Plan are implemented. B. Dublin Zonine Ordinance-Applicable Requirements Unless as specifically modified by the provisions of the PD District rezone, all applicable and general requirements and procedures of the Dublin Zoning Ordinance and the R-M Zoning District shall apply to the PD Multiple Family Residential designated lands in the PD District. C. General Provisions and Development Standards 1. Intent: This Planned Development is to be established to provide for and regulate the development of the Archstone Communities Apartments project. Development shall be generally consistent with the Land Use Development Plan. This approval rezones 7.39 acres of land currently zoned Planned Development (PD)-Zoning Unit ] 411 to Planned Development (PD)-Multi-Family. 2. PD Multi-Family Residential Permitted Uses: The following principal uses are permitted in the PD Multi-family Family Residential District: A. Residential development limited to: Apartments, condominiums and townhouses Private recreational Facilities associated with amulti-family development Prohibited Uses: The following uses are prohibited in the PD Multi-family Residential District: Field crops Orchards Plant Nurseries Conditional Uses: All conditional uses in the R-M Zoning District are conditional uses in the PD Multi-family Residential District with the exception of the prohibited uses listed above. 3. Setbacks and Yards Development Standards: Development standards within the PD Multi-family District are as follows: Development Standard PD Multi-family District R-M District Standard Building Site Per Land Use and 6,000 square feet Development Plan Yards/Setbacks Front 15 feet (may include required 20 feet noise barrier) Rear 20 feet 20 feet Side 10 feet 10 feet + I foot per each 10 feet lot frontage exceeds 50 feet Building Height 40 feet 45 feet Lot Coverage Per Land Use and 40% Development Plan PLANNED DEVELOPMENT REZONE CONDITIONS OF APPROVAL Unless otherwise stated all Conditions of Approval shall be complied with prior to final occupancy of any building and shall be subiect to Plannine Department review and approval The followine codes represent those departments/aeencies responsible for monitoring compliance with the Conditions of Approval• 1PL] Planning,_fBl Building fPO1 Police [PWl Public Works [ADMI Administration/City Attorney. fPCSI Parks and Community Services fFINI Finance fFl Fire fDSRI Dublin San Ramon Services District, COI Alameda County Flood Control and Water Conservation District Zone 7. The Land Use and Development Plan is conceptual in nature. No formal amendment of this PD Rezone shall be required so long as the materials submitted for the Site development Review are in conformance with the PD Rezone. The Community Development Director shall determine conformity or non-conformity and appropriate procedures for modifying this PD Rezone (i.e., staff approval, Planning Commission approval of a Conditional Use Permit, etc.). Major modifications or revisions not found to be in substantial conformance with this PD Rezone shall require a new PD Rezone.[PL] Additions to residences in the project are prohibited. [PL] PASSED, APPROVED and ADOPTED this 26th day of October, 1999. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director RESOLUTION NO. 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR PA 99-019, ARCHSTONE COMMUNITIES APARTMENT PROJECT WHEREAS, Archstone Communities has requested approval of a Site Development Review consisting of 177 apartment units and related improvements on approximately 7.39 acres of land, identified as 6253 Dougherty road and located along on the east side of Dougherty Road north of the Houston Place. (APN 941-550-5-1); and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, a Mitigated Negative Declaration has been prepazed 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 heazing on said application on October 26, 1999; 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 the Planned Development Rezone subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did heaz and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review 1. Approval of this application (PA 99-019) 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. /ATTACHMENT /6~aS~~f 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, vehiculaz access, circulation and pazking, setbacks, height, walls, public safety and similaz elements, as conditioned, has been designed to provide a desirable environment for the development. 8. The subject site is physically suitable for the type and intensity of the approved development. Impacts to views are addressed, no view will be interrupted. 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 azchitectural 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 chazacter 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. CONDITIONS OF APPROVAL SITE DEVELOPMENT REVIEW Unless stated otherwise, all Conditions of Approval 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 [B] Building, [PL] Planning Department, [PS] Police Services, [PWj Public Works, [F] Alameda County Fire Department. !~C~~(~~ T~'i'~:` R~SP,ON; WHEN ao~f~e~ Izean Prlorla: +GeneraC 1L`~oriditioris 1. Approval of the Site Development Review is valid for one (1) yeaz, until PL On-going November 2, 2000. 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. 2. The Developer shall comply with all applicable City of Dublin Development PL On-going Site Review Standazd Conditions and City of Dublin Residential Security requirements. 3. The Developer shall sign and submit a copy of the City of Dublin Standard PL OCC Plan, Material and Maintenance Agreement prior to the occupancy of any unit. 4. All transformers, irrigation control boxes, backflow devices, valves, and PL BP similaz appurtenances shall be enclosed in vaults, fencing and/or painted out or landscaped, as determined acceptable by the Community Development Director. The location of these items shall be indicated on the final landscape plans 5. The Developer shall comply with all mitigation measures adopted as part of PL On-going the Mitigated Negative Declazation for this project as well as the Mitigation Monitoring and Reporting Plan. 6. The Developer shall comply with all applicable Fire Department, Public PL On-going Works Department, Police Service, Alameda County Flood Control District 7 and Dublin San Ramon Services District requirements. Prior to the issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or depaztment to the Planning Department, indicating that all applicable conditions required have or will be met. 7. The developer shall defend, indemnify and hold harmless the City of Dublin PL On-going and its agents, officers and employees from any claim, action, or proceeding to attack, set aside, void, annul, an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee or agency of the City concerning the proposed development; provided, however, that the developer's duty to defend, indemnify, hold harmless shall be subject to the City's promptly notifying the permitted of any claim, action or proceeding and the City's full action or proceedings. 8. This permit shall be revocable for cause in accordance with applicable sections PL On-going of the Dublin Zoning Ordinance. Any violation of the term or conditions of this Site Development Review may be subject to the issuance of a citation. 9. The developer shall provide all units with cable TV and telephone PL BP connections. 10. To apply for building permits, the Developer shall submit six (6) sets of B BP 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 cleazly 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. 11. If occupancy is requested to occur in phases, then all physical improvements PL BP 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 sepazated 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. 12. The Developer shall have a special rental/lease disclosure with the wording PL BP approved by the Planning Department. The disclosure form will be used as a required disclosure for future tenants indicating the presence of possible hazazds. The disclosure statement shall describe: A. Phased development with continued construction activity until project completion may cause noise and dust. 13. A final lighting plan shall be submitted to the City for approval, demonstrating PL, PO, BP that the entire azea will be adequately illuminated. Photometrics and lighting PW plans for the site shall be submitted to the Planning and Police Departments for review and approval prior to issuance of building permits, 14. All wall and fence heights shall be designed to ensure cleaz vision at all street PW BP intersections to the satisfaction of the Director of Public Works 15. Prior to the final occupancy of any unit, the unit shall meet minimum health, design and safety standazds, including but not limited to the following: A. The project entrance and all interior roadways and driveways shall be PW OCC complete to allow for safe traffic movement to and from residential units. B. All traffic signing and striping shall be in place. PW OCC C. All streetlights and interior access and parking azea lighting shall be PW OCC energized and functioning. [PW] D. All repairs to street, curb, gutter and sidewalk, which may create a hazard, PW OCC 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] PL, B OCC F. Final site grading shall be approved by the Department of Public Works. B, PW OCC [B] G. All sewer clean-outs, water meter boxes and other utility boxes shall be set PW, B OCC to grade, to the approval of the Director of Public Works. [PW] H. Dwellings shall have received all necessary inspections and have final B, F OCC approval by the Building Department to allow occupancy .[B] I. All fire hydrants in streets providing access to the homes shall be operable PW, F OCC to Public Works and Fire Department satisfaction. [PW, F] J. All mail-box units shall be located at back of curb. B, PL OCC K. Exterior lighting shall be provided for stairwells and dwelling entrances B, PL OCC and shall be of a type and placement so as not to cause glaze onto adjoining properties or the Iron Horse Trail. [B, PL] L. Lighting used after daylight hours shall be adequate to provide for security B, PL, P OCC needs. 16. The provisions of the City's Inclusionary House Ordinance shall be satisfied PL BP through approval of an Inclusionary Housing Agreement per applicable provisions of the Dublin Zoning Ordinance prior to issuance of building permits. If fees are to be paid, they shall be paid prior to issuance of building permits. 17. Final building plans shall include details of proposed trash enclosures in terms PL GR of design, materials and colors. These items shall be approved by the Planning Department. 18. The project shall comply with all parking provisions of the Dublin Zoning PL BP Ordinance, including providing a 25 ft. back up space has been provided behind gazages underneath residences 19. Automatic garage door openers shall be provided for all garage units and shall PL, B OCC be of a "roll up" type. Gazage doors shall not intrude into public rights-of--way or pazking areas. 20. A final landscape plan shall be approved by the City's Landscape Architect, PL BP including planting and irrigation components. The developer shall pay a deposit to the Planning Depaztment to have landscape plans checked. Feed 21. Prior to the issuance of building permits, the Developer shall comply with PL, B, BP and/or pay all applicable connection fees and development fees (plus annual PW increases) in effect at the time of building permit issuance. This includes but is not limited to traffic impact fees, regional traffic impact fees, inclusionary housing requirements and building permit fees. The traffic fee for the project is, based on the project traffic study. 22. Prior to issuance of building permits, the Developer shall pay fees to the B BP Dublin Unified School District to mitigate all impacts to the District as a result of this project. 23. Prior to the issuance by the City of any building permit, all utility connection DSR BP 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. PLAN1VIlYG 24. Landscape plantings between the proposed project and the light industrial PL OCC uses to the north, Dougherty Road to the west and Houston Place to the south. The landscaping shall consist of dense, fast-growing, vertical trees, spaced appropriately to provide maximum screening between the project site and adjacent land uses. 25. No more than one pazking space per unit shall be reserved; the remaining PL Ongoing parking spaces should be available to visitors and guests alike. 26. Provide apedestrian/cyclist circulation plan, which at a minimum provides at least PL BP one access point to a public street from each building immediately adjacent to a public street. (Subject to review and approval by the Community Development Director. 27. A minimum setback of 50 feet shall be established and maintained from the PL Ongoing etroleum i eline and an habitable structure on the ro'ect site. 28. Prior to demolition, perform a comprehensive asbestos survey by a licensed asbestos PL BP abatement contractor which, at a minimum, is in accordance with the EPA's National Emission Standard for Hazardous Air Pollutants (NESHAP) Regulation and includes preventing emissions from asbestos containing material during demolition. 29. The exterior living area noise level of the dwelling units shall not exceed 65 dBA B BP and the interior noise level shall not exceed to 45 dBA. 30. Pole-mounted lights shall be equipped with cut-off lenses. The height of lighting PL BP standards shall be limited to twelve feet; 31. Should archeological artifacts or remains be discovered during construction of the FL Ongoing 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 the County Coroner shall be contacted immediately. PYI~IaIC; WURTZ 32. All subsequent construction plans should incorporate the recommendations of the PW BP 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. 33. The following measures shall be incorporated into construction specifications and PW Ongoing shall be followed by the project grading contractor: A. 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; B. All clearing, grading, earthmoving and excavation shall cease during periods of high winds greater than 20 mph over one hour; C. All material transported off-site shall either be sufficiently watered or securely fastened to prevent escape of dust and debris; D. All inactive portions of the construction site shall be planted and watered, if construction is accomplished in more than one phase; E. On-site vehicle speed shall be limited to 15 mph; F. 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; G. Unnecessary idling of construction equipment shall be avoided; H. Equipment engines shall be maintained in proper working condition per manufacturers' s ecification. 34. The applicant shall place appropriate warning signs at the interface areas to PW Ongoing minimize pedestrian and vehicular conflicts, subject to the review and approval by the Dublin Public Works Department. 35. All construction activities on the project site shall be limited to 7 a.m. to 5 p.m., PW Ongoing 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. DETB)l,ll~ f~~!iI~D fi~~Ip4L.1'1~~TRIC`i' 36. The applicant shall, prior to issuance of building permits, obtain a written Other BP agreement with the Dublin Unified School District for the project's fair share mitigation of school impacts. Any fees, which are required pursuant to the agreement, shall be paid prior to issuance of building permits. FCR~ 37. Fire Apparatus roadways must be installed, and fire hydrants in service, prior to the F OCC commencement of combustible framin . 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 fora ermit or rior to final ins ection for occu anc CFC Section 902.4 38. An Opticom system is required in addition to KNOX for the entrance gates. F OCC 39. A ] 3R Fire Sprinkler system is required for this project. F OCC 40. Fire Alarms systems shall be installed in accordance with current codes. F OCC 41. Fire Hydrants shall be installed on site. The Fire Prevention Division shall approve F OCC number and location. 42. Minimum Fire Flow shall be provided. F OCC 43. Fire Lanes are required and shall be recorded as EVAE. F OCC 44. Turning radius shall be a minimum of 42'. F OCC 45. Approved numbers or addresses shall be placed on all new and existing buildings. F OCC 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 46. Fire Extinguishers are required for this project and may be field coordinated with F OCC the Fire Ins ector. 47. Insure monument sign is accessible to responding emergency equipment. The Fire F OCC Prevention Division shall approve size and location. 48. As shown on the construction plans, Zone 7 owns the 24-inch Santa Rita-Dougherty Ongoing 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. 49. A Zone 7 encroachment permit is required prior to any work within the 15-foot BP 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 a licable ins ection char es. 50. Two wells of record are shown to be within the project; if the well is not in use BP and/or will not be used in the future, it must be properly destroyed in accordance with State guidelines and a Zone 7 well destruction permit. If the well is not in use currently, but will be used in the future, a statement of intended use should be filed with Zone 7. Well 3S/lE 6C14 is a Zone 7 monitoring well. It should be marked and preserved in a sampleable and measurable condition or replaced in kind under a Zone 7 permit at a location approved by Zone 7. If it is to be replaced, it must be properly destroyed under a Zone 7 permit. Additional information regarding this well and the necessary Zone 7 forms can be obtained from Wyman Hong at (925) 484-2600, extension 235. POLICE~ERl~~~51~C-Mt7NITY SAIa'7'3~ 51. The applicant shall oomply with all applicable City of Dublin Residential Security PS OCC Re uirements. 52. The Developer shall work with the Dublin Police on an ongoing basis to establish an PS Ongoing effective thefr prevention and security program. 53. Entry gates to the site shall be designed for emergency access. PS OCC 54. Gated pedestrian entries shall be self-closing and self-locking. PS OCC 55. The perimeter security fence shall be at a minimum height of six feet. PS OCC 56. The Developer and/or Property Owner shall keep the site clear of graffiti vandalism PS Ongoing on a regular and continuous basis. Graffiti resistant paints and materials should be used. 57. An easy to read lighted directory and map shall be posted at all vehicle entrances. PS OCC 58. A final lighting plan shall be submitted for approval. Lighting for passageways PS OCC between garage azeas shall be included in the lighting plan. 59. The developer shall pay a Public Facilities Fee in the amounts and at the times set BP 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. 60. The applicant shall pay an "in lieu" fee for neighborhood parks in accordance with, BP 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 mazket value of developable acreage D - develo able acrea e NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby conditionally approves a Site Development Review application as generally depicted by materials labeled Attachment A, stamped "approved" and on file in the Dublin Planning Department, which includes a Site Plan and Elevations prepared by Burke, Architecture, dated Received August 25, 1999, and a Preliminary Landscape Plan prepazed by Land Architecture, and a Preliminary Grading and Utility Plan, prepared by Ruggeri-Jensen and Associates, dated received August 25, 1999, for PA 99-019, which constitute regulations for the use and improvements of an 7.39 acre parcel generally described as APN 941-550-5-1. The following conditions of approval are attached to this approval: PASSED, APPROVED and ADOPTED this 26th day of October, 1999. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Community Development Director 10 Exhibit 1 Project Location . ~~ -yam VARY c~ 0 A~ApOR ~~~ G~~ `~` "L L l~ "yG~ -~~ ~~ ~~ D(JB~N ~'~ /.~ 0~ ,a yon ~4 9~ O 0 Q 0 ti W 0 0 so PROJEC T ~ G~~~ti SI TE 9 ~~~ ~ Si~-a„ . HOUSTON ~,Q BL 1~J. Dublin Planning Department Draft Page 4 Archstone Communities September 1999 PA 99-ots A'~"`I'ACFiQIIENT CITY OF DUBLIN Environmental Checklist Initial Study Project title: Archstone Communities Apartments 2. Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin, California, 94568 3. Contact person and phone number: Andy Byde, (925) 833-6610 4. Project location: East of Dougherty Road, Southwest of the Union Pacific Railroad right-of--way and North of Houston Place. 5. Assessors Parcel Number(s): 941-550-5-1 6. Project sponsor's name and address: Archstone Communities, 22320 Foothill, #220, Hayward, California, 94541 7. General Plan designation: Medium-High Density Residential (14.1-25.0 du/ac) and Retail Office. 8. Zoning: Planned Development allowing C-2 and M-1 uses. 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 redeveloping an existing truss-manufacturing site with a new 177- unit, gated, rental apartment complex. The apartment complex would be contained within 9 separate, 3-story buildings with approximately 26,500 squaze each. Additionally, the applicant has also proposed a 2,200 recreation/leasing building in conjunction with a recreational facilities consisting of a pool/spa, BBQ/picnic area, and passive recreation areas. The apartment complex would also include associated site improvements, including 354 on-site parking spaces (consisting of 141 garage spaces, 36 carport spaces, and 177 guest spaces), two gated entries, and associated landscaping. The proposed, 9-building apartment complex would contain a total of approximately 238,000 square feet of floor azea. The building would attain a maximum height of 39 feet from finished grade and would be located approximately 20 feet from the front property line to the west ATTACHMENT (Doughtery Road), ] 5 feet from the side property line to the south (Houston Place), 50 feet from the reaz property line to the northeast, and 20 feet from the side property line to the north. Two-hundred and thirteen surface parking spaces are proposed throughout the site. Two-way driveway aisles would provide circulation around the buildings. 11. Surrounding land uses and setting: Briefly describe the project's surroundings: The project site area is located in an azea characterized by a mixture of land uses. To the east lies the Camp Parks Reserve Forces Training Area. To the south aze 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 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. Project Description The project involves an application for a Planned Development Rezoning from the existing Planned Development zoning (Zoning Unit 1411, allowing M-1 and C-2 uses) to the "Planned Development- Medium Density" Zoning District. Site Development Review has also been requested by the applicant to permit the construction of 177-unit apartment dwellings and associated improvements on the site. Vehiculaz access is proposed via a new private driveway from Dougherty Road and Houston Place. The access on Dougherty Road would be a right turn in only and a right turn out only. At the project entrance, a circular "roundabout" would be built with enriched landscaping to provide an attractive entry feature. An entry gate would also be located here for security purposes which could also be opened by emergency vehicles. Secondary access is proposed at Houston Place and a third access, emergency vehicle only, is proposed further to the east along Houston Place. Agate would be constructed in the back fence to allow emergency service providers access to the site. The gate would also provide an evacuation route for project residents. A total of 354 on-site parking spaces aze proposed, which would include 1 space within an enclosed garage or carport near each unit and lnon-reserved pazking space. 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 2.0 spaces per unit. The applicant proposes to construct a six foot wrought iron fence aoound the perimeter of the 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. Dublin Planning Department Page 2 Archstone Communities PA 99-019 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 98-0024). 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 envirorunental 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 3 Archstone Communities PA 99-019 Ea:hibit 1 Project Location ~~~ ~~ ~~p yF~ V~'~- ~~ -y VARY c~ 0 A~Ap~R y~~ G~~ sF .~ L l~ ~~ ~~ ~~~ Q O ti W 0 0 -p ~9 J U \F~~ / A 9c~/ ~~~ ~ G' O~ ~\~ ;- ~o '~, 0 ~~c E ~ Sllc ~~, BL l~. Dublin Planning Department Draft Page 4 Archstone Communities September 1999 PA 99-019 i Exhibit 2 Rezoning lij J '. :A ~ ~O ~-U-D~UO - ~cac+mrn~'m , T c~°i,;;_c ~ D_M N [4C~~+c__pc -~ c _J __ ~?~ 1t~ ~c~ j `< ,1 ~~ O iyl~ 'sr9~ From: PD Zoning Unit 14 (Allowing C-2 and M-1 Uses) To: P-D (Planned Development, Medium Density Residential) f .. , `~ ' l ~ e ~M ~ ate" I~ Q C may!-AC A / / 2 i I c>? ~> ~:- ,=~~ „ c -' ~ oT~~ I:~L~NN ,tic ~~` , 1 _C-o +~c _~mc J 0 ID ' _'J CV :~ . `_ `` ^~O ~~+3~ ? r •~.y 1s/i •~.•~~ ~ nv4,6a S:-b Proposed Rezoning . ~ ~ . ~ 14 HIV 'al . . I . ._..~/ S - IR - _ _ _-~~_ .I ~ .'-~- ~ . ° I „-=~_, -- -;.- m_a, - ' Vii i. J ^Cw. ~I .~IJ _ i_s!d _ _ - 7 _1 J I i ~'- -. ~ C E =.3a ~.I~ - _. i '- - _ °~=-~- ;. - - 'U i ; "° ~~ ~: i j -- -_ j '` 5 .CDJ 16 }3'i .~i Z ~ 41 11!-/f~~ C'Ti3'),1 ,/ JtY 9~1p ~ ~~~ / _ ~-lotc 'a ~` iF• cT,~~ ~f .1 Sa `4PCC` 7 ~ / °~^/r/ Q- Ur / ~v ' /; ~ _ wn '.f. ? / ~ ° ~' S d k^rpe// ~ A t ~~`~ C / //.~ V1 ~ ,~V Tlb 'y r' r' ~ ~,/ a j/ - : ~` ~ y -~1„ vp1 l / ` J y (1/ o -p`~ ~ l ~c fl ~~ rilr~ / o (rp ` ~ / I~ ~,_ c ~ -V ~ i F ` ~~~ti ~- ~_~;i Dublin Planning Department Draft Page 5 Archstone Communities September 1999 PA 99-019 Exhibit 3 Proposed Site Plan a O C °z (] I. a '~ I 3 i € ~~~ i --- ~I ~ I l s ~~ ;~ a a P a a Archstone Communities PA 99-019 h\ - c < ~,' p ' ~ YF g; ~: / a K s s 'c o es 8 - e "a - H z - - 'qs~ X~XXX - ~_ K ,9 Cy' ~~ e ~ cc ~ see ~ n~ ^I X~~~ a'cg h.5 Draft September 1999 1. Project description: A Zone Change from "Planned Development-Zoning Unit 14" to "Planned Development-Medium Density Residential" and Site Development Review to allow the construction of 177 apartment units and associated on- and off-site improvements (PA 99-019). 2. Lead agency: 3. Contact person: 4. Project location: 5. Project sponsor: 6. General Plan designation 7. Zoning: 8. Surrounding zoning and uses: City of Dublin 100 Civic Plaza Dublin CA 94568 Andy Byde, Associate Planner East of Dougherty Road, Southwest of the Union Pacific Railroad right-of--way and north of Houston Place. APN 941-550-5-1 Archstone Communities Medium-High Density Residential (14.1-25.0 du/ac) and Retail Office Existing: Planned Development-Zoning Unit 14 (allowing C-2 and M-1 uses) Proposed: P-D (Planned Development, Medium Density Residential) North: Light industrial South: Moving van company and related storage East: Vacant rail road right-of--way; Camp Parks Reserve Forces Training Area West: Commercial area with mini-storage uses, auto-related uses and light industrial uses 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 7 Archstone Communities PA 99-019 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 I) has been adequately analyzed in an earlier document pursuant to applicable legal standazds, and 2) has been addressed by mitigation measures based on eazlier 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 standazds, 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: Printed Name: A1.lD`f ~3'f'D~ Date: ~~~/~9 ~' For: Dublin Planning Department Page 8 Archstone Communities PA 99-019 Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except "no impact" answers that aze adequately supported by the information sources a lead agency cites in the pazenthesis 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 Declaration: 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 eazlier EIR or negative declaration. Section 15063 (c) (3) (D). Eazlier analyses are discussed in Section 17 at the end of the checklist. 6) Lead agencies aze 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 Archstone Communities PA 99-019 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: 1) 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 azea 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) Dublin Planning Department Archstone Communities PA 99-019 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 Page 10 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 hazazds such as flooding? (Source: FEMA map) c) Dischazge 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:9 ) c) Alter air movement, moisture, temperature, or cause any change in climate? (Source: 8) d) Create objectionable odors? (Source: 9) 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 Archstone Communities PA 99-019 Page 11 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 neazby uses? (Source: 3, 6) d) Insufficient parking capacity onsite or offsite? (Source: 1, 3) e) Hazazds or barriers for pedestrians or bicyclists? (Source3,7) I) Conflicts with adopted policies supporting alternative transportation (e.g.. bus turnouts, bicycle racks)? (Source: 1, 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: 9) Dublin Planning Department Archstone Communities PA 99-019 X Potentially Significant Potentially Significant Unless Mitigated Less than Significant Impact No Impact X X X X X X 7 X X X X X X X 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: 1, 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, 8,9) 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 hazazd 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 Onless 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 Page 13 Archstone Communities PA 99-019 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: 9) d) Restrict existing religious or sacred uses within potential impact area? (Source: 9) 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 SigniScance. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? 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 Page 14 Archstone Communities PA 99-019 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 Investigation Report prepared by Kleinfelder (November 25, 1998) 3. Traffic analysis prepared by TJKM Associates (July 1997) 4. Acoustic analysis prepared by Wilson Ehrig (September 1999) 5. Phase I Environmental Site Assessment (SECOR, January 18, 1999) and Field Investigation Summary Report (SECOR, December 4, 1998) 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 Page 15 Archstone Communities PA 99-019 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 base don an earlier analysis. c) Mitigation measures. For effects that aze "less than significant with mitigation incorporated," describe the mitigation measures which aze incorporated or refined from the earlier document and the extent to which they address site specific conditions for the project. Dublin Planning Department Archstone Communities PA 99-019 Attachment to Archstone Communities Negative Declaration PA 99-018 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 Settin¢ The project site area is located in an area characterized by a mixture of industrial and commercial land uses. To the east lies the vacant rail road right-of--way and beyond lies the Camp Pazks Reserve Forces Training Area. To the south 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 west is a commercial district that contains mini-storage, auto-related and light industrial uses. To the northwest of the project site, and on the west side of Dougherty Road, is the 283 unit Pazk Sierra Apartments complex that is currently under construction. The 7.39 acre project site currently contains a truss manufacturing business and vazious industrial storage uses that have been on located on the site for at least 35 years. There is a two-story building near the northwest corner of the site which is used as the offices for the supply company. A wood-frame truss building plant occupies the central area of the site, and an assembly line is located pazallel to Houston Place. The remainder of the site is partly occupied by several parked trucks and trailers, train boxcars, old construction equipment, stockpiles of lumber, tires, scrap metal, wood chips, and dilapidated automobiles. 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 along the western property line. Most of the site is covered with about 6 to 18 inches of recycled baserock and asphalt material, some of which appears to be loosely compacted in some areas and more compact in the more traveled areas. Immediately northeast of the site is a former railroad right-of--way, a portion of which is planned to be utilized to extend Scarlett Drive to the southeast and ultimately connect with Dublin Boulevard. The right-of--way is also 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. Dublin Planning Department Page 17 Archstone Communities PA 99-019 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 23.9 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 Use Element 2.1(A)). The proposed project would satisfy a sector of the housing market that is currently under fulfilled, by providing rental housing types, consistent with General Plan policies. 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 presence of nearby high pressure underground petroleum pipelines pazalleling the railroad right-of--way; and (2) the close proximity of the proposed project; with the light industrial uses to the north, west and south. The potential effects of hazardous material and the risk of upset is addressed in Section IX. The following mitigation measure is recommended to ensure that incompatibilities between the proposed project and the adjacent land uses to the north, west and south are reduced to a level of insignificance. Mitigation Measure 1: Landscape plantings between the proposed project and the light industrial uses to the north, Dougherty Road to the west and Houston Place to the south. The landscaping shall consist of dense, fast-growing, vertical trees, spaced appropriately to provide maximum screening between the project site and adjacent land uses. d) Effect on agricultural operations or soils? NI. The site has been used for industrial uses for 35 yeazs and no agricultural operations exist on the subject property or the surrounding properties. e) Disruption of physical arrangement of an established community? NI. The project azea consist 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. Dublin Planning Department Page 18 Archstone Communities PA 99-019 II. Population and Housing Environmental Settine 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 yeaz 2005 and 58,900 in the year 2010. Project Impacts a) Cumulatively exceed official regional or local population projections? LS. The project site is relatively small in size, approximately 7.39 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 354 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. b) Induce substantial growth in an area, either directly or indirectly? NI. The project site is identified as an "infill" site with water, sewer, and road, 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 used for truss manufacturing and no housing units would be displaced. III. Soils and Geology Environmental Settine The site lies within the San Ramon Valley, a short distance south of the Dougherty Hills. According to historic geologic studies in the azea, the site is underlain by poorly consolidated, non-marine deposit sedimentary rocks of the Tassajaza Formation. The geotechnical investigation report prepared for the project indicates that the site is not within an Alquist-Priolo Fault Zone (1982). There aze 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 (I) 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. Dublin Planning Department Archstone Communities PA 99-019 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 8 and 10 feet in depth beneath the surface, based on variability in rainfall and other considerations. Proiect Impacts a) Is the site 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, according to the geotechnical report, 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-S through 16-U and the seismic coefficients from Tables 16-Q and 16-R. Alternatively, structural designs that account for the 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. Dublin Planning Department Page 20 Archstone Communities PA 99-019 e) Is the site subject to landslides or mudflows? 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; • 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 4 will reduce potential erosion impacts to an insignificant level. g) Subsidence of land'? LS. Minimal subsidence will occur, according to geotechnical report prepared for site. 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 geotechnical report submitted for the project recommends appropriate construction techniques to ensure that any negative effects of expansive soils can be reduced to a level of insignificance. Mitigation Measure 4: 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. Dublin Planning Department Archstone Communities PA 99-019 i) Unique geologic or physical features? NI. 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 Setting 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 lies 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. It is likely that initial storm water flows after 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 Dublin Planning Department Page 22 Archstone Communities PA 99-019 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 Sa: 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 Sb: 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 stonnwater runoff At a minimum drainage system filtering devices or traps should be installed that would protect water resources from dischazges 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 5 to maintain water quality, this is not anticipated to be a significant impact. e) Changes in currents or direction of water movement? NI. The project would not alter currents or direction of water movement in neazby water bodies. ~ Changes fn quantity of groundwater? NI. 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 ofgroundwater? 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). 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. Dublin Planning Department Page 23 Archstone Communities PA 99-019 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 chazacteristic of restricted vertical dispersion give the azea a high potential for regional air quality problems. Proiect Impacts a) Violation of air gualiry 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 6: 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; • 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; Dublin Planning Department Page 24 Archstone Communities PA 99-019 • 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 23 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 354 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 air movement, moisture, temperature or climate? NI. 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 Settine Major roadways serving the site include: • Interstate 580, asix-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 between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580 and Stoneridge Drive. Dublin Planning Department Page 25 Archstone Communities PA 99-019 • 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 Boulevazd 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 aze two lanes of his roadway extending as far north as Dublin Boulevazd. ADT is approximately 11,300. As part of the Santa Rita Business Center (Opus) project, Hacienda drive is planned to be extended northwazd 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 impact fees collected from new development projects in East Dublin. The extension will proceed along the 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 intersects Dougherty Road south of the proposed project. The City commissioned a traffic consultant (TJKM Associates, Inc., transportation consultants) to prepaze 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 in 1999. The intersections surveyed included: • Dougherty Road/Amador Valley Boulevard • Dougherty Road/Sierra Lane • Dougherty Road/Dublin Boulevard • Dougherty Road/1-580 Westbound Ramps • Hopyard Road/ I-580 Eastbound Ramps • Dublin Boulevard/Scarlett Drive Dublin Planning Department Archstone Communities PA 99-019 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 Policv Framework The General Plan measures and evaluates traffic congestion conditions of the roadway network by using intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of an intersection by comparing the volume of critical traffic movements to intersection capacity and determining average delays. LOS can range from "A," representing free-flowing conditions, to "F," representing very severe congestion and intersection breakdown. The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance (these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91 or greater) (General Plan Guiding Policies 5.1.1B and C). Significance Criteria Based upon General Plan policies, an intersection impact is considered significant if it causes the overall intersection LOS, or a movement LOS in the intersection, to fall below LOS D. 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, which could deteriorate existing levels of service on some affected roadways. However, this would not be a considered a significant impact. The City of Dublin has instituted a traffic impact fee based on the number of trips generated by development projects. The applicant will be required to pay this fee to assist in off-setting the costs of city-wide traffic improvements as part of development plan approval Dublin Planning Department Page 27 Archstone Communities PA 99-019 Existing Traff 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 0.80 C .080 C AM 0.73 C 0.77 C Dougherty Rd./Scazlett Drive PM 0.66 B 0.66 B AM 0.85 D 0.87 D Dougherty Rd./Sierra Lane PM 0.80 C 0.82 D AM 1.09 F 1.09 F Dougherty Rd./Dublin Blvd PM 1.32 F 1.34 F AM 0.64 B 0.64 B Dougherty Rd./I-580 WB Ramps PM 0.56 A .056 A AM 0.93 E 0.93 E Hopyazd Rd./I-580 EB Ramps PM 0.93 E 0.93 E AM 0.89 D 0.90 D Scazlett Dr./Dublin Blvd. PM 1.16 F 1.17 F 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); Casterson residential development; Tassajara Meadows Residential Development; Park Sierra apartments (285 dwellings); Creekside Business Pazk; General Motors Development; Yarra Yarra residential development, PeopleSoft, Koll Dublin Corporate Center, Emerald Glen residential development; Dublin Ranch Area G; and approved project within the City of Pleasanton. Dublin Planning Department Page 28 Archstone Communities PA 99-019 Without the project, as a result of approved and pending development projects, three major intersections in the project area would experience LOS falling below acceptable levels of service. However, mitigations can be imposed to ensure that all of the intersections will operate at acceptable levels. The following mitigations are proposed to the three intersections: Dougherty Rd./Dublin Blvd.: Widen the eastbound approach to provide one exclusive left turn lanes (one currently exists), two through lanes (one currently exists), and two exclusive right-turn lanes with an overlap phase (already exists). Restripe the southbound approach to provide two exclusive left-turn lanes (one exists). Widened the northbound approach to provide two exclusive left-turn lanes (already exists), two exclusive through lanes and one shared through/right-turn lane (currently, an exclusive through lane and a shared through/right-turn lane exists). • Hopyard Rd,/I-580 Eastbound Ramps: Widen the eastbound ramp to provide a third right turn lane (two presently exist); Dublin Blvd./Scarlett Dr.: Widen the eastbound approach to provide one exclusive through lane and one shared through/right turn lane (only one eastbound lane exists). The westbound approach should be widened to provide one exclusive left turn lane and one exclusive through lane (currently, only one westbound lane exists that handles both left turn and through movements). Trio Generation The 177-unit apartment development is expected to generate 1,174 daily trips, 90 during the a.m. peak hour and 110 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 as well as assumptions used in the City of Dublin Traffic Impact Fee Study. The following table illustrates the estimated trip generation for the proposed project. Protect Trip Daily A.M. Peak Hour P. M. Peak Hour Use Size Rate Trips Rate In:Out In Out Total Ra[e In:Out In Out Total Apts. 177 d.u. 6.63 1,174 0.51 16:84 14 76 90 0.62 67:33 74 36 110 The City of Dublin has instituted a traffic impact fee based on the number of trips generated by development projects. The applicant will be required to pay this fee to assist in off-setting the costs of city-wide traffic improvements as part of development plan approval. Implementation of the mitigations outlined above are assumed to be completed in the near to mid-term, financed through traffic mitigation fees collected by the City of Dublin. With implementation of previously identified traffic mitigations undertaken by the City and other property owners, intersections nearest the proposed project would operate at acceptable levels of service. Dublin Planning Department Page 29 Archstone Communities PA 99-019 b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm eguipment)? PS/M. The traffic study recommends the following mitigation measures to ensure that no public safety hazards would be created. Mitigation Measure 7a: The project entrance along Dougherty Road should include a 150-foot northbound right-turn deceleration lane with a 60-foot taper. Mitigation Measure 7b: At least 50 feet of queuing space should be provided in front of each entry gate. Additionally, a turnaround area should be provided in front of each gate. c) Inadequate emergency access or access to nearby uses? LS. Primary access is provided from Dougherty Road. Two entry gates would be located near the project entrance which could also be opened by emergency vehicles. Secondary access is proposed at Houston Place and a third access, emergency vehicle only, is proposed further to the east along Houston Place. Agate would be constructed at the third access to allow emergency service providers access to the site. The gate would also provide an additional evacuation route for project residents. The access gates would be equipped with a "Knox box" device, which would allow emergency personnel to open the gate. The gate would also be equipped to allow for emergency evacuation out of the site by residents, but would not be used on an everyday basis. d) Insufficient parking capacity onsite or offsite? P/SM. The proposed project would supply parking at a ratio of 2.0 spaces per unit, which meets City paking requirements. Additionally, ITE's, Parking Generation, data recommends that a ratio of 1.9 parking spaces per unit is adequate. However, for parking ratio of 2.0 per unit to be adequate, the traffic study recommends that only 1 parking space be reserved per dwelling unit. Mitigation Measure 8: One parking space per unit should be reserved, the remaining parking spaces should be available to visitors and guests alike. e) Hazards or barriers for pedestrians or bicyclists? P/SM. The project proposed a six foot fence that surrounds the entire. Given this fact, potentially significant barriers or hazazds to pedestrians and cyclist could result from the interaction between automobiles and pedestrians/cyclist exiting or entering the facility from the two automobile access points. To reduce this potential impact to a level of insignificance, the following is recommended: Mitigation Measure 9a: Provide apedestrian/cyclist circulation plan which at a minimum provides at least one access point to a public street from each building immediately adjacent to a public street. Mitigation Measure 9b: The applicant shall place appropriate warning signs at the interface azeas to minimize pedestrian and vehiculaz conflicts, subject to the review and approval by the Dublin Public Works Department. 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 30 Archstone Communities PA 99-019 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 added to Dougherty Road to serve BART. Additionally, bicycles will be able to be stored within garages and for those units without garages, adequate bicycle storage will be provided within the individual units. g) Rail, waterborne or air traffic impacts? NI. The proposed project is not sited near operating railroad facilities, near a navigable waterway or near an airport. VII. Biological Resources Environmental Setting The 7.39 acre project site currently contains a truss manufacturing business and vazious industrial storage uses that have been on located on the site for at least 35 years. There is a two-story building neaz the northwest corner of the site which is used as the offices for the supply company. A wood-frame truss building plant occupies the central area of the site, and an assembly line is located parallel to Houston Place. The remainder of the site is partly occupied by several parked trucks and trailers, train boxcars, old construction equipment, stockpiles of lumber, tires, scrap metal, wood chips, and dilapidated automobiles. 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 appeaz on the site consist of a few trees and some native and exotic grasses along the western property line. Most of the site is covered with about 6 to 18 inches of recycled baserock and asphalt material. Proiect 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 filed observations conducted in May 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 aze no significant stands of vegetation on the site. d) Wetland habitat (e.g. marsh, riparian and vernal pool)? LS. No wetlands exist on the project site. e) Wildlife dispersal or migration corridors? NI. The site is substantially surrounded by existing industrial development and no wildlife corridors have been observed on the site. Dublin Planning Department Page 31 Archstone Communities PA 99-019 VII. Energy and Mineral Resources Environmental Setting Based on the geotechnical surveys of the site (Klienfelder 1998) 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. Proiect Impacts 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 availabillry ofa known mineral resource that would be of future value to the region and resddents 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. Dublin Planning Department Archstone Communities PA 99-019 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 Southern Pacific right-of--way area south and west of the 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 150 feet northeast of the subject 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 SECOR (12/98). This assessment included: (]) 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; (5) a soil investigation; and (6) an asbestos survey. Project 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 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. Preliminary plans supplied by the applicant indicate that there will be two main and one emergency access points to the and from the project, the main access point would be off of Dougherty Road and Houston Place and the emergency access located further east along Houston Place. Access gates would be equipped with a "Knox box" device, which would allow emergency personnel to open the gates to ensure full emergency access even if site access gates are closed. c) The creation of arty 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; (2) existence of asbestos containing material within the existing structure; and (3) existence of low levels of petroleum hydrocarbons within the soil. Dublin Planning Department Page 33 Archstone Communities PA 99-019 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 Safety 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 150-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 10a: 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 Environmental Site Assessment identified the following environmental conditions with respect to the subject property: (1) asbestos containing material (AGMs) located within the existing office; (2) a former underground storage tank (UST) at the subject property which did not receive case closure from Alameda County Environmental Health Services (ACEHS); and (3) relatively widespread soil staining in the vicinity of the existing office building. As a result of this information, the applicant employed further investigation of the subject site to evaluate the potential for impacted soil at the subject property. The additional investigation included groundwater sample analysis and soil sampling. A visual inspection for Asbestos containing material (ACM) was conducted on the subject property. Building material were later sampled in azeas suspected of AGMs. As a result of the laboratory analysis of the samples reveled that: (1) approximately 2,000 square feet of acoustic ceiling material contains asbestos; (2) approximately 600 squaze feet of vinyl floor tiles contains asbestos; and (3) approximately 3,000 squaze feet of drywall and joint compound contains asbestos. The Environmental Site Assessment recommends a comprehensive asbestos survey prior to demolition. Dublin Planning Department Page 34 Archstone Communities PA 99-019 To reduce the potential for impact of the asbestos to a level of insignificance the following mitigation is recommended: Mitigation Measure lOb: Prior to demolition, perform a comprehensive asbestos survey by a licensed asbestos abatement contractor which, at a minimum, is in accordance with the EPA's National Emission Standard for Hazardous Air Pollutants (NESHAP) Regulation and includes preventing emissions from asbestos containing material during demolition. This regulation is locally administered by the Bay Area Air Quality Management District's Regulation 11, Rule 2. Additionally, the groundwater was sampled and analyzed for total petroleum hydrocarbons (TPH); benzene, toluene, ethlybenzene, and xylenes (BTEX); and volatile organic compounds (VOCs). None of these materials were detected in the groundwater samples collected from the on-site monitoring well. A further analysis conducted 20 soil samples from 10 soil boreholes from around the site (ranging in depth from 9 to 12 feet) that were analyzed for TPH and BTEX. No BTEX was detected at or above the minimum reporting limits. The only TPH that was detected at or above the minimum reporting limits were motor oil, which was detected in five soil samples. TPH motor oil was found at concentrations ranging from 1.4 milligrams per kilogram to 67 mg/Kg. State regulatory agencies, when considering additional investigation or soil remediation, use minimum levels of 100mg/Kg to 1000mg/Kg and whether groundwater impacts have been detected. Given the low concentration and the lack of groundwater impacts, the Field Invitation Report recommends no further action. Therefore, the existence of the low levels of TPH-motor oil is considered to be a less than significant impact. e) Increased fire hazard in areas with~lammable 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 hazazd. 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 normally acceptable maximum outdoor Ldn noise level is 65 dBA for residential azeas, while interior areas have a maximum noise level of 45 dBA. Noise measurements are expressed in decibels ("dB"), which is the standazd 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-hour period is expressed as the "Ldn," or day-night noise level. Dublin Planning Department Page 35 Archstone Communities PA 99-019 The primary long term source of noise in the vicinity of the project site include vehicular-related noise emanating from Dougherty Road. Although a specific noise analysis has not been perfottned for this project, it is estimated that existing noise levels exceed the maximum City exterior noise exposure level of 65 dBA for residential neighborhoods. 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-term 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. The following mitigation measure is therefore recommended to limit the potential impacts of construction noise on adjoining properties to an acceptable level. Mitigation Measure 11: 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 noire levels? P/SM. Construction of the proposed project would 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 12 b: The project developer shall have a qualified acoustical consultant analyze the following, at a minimum: (1) define the existing noise environment in terms of the Day-Night average sound level (LDN) and the Community Noise Equivalent Level (CNEL); and (2) project the future ambient noise levels based upon traffic volume projections on nearby roadways (I-580, Dougherty Road, and Dublin Boulevard. Mitigatiou Measure 12 b: (1) Utilize the existing and future noise levels to identify appropriate noise mitigations to reduce the exterior living area noise level of the proposed dwelling units to 65 dBA or lower and the interior noise level to 45 dBA or lower; and (2) review and approve construction plans. Dublin Planning Department Page 36 Archstone Communities PA 99-019 XI. Public Services. Environmental Settine 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, hazazdous 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. 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. Dublin Planning Department Archstone Communities PA 99-019 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 13: 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 and providing alarm systems within each unit and related items. 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 14: 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. 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. Dublin Planning Department Archstone Communities PA 99-019 XII. Utilities and Service Systems. Environmental Setting The project site is served by the following service providers: • Electrical and natural gas power: Pacific Gas and Electric 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 eastern Alameda County. The Landfill currently has an anticipated capacity until the year 2005 and plans are underway to extend landfill capacity for an additiona150 years. Dublin Planning Department Page 39 Archstone Communities PA 99-019 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 aze available from Zone 7 and other sources to serve the proposed project. XIII. Aesthetics. Environmental Setting The 7.39 acre project site currently contains a truss manufacturing business and various industrial storage uses that have been on located on the site for at least 35 years. There is a two-story building near the northwest corner of the site which is used as the offices for the supply company. A wood-frame truss building plant occupies the central area of the site, and an assembly line is located parallel to Houston Place. The remainder of the site is partly occupied by several parked trucks and trailers, train boxcazs, old construction equipment, stockpiles of lumber, tires, scrap metal, wood chips, and dilapidated automobiles. Environmental Impacts 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 15: Site lighting shall incorporate the following features: Pole-mounted lights shall be equipped with cut-off. The height of lighting standards shall be limited to twelve feet ; Wall-mounted lights shall also be equipped with cut-off lenses. Dublin Planning Department Page 40 Archstone Communities PA 99-019 XIV. Cultural Resources Environmental Setting The Northwest Information Center, located at Sonoma State University, was contacted regarding a project located immediately adjacent (Park Sierra) 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 16: 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. 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. Dublin Planning Department Page 41 Archstone Communities PA 99-019 Proiect Impacts a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS. The addition of approximately 354 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. Dublin Planning Department Page 42 Archstone Communities PA 99-019 XVI. Mandatory Findings of Significance a) Does the project have the potential to degrade the gualiry of the environment, substantially reduce the habitat of a ftsh or wildlife species, cause a frsh 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. 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. 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. d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? NI. Although potential safety impacts exist in the vicinity of the, adequate mitigations aze proposed to reduce such potential impacts to levels of insignificance. Dublin Planning Department Page 43 Archstone Communities PA 99-019 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: Ciry of Dublin Eddie Peabody Jr., AICP, Community Development Director Dennis Carrington, AICP, Senior Planner Kevin van Katwyk, Senior Engineer Edwazd Laudani, Fire Department Rose, Police Department Dublin-San Ramon Services District Bruce Webb, Engineer Rhordora Biagtan, Engineer Dublin Unified School District Jeanne Howland, Business Manager References Dublin General Plan, Revised September 1992 Dublin General Plan Housing Element, June, 1990 Dublin Zonine Ordinance, Adopted September 1997 Initial Study and Mitieated Negative Declaration for All Aboard Mini-Storage General Plan Amendment, City of Dublin, Mazch 1997 Geotechnical Investigation Report proposed housing Development at Omernik Pronertv, Klienfelder, Inc., November 1998 Phase One Environmental Site Assessment, SECOR Inc., September 1998 Field Investigation Summary Report ABC Construction Pronertv, SECOR Inc., December 1998 Pipelines and Public Safety, Transportation Research Boazd, 1988 Dublin Planning Department Page 44 Archstone Communities PA 99-019 Traffic Studv of the Proposed Archstone Apartments Development TJKM Associates, August, 1999 Regulation 11, Hazardous Pollutants Rule 2: Asbestos Demolition, Bay Area Air Quality Management District, Revised October 1998 Dublin Planning Department Archstone Communities PA 99-019