HomeMy WebLinkAbout99-030 TrumrkTwnhms 12-14-1999 CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT FOR DECEMBER 14, 1999
PROJECT:
PREPARED BY:
DESCRIPTION:
RECOMMENDATION:
BACKGROUND
PA 99-030, Trumark Townhomes (Scarlett Place)
Andy Byde, Associate Planner
Request for a Tentative Map, Site Development Review and a Planned
Development (PD) Rezone to a residential project consisting of 71-
Townhomes with floor plans ranging in size between 1,225 to 2,034 square
feet.
1) Open public hearing
2) Receive staff' recommendation and public testimony
3) Close Public Hearing
4) Adopt Resolution (Attachment 2) recommending approval of Mitigated
Negative Declaration
5) Adopt Resolution (Attachment 3) recommending approval of PD
Rezoning
6) Adopt Resolution (Attachment 4) recommending approval of Tentative
Map
6) Adopt Resolution (Attachment 5) recommending approval of Site
Development Review
The 7.14-acre project site is located along the eastern side of Dougherty Road, immediately southeast of
the Park Sierra apartment complex. The site is a segment of the former Southern Pacific Railroad right-
of-way located between Dougherty Road and Dublin Boulevard. The railroad use of the property pre-
dates 1937 however, within the last 20 years the tracks have been removed and the site has remained
vacant. The U.S. Army Camps facility is located north and east of the subject property. The properties
south of subject property include the Wright and Omemick properties. The Wright property contains
Sherwin Williams Paints and two auto related uses. The Omemick property contains the American
Building Components where Archstone Communities, a 177-unit apartment complex was recently
approved by the City Council.
In May of 1998, as a result of an application for a mini-storage facility (All Aboard Mini-Storage) on the
subject property, the City Council initiated a General Plan Amendment Study to analyze General Plan
land use alternatives for the railroad right-of-way property (subject property), the Wright Property, and the
Omemick property (Archstone) which were designated in the Dublin General Plan as, Business
Park/Industrial: Outdoor Storage. In March of 1999, the City Council modified the General Plan land use
ITEM NO. ~.q
COPIES TO:
Trumark
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 of the site.
PROJECT DESCRIPTION
The applicant has proposed 71-unit townhomes on the site. Individual homeowners would own each unit
and Homeowners Association would own and maintain the on-site landscaping. To subdivide the property
into for sale units would require approval of a Tentative Map and Final Map. Unfortunately, the proposed
Tentative Map is not before the Commission due to timing reasons, however a condition of project
approval would require the applicant to receive Tentative Map approval or the SDR approval would
become null and void. The applicant has proposed to submit a Tentative Map in early January and will
therefore be back before the Planning Commission in late January or early February.
To provide access to the subject property, the applicant would construct a portion of the Scarlett Drive
extension (approximately half of the extension), from Dougherty Road to Houston Place. A
recommended condition of project approval would require the developer to disclose the construction of
the second half of Scarlett Dr. from Houston Place to Dublin Boulevard to potential home buyers. The
7.14 acre site would be reduced as a result of the right-of-way dedications necessary for Scarlett Drive,
Dougherty Road, and Houston Place. The 7.14 site would be broken down as follows: project site area
4.05 acres; Scarlett Drive North (between Dougherty Road and Houston Place) 1.59 acres; Scarlett Drive
South (between Houston Place and Dublin Boulevard) 1.22 acres; Dougherty Road frontage dedication
0.21 acres; Houston Place frontage dedication 0.07 acres.
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 applicant has submitted a completed
application for a Planned Development Rezone and a Stage 1 and Stage 2 Development Plan as required
by Chapter 8.32 of Title 8 of the Dublin Municipal Code. The General Provisions and Development
Regulations are set forth in Attachment 3. The proposed permitted and conditional uses are generally the
same as permitted in the City's R-M Zoning District with the exception of agricultural uses and second
units, which are proposed to be prohibited under this Planned Development. This application proposes to
change 4.0 net acres of the zoning district from M-1 (Light Industrial) to PD Multi-Family, attachment 3
provides the proposed Ordinance and written text for the Planned Development Rezone
2
:R~M D~stnct Standard::
Dev~i~Pme~ Standard PD Multi'familY Dist~et
Building Site Per Land Usc and 6,000 square feet
Development Plan
Yards/Setbacks
Front 10 feet 20 feet
Rear 25 feet 20 feet
Side 10 feet 10 feet + 1 foot per each 10 feet
lot frontage exceeds 50 feet
Building Height 35 feet 45 feet
Lot Coverage Per Land Use and 40%
Development Plan
Site Development Review
The purpose of the site development review process is to promote orderly, attractive and harmonious site
and structural development. Elements of the project to be reviewed include building location, architectural
and landscape design and theme, vehicular and pedestrian access, on-site circulation, parking and traffic
impacts. Following is a summary of these items.
Site Plan
The project essentially consists of two types of units. One unit type would face each other around
central, heavily landscaped courtyards with fountains/water features and would be sited perpendicular to
Scarlett Drive. The second unit type would from on Scarlett Drive, with front doors facing Scarlett Drive
and walks which serve the units taken directly from the public sidewalk. A picket style fence with
attractive entry arbors would separate the courtyards from the public street for the units sited
perpendicular to Scarlett Drive. No fencing or walls would be provided for the units which front Scarlett
Drive and the proposed picket style fence is not intended to separate the units from Scarlett Drive, only to
provide a delineation of the landscaped courtyards as private areas from the public sidewalk area of
Scarlett Drive. A recommend condition of approval requires that the final height, design and location of
the fencing be subject to review and approval by the Director of Community Development.
The East Bay Regional Parks Iron Horse Trail is proposed to be located across Scarlett Drive, to the north
of the subject property. A recommended condition of approval requires the applicant to provide, two
pedestrian connections to the proposed trail. One connection would be at the intersection of Dougherty
Rd. and Scarlett Dr. and the other at the intersection Houston Place and Scarlett Dr..
In addition to the landscaping proposed on the southern side of Scarlett Drive, the applicant has proposed
to place 24" box Aristocrat Pear located 40 feet on center on the property to the north of the Scarlett
Drive right-of-way. This land is currently owned by Alameda County and is the location of the future
Iron Horse Trail and the placement of these trees on the Alameda County property will ultimately be
subject to the approval of Alameda County.
Parking and Access
Scarlett Drive would be located along the northern portion of the linear property and two points of access
along Scarlett Drive and one along Houston Place would be provided for access to the development. A
right turn pocket would be provided at the entrance along Scarlett Drive with enough stacking length for
two vehicles within the road right-of-way. Parking would be allowed along Scarlett Drive, however it
would be prohibited along the right turn pockets and adjacent to the intersections of Scarlett Drive with
Dougherty Rd. and Houston Place. Parking would be further restricted by planter bump-outs, which
would add significant landscape area and additional buffer between the road way and the dwelling units.
The total number of parking spaces along Scarlett Drive would be between 1 ! and 20.
The availability of guest parking spaces becomes critical when higher density projects are considered.
Guest parking for the townhomes is more critical than that of the single family detached developments
because driveway parking is not available. 38 on-site guest parking stalls are proposed to serve the
development. Head-in parking stalls are proposed in front of units 2 and 3 and parallel stalls are proposed
along the private drive, adjacent the southem property line. All of the units would contain two car garages.
A condition of project approval requires that the CC&R's states that the two car garages be permanently
maintained for parking of two vehicles. The proposed amount of on-site parking meets the minimum City
requirement of 2 enclosed spaces per unit plus 1 space for every two units (Dublin Zoning Ordnance,
Section 8.76). However, for the on-site parking to remain adequate, a recommended condition of project
approval requires the development's CC&R's to prohibit the on-site storage of recreational vehicles.
Scenario Parking Minimum
Spaces Requirements
Total On-site Parking 180 178
Total Garage 142 142
Parking along Scarlett 11-20 N/A
Parking Ratio (on site) 2.54 2.5
Parking Ratio (including 2.7 2.5
off site)
Emergency vehicle access would be provided through a 20-foot wide access along Dougherty Road.
Emergency access would be provided to the remainder of the site would be provided by the existing
access roads from Scarlett Dr. and Houston Place.
Architecture and Design
The applicant is proposing 71 townhouse units to be located in 11 buildings. The buildings are mostly
oriented in a "U" configuration with garages oriented to the rear facing garages of the adjacent cluster
while the entries of the units face each other through a central courtyard. Primary access to the units is
along Scarlett Drive.
There are 5 individual floor plans ranging in size from 1,225 square feet to 1,667 square feet (plus 474
square feet to plan 3). Most units locate the living dining and kitchen on the first floor with the bedrooms
on the second floor. The Plan 2 has a ground floor entry but the living, dining, kitchen and secondary
bedroom occur on the second floor. The Plan 2 and the Plan I utilize tandem garages. Plan 3 is designed
4
to have an optional loft/bedroom on the third floor, a recommended condition of project approval requires
that no more than three units per building contain the optional 3rd story lofts. The details of each plan are
presented below.
Plan Number Units Floor Plan Square Feet
Plan 1 9 2 bedrooms, 2.5 1,417 sq. ft. living
bath, 2-car tandem 440 sq.ft, garage
Plan 2 9 2 bedrooms, 2 bath, 1,225 sq. ft. living
2-car tandem 440 sq.ft, garage
Plan 3 25 3 bedrooms (w/ opt 1,560 sq. ft. living
loft), 2.5 bath, 2-car 2,034 sq.ft. (w/loft)
400 sq.ft, garage
Plan 4 6 3 bedrooms, 2.5 1,667 sq. ft. living
bath, 2-car 400 sq.ft, garage
Plan 5 22 3 bedrooms, 2.5 1,406 sq. ft. living
bath, 2-car 440 sq.ft, garage
Unlike conventional detached houses, the 5 individual floor plans are clustered in buildings encompassing
4,6,7, and 8 units. The number of units per building is very flexible due to the unit size and configuration.
The majority of each building is a two-story structure with residential living space built over the garages.
A portion of each building as a three-story portion located back from the main central court and stepped in
from the garage elevation. The general look of the buildings is that of a residential character. Gable
accent areas are utilized to provide interest and to present variations in the building plane. All four sides
of the buildings are highly detailed with stone accents, wood shutters and foam horizontal banding and
window trim. Some of the blank building walls are embellished with closed shutters and the gable ends of
the pop out portion of the structure have recessed indentations. Wood pot shelves, decorative corbels,
arched windows and curved wing walls complete the building accents. A recommended condition of
project approval would require the applicant/developer to provide additional wood shutters and foam
horizontal banding, window trim, wood pot shelves, and decorative corbels to provide additional visual
interest in the areas of the building which are lacking these items.
The applicant is proposing essentially one color scheme for the project with 4 variations. The variations
include, subtle accents such as 4 different roof materials and colors and two differing types of stone and
brick accents will serve to mildly differentiate the individual structures. The primary building material is
variations of off-white stucco. A recommended condition of project approval would require the applicant
to submit a final color and material scheme subject to review and approval by the Director of Community
Development. Overall the details and massing are well coordinated and would result in a cohesive project
that provides a diverse range of attached housing.
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 103,000 and the in-lieu-fee would be approximately $78,000.
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 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 17.5 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
· 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:
Adopt Resolution (Attachment 2) recommending the City Council adopt the Mitigated Negative
Declaration
Adopt Resolution (Attachment 3) recommending the City Council the PD Rezoning
Adopt Resolution (Attachment 4) recommending the City Council approve the Site Development
Review.
GENERAL INFORMATION
PROPERTY OWNER:
Union Pacific Railroad Co
Attn: Frank Ridley
49 Stevenson St. 15~h Floor
San Francisco, CA 94105
APPLICANT:
Trumark Companies
Attn: Reed Onate
4135 Blackhawk Plaza, Circle Suite 280
Danville, CA 94506
LOCATION:
East side of Dougherty Road, immediately southeast o£the Park
Sierra apartment complex
APN 941-550-22-5
EXITING ZONING:
M-1 (Light Industrial)
GENERAL PLAN
DESIGNATION:
Medium-High Density Residential and Retail Office
ENVIRONMENTAL
REVIEW:
A Mitigated Negative Declaration
ATTACHMENTS
Attachment 1: Project Plans (site plan, building elevations, conceptual landscape plans)
Attachment 2: Resolution recommending approval of Mitigated Negative Declaration
Attachment 3: Resolution recommending approval of PD Ordinance Rezoning
Attachment 4: Resolution recommending approval of Site Development Review
Attachment 5: Initial Study/Mitigated Negative Declaration
Attachment 1 (Project Plans) was not attached to the file copy.
Checked for PA file copy, but PA folder is not in file drawer.
AW 10/02/2002
RESOLUTION NO. 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED
NEGATIVE DECLERATION FOR PA 99-030, TRUMARK TOWNHOMES-SCARLETT
PALCE, INCLUDING PD REZONING, SITE DEVELOPMENT REVIEW AND TENTATIVE
MAP
WHEREAS, Trumark Companies ("ApplicanffDeveloper") have requested approval for a
residential development consisting of 71 townhomes on approximately 4 net acres, located on the east
side of Dougherty Road, immediately southeast of the Park Sierra apartment complex and further
identified as APN 941-550-22-5; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and
City environmental regulations require that certain projects be reviewed for potential environmental
impacts and that environmental documents be prepared; and
WHEREAS, an Initial Study was conducted for this project with the finding that with the
incorporation of mitigation measures into the proposed project, there would be no significant effects on
the environment; and
WHEREAS, a Mitigated Negative Declaration has been prepared for this application and is on file
in the Dublin Plarming 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 December 14, 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, Trumark Companies project application will not have a significant effect on the
environment with the application of identified mitigation measures, based on a review of the Initial Study
and public testimony.
B. The Mitigated Negative Declaration has been prepared in accordance with State and local
environmental laws and guideline regulations.
C. The Mitigated Negative Declaration is complete and adequate.
Attachment 2
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission does hereby recommend City Council adoption of the Mitigated Negative Declaration for PA
99-030,, Trumark Companies Project-Scarlett Place.
PASSED, APPROVED and ADOPTED this 14th day of December, 1999.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
2
RESOLUTION NO. 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH
FINDINGS, GENERAL PROVISIONS AND DEVELOPMENT STANDARDS AND
CONDITIONS OF APPROVAL FOR A PD, PLANNED DEVELOPMENT REZONE
FOR PA 99-030, TRUMARK TOWNHOMES-SCARLETT PALCE
WHEREAS, Trumark Companies ("Applicant/Developer") have requested approval of a
Planned Development Rezone to establish General Provisions and Development Regulations for
a residential development consisting of 71 townhomes on approximately 4 net acres, located on
the east side of Dougherty Road, immediately southeast of the Park Sierra apartment complex
and further identified as APN 941-550-22-5; and
WHEREAS, Applicant/Developer has submitted a completed application for a Planned
Development Rezone and a Stage 1 and Stage 2 Development Plan as required by Chapter 8.32
of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter; and
WHEREAS, a completed application for a Planned Development Rezone is available and
on file in the Dublin Planning Department; and
WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the
finding that with the implementation of mitigation measures contained in the Initial Study, there
will be no significant environmental impacts; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
recommend that the City Council approve the Planned Development Rezone; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, the Planning Commission did hold a public hearing on said application on
December 14, 1999; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission
does hereby make the following findings and determinations regarding said proposed Planned
Development Rezone:
1. The proposed Planned Development Zoning meets the intent and purpose of
Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan
which will create a more desirable use of land than would have been provided under existing
zoning or in combination with any other existing Zoning District. Additionally, the Planned
Development will create an environment that is sensitive to environmental features by virtue of
Attachment 3
the site layout and building architecture. The proposed Development Plan is also consistent with
the General Plan land use category of Medium-High Density Residential. The Development Plan
has a density of 17 units per acre which is consistent with the Medium-High Density Residential
density maximum of 25 dwellings per acre.
2. The subject site is physically suitable for the type and intensity of the PD Multi-
Family Zoning District because it is a relatively level vacant site, of sufficient size to
accommodate the proposed project, and is near all necessary public facilities.
3. Development under the Planned Development District Development Plan will be
harmonious and compatible with existing and future development in the surrounding area.
4. The proposed Amendment will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety or welfare
because the Development Plan has been designed in accord with the Dublin General Plan and
mitigation measures contained in the Mitigated Negative Declaration.
5. The Planned Development Rezone is harmonious and compatible with existing
and potential development in the surrounding area because design elements and conditions of
approval of Site Development Review insure that impacts to surrounding existing and potential
development are insignificant; and
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
recommend that the City Council approve a Planned Development Rezone for PA 99-030,
Tmmark, Scarlett Place, subject to the attached "General Provisions and Development
Standards" (Exhibit A) which constitute regulations for the use, improvement, and maintenance
of the property (941-550-22-5). Except as specifically included in Exhibit A attached and made
a part of this Resolution, development and operation of land use activities within this Rezone
shall be subject to the current City of Dublin Zoning Code.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
condition the approval of this Planned Development Rezone on substantial conformance of the
Land Use and Development Plan (comprised of the Tentative Map and Site Development
Review) with the General Provisions and Development Standards approved with this Planned
Development Rezone.
a. The Community Development Director shall determine conformance or
non-conformance and the appropriate approval procedure for modifying this Planned
Development Rezone (e.g., administrative, conditional use permit, or revised Planned
Development Rezone).
b. Major modifications or revisions found not to be in substantial
conformance with this Planned Development Rezone shall require a new Planned
Development Rezone. Any subsequent Planned Development Rezone may address all or
a portion of the area covered by this action.
PASSED, APPROVED, AND ADOPTED this 14th day o£ December, 1999.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Community Development Director
G:pa/99/99-030/pc-pdreso.doc
DEVELOPMENT PLAN
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
PLANNED DEVELOPMENT REZONE
PA 99-030 TRUMARK TOWNHOMES
SCARLETT PLACE
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the Trumark Townhomes (Scarlett Place subdivision), PA 99-
030 located on the former rail road right-of-way located on the east side of
Dougherty Road, immediately east of the Park Sierra apartments, and
further identified as APN 941-550-22-5. This Development Plan meets all of
the requirements for Stage 1 and Stage 2 review of the project.
This Development Plan includes Tentative Tract Map 7181 and Site Development
Review plans, other plans, exhibits, and written statements contained in the PA
99-030 file, and on file in the Planning Department. The Planned Development
District allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies, and action programs of the General Plan and
provisions of Section 8.32 of the Zoning Ordinance, are satisfied.
A. General Provisions
Intent: This PD District rezone is to establish, provide for and regulate the development
of the Trumark Townhomes (Scarlett Place), Subdivision.Development shall be
generally consistent with the Land Use and Development Plan.
2. Zoning: PD Residential - (General Plan Land Use Designation: Medium-High Density
Residential)
3. Permitted Uses: The following principal uses are permitted by the PD Residemial
District:
Residential development limited to:
Single Family Townhouses
71 Residential Units
4. Prohibited Uses: The following uses are prohibited in this PD Residemial District:
a. Field Crops
b. Orchards
c. Plant Nurseries
EXHIBIT A
d. Greenhouses used only for cultivation of plant materials for sale
e. Hospital
fi Second Units
5. Conditional Uses: All conditional uses in the R-M District are conditional uses in the
PD Residential District with the exception of prohibited uses listed above.
Dublin Zoning Ordinance: Applicable requirements except as specifically modified by
the provisions of this PD District Rezone, all applicable general requirements and
procedures of the Dublin Zoning Ordinance R-M District shall be applied to the area
designated in this PD District Rezone.
7. Site Plan & Architecture: See attached site and elevation plans contained in
Attachment 3, Development Plan. This Development Plan applies to the 4-acres shown
on this plan. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior materials and design quality.
8. Density: The density of the proposed development for the 4 acres is 17 dwelling units
per acre.
B. Development Standards
Development Standards within this PD Residential are as follows:
Building Setbacks:
a. Public Street 10 feet minimum from right of way line
b. Between Garage Faces 30 feet minimum
Note: Sectional garage doors with automatic openers are required for all residences.
Note: Architectural projections such as eaves, enclosed porches, balconies, wing walls,
fireplaces, bay windows, etc. may project up to 4' into any required setback area. Air
conditioning units shall be screened from on and off-site views and shall be placed so as
to minimize any noise intrusion into any adjacent residential unit.
Residential Massing and Maximum Building Height: Variations in building elements,
elevation stepping and roof heights are encouraged to break the visual linearity and
potential consistent height of the large structures. Three story elements should be stepped
back and nested only at interior building comers to limit massing. The maximum
building height shall be 35 feet. The maximum number of 3rd story lofts shall be limited
to three units per building.
Parking/Garages: Garage access shall be from interior private driveways. Two enclosed
parking spaces shall be provided for each residential unit. Enclosed tandem parking shall
be allowed providing that the size of the parking area meets the minimum size
requirements of the City of Dublin Zoning Code. Conventional garage parking shall
measure a minimum of 19 by 19 feet. Guest parking shall be provided in close proximity
to the residential units that they are intended to serve. CC & R's shall prohibit the on-site
storage of recreational vehicles within the guest parking stalls. Additionally, the CC&R's
shall state that the parking stalls within each garage shall be maintained so as to not
preclude the parking for two vehicles.
Trash Receptacles/Enclosures: Each residential unit shall have enclosed storage space
for trash cans and recyclable containers. This space shall be within each respective unit's
garage. Enclosures for trash and recyclable items not contained within the garage area,
shall be subject to review by the Planning Department. CC & R's shall prohibit
unenclosed exterior storage of trash and recyclable materials.
General Provisions
The project applicant/developer, shall prior to Final Map approval, provide payments of
off-site infrastructure, payment of traffic mitigations, public facilities impact fees,
affordable housing fees, and other provisions deemed necessary by the City to find the
project consistent with the Dublin General Plan and Zoning Ordinance.
As part of Final Map approval, the dedication for ownership of open space, parkways and
other landscaped areas shall be designated. No credit for these areas and improvements
shall be given towards parkland dedication requirements. All facilities and landscaping
within the open space and common areas shall be subject to approval of the Community
Development Director.
The developer shall be required to pay all applicable fees, including a Public Facility Fee
in the amounts and at the times set forth in City of Dublin Resolution No. 60--99, adopted
by the City Council on April 6, 1999, or in the amounts and at the times set forth in any
resolution revising the amount of the Public Facilities Fee.
Subsequent additions to residences are prohibited.
A map of the property is shown:
Camp Porks
Leoend
Project Site = 4.05 Ac. [~ ~
Future Scorlett Dr. R.O,k~ (South) = 1.22 Ac. [r~ '
County R. O.~ = 2.87Ac. [~
Future Scorlett Dr. R.O.~ (North) = 1.59 Ac ~/
Houston Place Toke = 0.07 Ac. ~ /
Dougherly Rood Toke = 0.21 Ac. ~ /
20-FL from F of C on Scorlett Dr, = 0.65 Ac. ~
8-FT sidewalk on Scorlett Dr. = 024 Ac. E~
Scorletl Place
December 2, 1999
Houston P/ace
Dublin Boulevard
NOIS~]OH
"~t°l~ um°t'lg si Unld OlL~
RESOLUTION NO. 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR PA 99-030,
TRUMARK COMPAINES TOWNHOMES-SCARLETT PLACE
WHEREAS, Trumark Companies has requested approval of a Site Development Review consisting
of 71 townhomes and related improvements on approximately 4 acres of land, located on the east side of
Dougherty Road, immediately southeast of the Park Sierra apartment complex and further identified as
APN 941-550-22-5; and
WHEREAS, a completed application for Site Development Review is available and on file in the
Dublin Planning Department; and
WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding
that with the implementation of mitigation measures contained in the Initial Study, there will be no
significant environmental impacts; and
WHEREAS, the Planning Commission did hold a public hearing on said application on December
14, 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 Site Development
Review:
1. Approval of this application (PA 99-030) is consistent with the intent and purpose of
applicable provisions of the Dublin Zoning Ordinance.
2. The approval of this application, as conditioned, will comply with the policies of the
General Plan applicable to the Medium-High Density Residential land use category, since it will allow
development within the density range allowed under the Medium-High Density Residential Land Use
Designation of the General Plan.
Attachment 4
3. The approval of this application, as conditioned, will comply with the proposed Planned
Development Regulations for the project, which will allow for residential development at this location.
4. The approval of this application, as conditioned, is consistent with the design review
requirements contained in the Dublin Zoning Ordinance.
5. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans.
6. The approval of this application, as conditioned, will not adversely affect the health or
safety of persons residing or working in the vicinity or be detrimental to the public health, safety and
general as the development is consistent with all laws and ordinances of the City of Dublin and
implements the General Plan, as proposed for amendment.
7. The proposed site development, including site layout, vehicular access, circulation and
parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to
provide a desirable environment for the development.
8. The subject site is physically suitable for the type and intensity of the approved
development.
Impacts to views are addressed, no views will be interrupted.
10. Impacts to existing slopes and topographic features are addressed as no slopes or
topographic features exist on this site.
11. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings have been incorporated into the project and as
Conditions of Approval in order to ensure compatibility of this development with the development's
design concept and character of surrounding uses.
12. Landscape considerations, including the location, type, size and coverage of plant materials
and similar elements have been considered to ensure visual relief and screening of potentially negative
elements.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission hereby conditionally approves a Site Development Review application, subject to the
conditions labeled 'Exhibit A' and attached to this approval. The approved Site Development Review
application shall be consistent with the materials as depicted by Attachment 1, and the materials stamped
"approved" on file in the Dublin Planning Department. These material which describe the project
includes a Site Plan and Elevations prepared by LSA Architecture, dated Received October 25, 1999 and
amended December 9, 1999 and, a Preliminary Landscape Plan prepared by VanderToolen and Associates
dated received October 25, 1999 and amended December 9, 1999, and a Preliminary Grading and Utility
Plan, prepared by Ruggeri-Jensen and Associates, dated received October 25, 1999 and amended
December 7, 1999, for PA 99-030, which constitute regulations for the use and improvements of an 4 acre
parcel generally described as APN 941-550-22-5.
2
PASSED, APPROVED and ADOPTED this 14th day of December, 1999.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
CONDITION TEXT RESP WHEN
ON. REQ'D
AGEN Prior to:
CY
' General Conditions
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, lB] Building, [PL]
Planning Department, [PS] Police Services, [PW] Public Works, [Fl
Alameda County Fire Department.
1. Approval of the Site Development Review is valid for one (1) year, until PL On-going
December 21, 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 wrkten request for extension prior to
thc expiration date to thc Community Development Director. Any extension
will be based on a determination that thc conditions of approval remain
adequate to assure that the stated findings of approval will continue to bc
met. This Site Development Review approval is contingent upon the
applicant/developer submitting a Tentative Map and receiving approval of
said Tentative Map. Thc Tentative Map shall be in substantial conformance
with this SDR. Applicant/Developer shall comply with thc Conditions of
Approval of said Tentative Map. In the event that thc Tentative Map is not
submitted and subsequently approved, this SDR approval shall be null and
void.
2. Revocation. Thc SDR will be revocable for cause in accordance with PL On-going
Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of thc
terms or conditions of this approval shall be subject to citation.
3. Architectural Details. Applicant/developer shall provide additional wood PL Issuance of
shutters, foam horizontal banding, window trim, wood pot shelves, and Building
decorative corbels to provide additional visual interest in the areas of the Permits
building which are lacking these items, subject to review and approval by the
Director of Community Development.
4. Fencing. A picket style fence (or similar design) with attractive entry arbors PL Issuance of
are hereby approved to separate the courtyards from the public street for the Building
units sited perpendicular to Scarlett Drive. The final height, design and Permits
location of the fencing shall be subject to review and approval by the Director
of Community Development
5. All wall and fence heights shall be designed to ensure clear vision at all street PW Issuance of
intersections to the satisfaction of the Director of Public Works Building
Permits
6. Colors and Materials Board. Applicant shall submit a revised colors and PL Issuance of
materials board subject to approval of the Director of Community Building
Development. Permits
Exhibit A
7. House Numbers List. Applicant/Developer shall submit a house numbers PL Issuance of
list corresponding to lots shown on the Tentative Map. Said list is subject to Building
approval of the Director of Community Development. Permits
8. Street Names. Street names shall not duplicate any names already being PL, Approval of
used in other segments of the City. Street names shall be subject to approval PO Final Map
of the Director of Community Development and the Dublin Police Service.
9. The Developer shall comply with all mitigation measures adopted as part of PL On-going
the Mitigated Negative Declaration for this project as well as the Mitigation
Monitoring and Reporting Plan.
10. Air Conditioning Units. Air conditioning units and ventilation ducts shall be B, PL Occupancy
screened from public view with landscaping and or materials compatible to of Unit
the main building and shall not be roof mounted. Units shall be permanently
installed on concrete pads or other non-movable materials to be approved by
the Building Official and Director of Community Development.
11. Automatic Garage Door Openers. Automatic garage door openers shall be B, PL Occupancy
provided for all dwelling units and shall be of a roll-up type. Garage doors of Unit
shall not intrude into the public right-of-way.
12. , Trash Receptacles. Floor plans shall be submitted for each unit showing a PL Issuance of
designated location for a trash receptacle and shall be subject to approval by Building
the Community Development Director. Permits
13. Refuse Collection Areas. The refuse collection areas within the project shall PL Approval of
be reviewed by the refuse collection service provider to ensure that adequate Improveme
space is provided to accommodate collection and sorting ofpetrucible solid nt Plans
waste as well as source-separated recyclable materials generated by the
residents of the project. Final building plans shall include details of proposed
trash enclosures in terms of design, materials and colors. These items shall be
approved by the Planning Department.
14. Alternative Refuse Collection. In the event that either refuse collection PL Issuance of
service provider does not accept individual trash receptacles within the Building
respective units; or the units cannot accommodate trash receptacles, subject Permits
to determination by the Community Development Director, the applicant
shall submit and obtain approval, subject to review and approval by the
Community Development Director, a design of trash receptacles which
serves the entire project. The resulting trash dumpster enclosures shall be
covered, and shall have concrete rollout pads at the front of the enclosure to
define the door swing area. Said door swing area shall not encroach into the
drive aisles.
15. Postal Service. Applicant/Developer shall confer with local postal PL, Issuance of
authorities to determine the type of mail units required and provide a letter PW Grading
from the Postal Service stating its satisfaction with the units proposed. Permits
Specific locations for such units shall be subject to approval and satisfaction
of the Postal Service and the Director of Community Development and
Director of Public Works. The applicant shall submit a plan showing the
locations of all mailboxes. The plan including final location, design, color and
material of the mail boxes shall be subject to review and approval by the
Director of Community Development and the Director of Public Works.
16. The developer shall provide all units with cable TV and telephone PL BP
connections.
Exhibit A
17. To apply for building permits, the Developer shall submit 12 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 clearly indicate how all Conditions of Approval will or
have been complied with. Construction plans will not be accepted without the
annotated resolutions attached to each set of plans. The Developer will be
responsible for obtaining the approvals of all participating non-City agencies
prior to the issuance of building permits.
18. 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 separated
from remaining construction activity. Subject to the approval of the
Community Development Director, the completion of landscaping may be
deferred due to inclement weather with the posting of a bond for the value of
the deferred landscaping and associated improvements.
19. The Developer shall have a special disclosure with the wording approved by PL BP
the Planning Department. The disclosure form will be used as a required
disclosure for future tenants indicating the presence of possible hazards. The
disclosure statement shall describe:
A. Phased development with continued construction activity until project
completion may cause noise and dust.
B. The presence of possible hazards from the petroleum pipeline.
C. The Scarlett Drive will be completed as a through street from Houston
Place to Dublin Boulevard.
20. A final lighting plan shall be submitted to the City for approval, PL, BP
demonstrating that the entire area will be adequately illuminated. PO,
Photometrics and lighting plans for the site shall be submitted to the Planning PW
and Police Departments for review and approval prior to issuance of building
permits,
Exhibit A
21.
Prior to the final occupancy of any unit, the unit shall meet minimum health,
design and safety standards, including but not limited to the following:
A. The project entrance and all interior roadways and driveways shall be 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 area 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
lB]
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 approved and installed. B, PL OCC
K. Exterior lighting shall be provided for stairwells and dwelling entrances B, PL OCC
land shall be of a type and placement so as not to cause glare on to adjoining
I properties or the Iron Horse Trail. [B, PL]
L. Lighting used after daylight hours shall be adequate to provide for security B, PL, OCC
needs. P
22. The provisions of the City's Inclusionary House Ordinance shall be satisfied PL BP
through approval and execution of an Inclusionary Housing Agreement per
applicable provisions of the Dublin Zoning Ordinance prior to issuance of
building permits. In the event the applicant wishes to pay the in-lieu fees, the
fees shall be paid prior to issuance of building permits.
23. The project shall comply with all parking provisions of the Dublin Zoning PL BP
Ordinance, including providing a 25 ft. back up space.
24. Automatic garage door openers shall be provided for all garage units and PL, B OCC
shall be of a "roll up" type. Garage doors shall not intrude into public rights-
of-way or parking areas.
Exhibit A
25. Final Landscaping and Irrigation Plan. Applicant/Developer shall submit PL, Approval of
a Final Landscaping and Irrigation Plan, conforming to the requirements of PW Improveme
Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this nt Plans/
Resolution) for review and approval of all plant varieties and spacing, by the Issuance of
Director of Public Works and the Director of Community Development. The Building
plan should generally conform to the Site Plan and Landscape Plans included Permits
with the Development Plan, dated October 21, 1999. It must reflect any
revised project design shown on the Tentative Map and Site Development
Review Plans, and/or required by these conditions.
26. Landscape Vines. Clinging Vines shall be utilized adjacent to all walls. PL Approval of
Species which require support shall be used in conjunction with trellises or Final
shall be replaced with self-clinging species. Landscape
Plans
27. Fire-Resistant and/or Drought Tolerant Plant Varieties. The Final PL, Approval of
Landscaping and Irrigation Plan referenced above shall include fire-resistant PW Improveme
and/or drought tolerant plant varieties in the plant palette, nt Plans/
Issuance of
Building
Permits
28. Lighting. Lighting in landscaped areas throughout project shall be subject to PL, Approval of
review and approval of City's Landscape Architect, Planning, and Public PW Improveme
Works Departments, in consideration of IES standards for lighting in nt Plans /
public/community areas. Issuance of
Building
Permits
29. Bacldlow Devices. Backflow devices shall be screened from view by means PL Issuance of
of fencing, enclosures, landscaping and/or berms. Grading
Permits
30. Monument Signs. Design of any additional monument signs not previously PL, Completion
approved by the Director of Community Development shall be approved by PW of
the Director of Community Development to assure compatibility with design Improveme
elements of the project and by the Director of Public Works to assure nts
unobstructed traffic visibility.
31. Standard Plant Material, Irrigation System and Maintenance PL Issuance of
Agreement. Applicant/Developer shall sign and submit a signed copy of the building
City of Dublin Standard Plant Material, Irrigation System and Maintenance Permits
Agreement prior to the occupancy of any units.
32. Off-site improvements as shown on the Landscape Plans included with the PL Final
Development Plan, dated October 21, 1999, including the trees shown on the Occupancy
property to the north of the Scarlett Drive right-of-way shall be installed,
unless appropriate agencies specifically prohibit such improvements, subject
to the review and approval of the Director of Community Development. In
the event that the appropriate agencies approve the trees shown on the
property to the north of the Scarlett Drive right-of-way, and no public agency
accepts maintenance of the trees, then the maintenance shall be the
responsibility of the homeowners association.
33. Landscaping and street trees shall be placed within the "bump outs" within PL Final
the right-of-way, subject to review and approval by the Director of Occupancy
Community Development and the Director of Public Works.
Exhibit A
34. Minimum Landscape Setbacks. The planted area along the southern PL, Approval of
property line shall be a minimum of 4' in width as measured from the PW Improveme
property line to the face-of-curb at the parallel parking stalls or drive aisle, nt Plans/
Issuance of
Building
Permits
35. Slope Transitions. Adequate slope areas shall be provided in all landscaped PL, Approval of
areas between streets/roadways/curbs and fences to allow slope transition at PW Imp. Plans/
top and bottom and adjacent to fences. Issuance of
Building
Permits
36. Bicycle Parking. If the individual garages are not large enough to PL, ~ompletion
accommodate bicycle parking, then bike racks shall be located near each PW ~f
building entrance. ~mprovemen
:s
37. 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 Department to have landscape plans checked.
38. 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
~s not limited to the fair share traffic impact charge, regional traffic impact
fees, inclusionary housing requirements and building permit fees. the fair
share traffic impact charge for the project is, based on the project traffic
study.
39. 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.
40. 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.
41. Homeowners Association. Applicant/Developer shall establish a PW, Approval of
Townhouse Homeowners Association that will monitor and provide oversight PL Final Map
to the maintenance of owner-maintained street landscape areas and common
areas. In the event that any such landscape area falls into a state of disrepair,
the City will have the right but not the obligation to take corrective measures
and bill the homeowners association for the cost of such repair and corrective
maintenance work plus City overhead. These requirements shall be included
in the project Conditions, Covenants and Restrictions documents (CC&Rs).
The Developer shall submit the project CC&Rs for review and approval by
the Director of Public Works and the Director of Community Development.
Exhibit A
42. Covenants, Conditions and Restrictions (CC&Rs). Covenants, Conditions PL Submitted
and Restrictions (CC&Rs) shall be established for this development. The Prior to
CC&Rs shall be approved by the Director of Community Development to Approval of
assure that: Final Map
and
A Homeowners Association is established for this development complete Approved
with Bylaws. Prior to
Issuance of
There is adequate provision for at least the maintenance, in good repair, of all Any
commonly owned facilities, property and landscaping, including but not Building
: limited to open space areas, lighting, recreation facilities, landscape and Permits
irrigation facilities, fencing, and drainage and erosion control improvements.
The parking of recreational vehicles on-site shall be prohibited. Recreational
Vehicles are defined as a motorhome, travel trailer, utility trailer, boat on a
trailer, horse trailer, camper where the living area overhangs the cab, camping
trailer, or tent trailer, with or without motive power.
Homeowners Association complies with the City's Wildfire Management
Plan for covering long-term maintenance of the urban/open-space interface.
Homeowners Association shall keep perimeter walls clear of graffiti
vandalism on a regular and continuous basis at all times. Graffiti resistant
materials and foliage shall be used.
Homeowners Association shall keep landscaping within the project at a
minimal height and fullness where needed to give patrol officers and the
general public surveillance capabilities of the area.
Each residential unit shall have enclosed storage space for trash cans and
recyclable containers.
No unenclosed exterior storage of trash and or recyclable materials is
allowed.
Two enclosed parking spaces shall be maintained for parking of vehicles for
each residential unit.
43. The project developer shall have a qualified acoustical consultant verify that PL, B BP
the exterior living area noise level of the proposed dwelling units are within
a maximum noise level of 60 to 70 dBA or lower and the interior noise level
is a maximum of 45 dBA or lower
44. Pole-mounted lights shall be equipped with cut-off lenses. The height of PL BP
lighting standards shall be limited to twelve feet;
45. Should archeological artifacts or remains be discovered during construction PL Ongoing
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 the County Coroner
Exhibit A
shall be contacted immediately.
: ~B~ UNtiED SCHOOL DiS~CT
46. 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.
FIRE:
47. Fire Apparatus roadways must be installed, and fire hydrants in service, prior F OCC
to the commencement of combustible framing.
PRIOR TO THE COMMENCEMENT OF STORAGE OR FRAMING,
CONTACT THE CITY OF DUBLIN, FIRE PREVENTION DIVISION,
AND THE PUBLIC WORKS DEPARTMENT TO SCHEDULE AN
INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (CFC 1998,
SECTION 8704.2 & 8704.3)
A Knox key lock system is required. Applications are available at the
Alameda County Fire Department, Fire Prevention Division, 100 Civic
Plaza, Dublin, CA 94568. Please return the completed application with the
building plans when you submit for a permit or prior to final inspection for
occupancy. (CFC Section 902.4)
48. Sprinkler systems serving more than 100 heads shall be monitored by an F OCC
approved central station, U.L. listed and certificate for fire alarm monitoring.
A copy of the U.L. listing must be provided to the Alameda County Fire
Department, City of Dublin, Fire Prevention Division, prior to scheduling the
final test system. (CFC, 1998, Section 1003.3 as amended).
49. Fire hydrants in coinmercial and/or industrial areas or in residential areas i F OCC
comprised primarily of condominiums, townhouses or apartments, shall be
spaced every 300 feet. Fire hydrants may be required to be placed at closer
intervals to conform to street intersections or unusual street curvatures.
50. Fire apparatus roadways must have a minimum unobstructed width of 20 feet F OCC
and an unobstructed vertical clearance of not less than 13 feet 6 inches.
Roadways under 36 feet wide shall be posted with signs or shall have red
curbs painted with labels on one side; roadways under 28 feet wide shall be
posted with signs or shall have red curbs painted with labels on both sides of
the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". (CFC
1998, Section 1998).
51. Identify the fire hydrant locations by installing reflective "blue dot" markers F OCC
adjacent to the hydrant 6 inches off center from the middle of the street.
(CFC 1998, Section 901.4.3).
52. A NFPA 13 Fire Sprinkler system is required for this project. F OCC
53. Fire Alarms systems shall be installed in accordance with current codes. F OCC
54. Fire Hydrants shall be installed on site. Ihe Fire Prevention Division shall F OCC
approve number and location.
55. Minimum Fire Flow shall be provided. F OCC
56. Fire Lanes are required and shall be recorded as EVAE. F OCC
57. Turning radius shall be a minimum of 42'. F OCC
58. Approved numbers or addresses shall be placed on all new and existing F OCC
Exhibit A
buildings. The address shall be positioned as to be plainly visible and legible
from the street or road fronting the property. Said numbers shall contrast
! with their background (CFC, 1998, Section 901.4.4)
59. Fire Extinguishers are required for this project and may be field coordinated F OCC
with the Fire Inspector.
60. Entrance access width minimum is 12' F OCC
61. Signage is required for Fire Sprinkler Riser, Fire Alarm Room/Panel, F OCC
Electric Room/Panel, Roof Access and any location that may require access
during an emergency.
62. Insure trees do not overhang into fire access width F On-going
63. Any/all gates across Fire Department access ways shall have a minimum 12- F On-going
foot clear, unobstructed linear width and a clear vertical height of 13 feet 6
inches. All locking devices shall provide for Fire Department emergency
access. All gate plans shall be approved by the Fire Prevention Division
prior to construction. (CFC 1998, Section 902.2.4 & 902.2.2.1)
64. Insure monument sign is accessible to responding emergency equipment. F OCC
The Fire Prevention Division shall approve size and location.
65. Prior to the issuance of building permits, complete improvements shall be DSR BP
submitted to DSRSD confirming with the requirements of the DSRSD Code,
"Standard Procedures, Specifications and Drawings for Design and
Installation of Water and Wastewater Facilities," all applicable DSRSD
Master Plans and DSRSD policies.
66. Applicant/Developer shall comply with all implementation of the "water
efficient landscape ordinance #18-92".
67. All mains shall be sized to provide sufficient capacity to accommodate future DSR BP
flow demands in addition to each development project's demand. Layout and
sizing of mains shall be in accord with DSRSD utility master planning.
68. Sewers shall be designed to operate by gravity flow to DSRSD's existing DSR BP
sanitary sewer system. Pumping of sewage is discouraged and may be
allowed under extreme circumstances following a case-by-case review with
DSRSD. Any pumping station shall require specific review and approval by
DSRSD of preliminary design reports, design criteria and final plans and
specifications. The DSRSD reserves the right to require payment of present
worth 20-year maintenance costs as well another conditions within a separate
agreement with the applicant for any project that requires a pumping station.
69. Domestic and fire protection waterline systems shall be designed to be DSR BP
looped or interconnected to avoid dead-end sections in accord with the
requirements of the DSRSD Standard Specifications and sound engineering
practices.
70. DSRSD policy requires public water and sewer lines to be located in public DSR GR
streets to the fullest extent possible. If unavoidable, public water or sewer
easements must be established to provide for future maintenance and/or
replacement.
71. Prior to approval by the City of a grading permit or a site development DSR GR
permit, the locations and widths of all proposed easement dedications for
water and sewer lines shall be submitted to and approved by DSRSD.
72. All easement dedications for DSRSD facilities shall be by separate DSR GR
instrument irrevocably offered to DSRSD or by offer of dedication on a
Final Map.
Exhibit A
73. Prior to issuance of a building permit, all utility connection fees, inspection DSR BP
fees, permit fees and fees associated with a wastewater discharge permit
shall be paid to DSRSD in accord with the rates and scheduled established in
the DSRSD Code.
74. Prior to issuance of a building permit, all improvement plans of DSRSD DSR BP
facilities shall be signed by the District Engineer. Prior to DSRSD approval,
the developer shall pay all DSRSD fees, and provide an estimate of
construction costs for water and sewer systems, a performance bond, a one-
year maintenance bond, and a comprehensive general liability insurance
policy in the amounts and forms acceptable to DSRSD. Fifteen working days
are required for DSRSD approval.
75. No sewer or water line construction shall be permitted unless the proper DSR GR
utility construction permit has been issued by DSRSD. A construction permit
will only be issued after all other items have been satisfied.
76. The developer shall hold DSRSD, its Board of Directors, commissions, DSR On-going
employees, and agents of DSRSD harmless and indemnify and defend same
from any litigation, claims, or fines resulting from the construction and
completion of the project.
77. The project is located within the Recycled Water Use Zone area which calls for the i DSR GR
installation of a recycled water irrigation systems to allow for the future use of recycled
water for approved landscape irrigation demands for new development within the
potable water service area of the District. Recycled water will be available in the future
described in DERWA San Ramon Valley Recycled Water Facility Plan. Recycled
Water irrigation systems shall be installed unless specifically exempted by the District
Engineer. This project shall be in compliance with the Recycled Water Use Ordinance
280, as may be amended or superseded, is required.
An irrigation water service to connect to oft-site recycled water mains shall be installed
to the property line to allow for the connection when recycled water is available. This
development shall be equipped to use recycled water for irrigation. The recycled water
irrigation system shall be designed to conform with District standards and specifications
as described in the Standard Specification Addendum.
Offsite water and recycled water infrastructure may be required in future Scarlett Dr.
The Developer shall coordinate with DSRSD for all required off-site improvements to
serve the project and adjacent areas.
zone7
78. As shown on the construction plans, Zone 7 owns the 24-inch Santa Rita- Zone Ongoing
Dougherty Pipeline, which is located within a 15-foot easement. The 7
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.
79. A Zone 7 encroachment permit is required prior to any work within the 15- Zone BP
foot waterline easement. This permit will become effective upon payment of 7
any application fee and the deposit of an approved surety bond with Zone 7
and any applicable inspection charges.
80. Contractor shall notify Zone 7 water facilities supervisor, Dave Paroloa at Zone BP
(925) 447-6704 x114, at least 3 working days prior to any construction work 7
around Zone 7 facilities.
81. Contractor shall verify the location of the Zone 7 existing 24" water line by Zone BP
potholing prior to construction 7
82. Contractor shall avoid using heavy equipment over Zone 7's 24" line when Zone
Exhibit A
cover is less than 3-feet. 7
83. The sanitary sewer line crossing beneath Zone 7 24" line should have a Zone
minimum clearance of 12". 7
84. Our records indicated that there are no wells located on the project parcel. If Zone BP
any wells exist on the subject parcel they should be recorded at Zone 7. Any 7
planned new well or well destruction must be permitted by Zone 7 before
starting well work. Additional information regarding this well and the
necessary Zone 7 forms can be obtained from Wyman Hong at (925) 484-
2600, extension 235.
85 PO~I~E SER~fI~ES/COM~TY $~FE~Y I
86. The applicant shall comply with all applicable City of Dublin Residential PS OCC
Security Requirements.
87. The Developer shall work with the Dublin Police on an ongoing basis to PS Ongoing
establish an effective theft prevention and security program.
88. CC&R's for the project shall include posting of private street areas in PS OCC
accordance with California Vehicle Code Section 22658. Fire lanes will also
be required to be posted in accordance with California Vehicle Code Section
22500.1.
89. Gated pedestrian entries shall be self-closing and self-locking. PS OCC
90. The Developer and/or Property Owner shall keep the site clear of graffiti PS Ongoing
vandalism on a regular and continuous basis. Graffiti resistant paints and
materials should be used.
91. An easy to read lighted directory and map shall be posted at all vehicle PS i OCC
entrances.
92. A final lighting plan shall be submitted for approval. Lighting for PS OCC
passageways between the buildings shall be included in the lighting plan.
93~ PA~S & ~O~UNITY SER¥1CES ::
94. The developer shall pay a Public Facilities Fee in the amounts and at the PCS BP
times set forth in City of Dublin Resolution No. 60-99, adopted by the City
Council on April 6, 1999, or in the amounts and at the times set forth in any
resolution revising the amount of the Public Facilities Fee.
95. The applicant shall pay an "in lieu" fee for neighborhood parks in PCS BP
accordance with, pursuant to and at the times specified in the City's Quimby
Act Ordinance, Chapter 9.28 of the Dublin Municipal Code. The in lieu fee
for neighborhood parks is calculated by the Public Works Director using the
formula below.
Fee=AxBxC
D
A - for densities at or above 6.1 units/acres = 0.003 acre/unit
B - number of dwellings units
C - current market value of developable acreage
D - developable acreage
96. Public Works Conditions of Approval
97. Standard Public Works Conditions of Approval. Applicant/Developer PW Approval
Exhibit A
shall comply with all applicable City of Dublin Standard Public Works of
Conditions of Approval (Attachment A). In the event of a conflict between Improveme
: the Standard Public Works Conditions of Approval and these Conditions, nt Plans
these conditions shall prevail, through
completion
98. Fees. Applicant/Developer shall pay all applicable fees in effect at time of Vario Various
building permit issuance, including, but not limited to, Planning fees, us times, but
Building fees, Dublin San Ramon Services District fees, Public Facilities no later
fees, Dublin Unified School District School Impact fees, Public Works than
Designated Traffic Mitigation Improvement Project Costs, Alameda County Issuance of
Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Building
Alameda County Flood and Water Conservation District (Zone 7) Drainage Permits
and Water Connection fees; and Park In-Lieu fees. Fees are subject to
change without notice. Un-issued building permits subsequent to new or
revised fees shall be subject to recalculation and assessment of the share of
the new or revised fees.
99. Required Permits. Applicant/Developer shall obtain all necessary permits Vario Various
required by other agencies (Alameda County Flood Control District Zone 7, us times, but
California Department of Fish and Game, Army Corps of Engineers, State no later
Water Quality Control Board, Etc.), and shall submit copies of said permits than
to the Public Works Department. Issuance of
Building
Permits
100. Building Codes and Ordinances. All project construction shall conform to B Through
the building codes and ordinances in effect at the time of building permit Completion
issuance.
101. Conditions of Approval. In submitting subsequent plans for review and PW Issuance of
approval, Applicant/Developer shall submit six (6) sets of plans to the Public Building
Works Department for plancheck. Each set of plans shall have a copy of Permits
these Conditions of Approval attached with responses to each condition
indicating where on the plans and/or how the condition is satisfied. A copy
of the Standard Public Works Conditions of Approval shall also be submitted
which has been marked-up to indicate where on the plans and/or how the
condition is satisfied. Notations shall clearly indicate how all Conditions of
Approval and Standard Public Works Conditions of Approval will be
complied with. Improvement plans will not be accepted without annotated
conditions and standards attached to each set of plans. Applicant/Developer
will be responsible for obtaining approvals of all participating non-City
agencies.
102. Record of Survey or Parcel Map. Applicant/Developer shall have a
California-licensed Land Surveyor or Civil Engineer prepare a Record of
Survey or Parcel Map of the property, to demonstrate how the parcel may be
affected by deeds of record, easements, lot mergers, rights-of-way
dedication, rights-of-way abandonment, and lot line adjustments, or other
title actions.
103. Removal of Obstructions. Applicant/Developer shall remove all trees PW Prior to
including major root systems and other obstructions from building sites that issuance of
are necessary for public improvements or for public safety as directed by the grading
Director of Public Works (DPW). permit
Exhibit A
104. Public Service Easement Dedications. The property owner shall dedicate PW Issuance of
to the public a Public Service Easement (PSE) contiguous to the right of way Grading
on the project side of all public streets surrounding the project site. The Permit
width of said PSE may alternate between 6'-wide and 10'-wide as
determined by the final site configuration and as approved by the Director of
Public Works and/or any affected utility provider. Said easement shall
extend over all required joint utility features, vaults, or other utility
appurtenances. No fences, walls, trash dumpster enclosures, or other
permanent structures shall be located within the PSE.
105. Dedication and Improvement of Fire/Emergency Access. PW Issuance of
Applicant/Developer shall provide convenient and functional access and Grading
turn-around area (hammerhead or cul-de-sac configuration) within and Permit
through the site for fire and other emergency vehicles per Alameda County
Fire Department (ACFD) standards. Said access and turn-around area shall
provide 20'-minimum drive aisle widths with a 42'-minimum outside turning
radii and 25' inside turning radius. A combination of painted red curbs and
R26F ("No Stopping, Fire Lane) signs shall be installed along designated
aisles to prohibit parked vehicles from obstructing access for emergency
vehicles. Dead-end aisles shall not exceed a length of 150' unless an
acceptable turnaround area is provided. Drive aisles shall be designed to
provide direct emergency vehicle access to all buildings. An Emergency
Vehicle Access Easement (EVAE) shall be dedicated over the drive aisles
and appurtenant areas which provide access for emergency vehicles, as
required by ACFD.
106. Abandonment of Easements and Rights of Way. Applicant/Developer or PW, Approval
current landowner shall obtain an abandonment from all applicable public F of
agencies for existing easements and right of ways not to be continued in use. Improveme
nt Plans
107. Precise Street Alignment. The Applicant/Developer shall prepare and PW Approval
submit a precise horizontal and vertical street alignment of the future Scarlett of
Drive from Dougherty Road to Dublin Boulevard for both the interim and Improveme
ultimate street configuration. Said alignment shall include the intersection nt Plans
configurations for Dougherty Road, Houston Place, and Dublin Boulevard.
The alignment must be acceptable to the Director of Public Works.
108. Location of Improvements/Configuration of Right of Way. All public PW Approval
streets, curbs & gutter, sidewalks, electroliers, signs, street trees, storm of
drainage networks, traffic signals, fire hydrants, handicap ramps, and other Improveme
public street improvements shall be located within the public right-of-way, nt Plans
The location of improvements and configuration of right-of-way shall be
approved by the DPW prior to construction.
109. Improvement and Dedication of Dougherty Road. Dougherty Road is PW Approval
planned to have an ultimate right-of-way width of 110'. The existing right- of
of-way along the property frontage is approximately 80'. Approximately 30' Improveme
of widening is therefore required from this property. Applicant/Developer nt Plans
shall dedicate said required right-of-way for public street purposes, and shall
widen said existing road to a completed curb-to-curb width of 94', as shown
conceptually on the Site Plan prepared by Ruggeri-Jensen-Azar & Associates
(RJA) dated December 7, 1999. An 8'-wide sidewalk contiguous with the
curb & gutter, and with intermittent tree wells, shall be constructed on the
Exhibit A
project side of the road per City standards:
110. Improvement and Dedication of Scarlett Drive. Scarlett Drive is planned PW Approval
to be a Class II Collector street per General Plan Section 5.1.1 (A)(3) with an of
interim right-of-way width of 50' along the property frontage. The length of Improveme
the dedication shall be from Dougherty Road to Houston Place and as nt Plans
depicted on the Site Plan prepared by Ruggeri-Jensen-Azar & Associates
(RJA) dated December 7, 1999, except as modified herein. The
Applicant/Developer shall dedicate the required right-of-way for public
street purposes to a point 48' south of the centerline of Houston Place. Said
right-of-way shall be improved to a completed curb-to-curb width of 41 ', as
shown conceptually on the Site Plan prepared by Ruggeri-Jensen-Azar &
Associates (RJA) dated December 7, 1999, and per City of Dublin standards.
Said right-of-way width shall accommodate, from north to south,
a 1' curb & gutter strip with chain-link fence,
a 5' bike lane,
two 12' travel lanes,
a 4' bike lane,
an 8' curb parking area,
a 5' public sidewalk,
and 3' of landscaping.
Right-tm pockets must be constructed at each of the two driveway
entrances to the site. Said pockets shall have a minimum length of 50' with
a 45' taper. At each pocket, the right-of-way width shall acconunodate, from
north to south,
a 1' curb & gutter strip,
a 5' bike lane,
two 12' travel lanes,
a 4' bike lane,
a 10' right-turn pocket,
a 5' public sidewalk,
and 1' of landscaping.
At the discretion of the Public Works Director, intermittent street tree well
bump-outs will be allowed to occupy up to 6' of the 8' curb parking width
provided they do not interfere with the right-turn pockets or any required
intersection improvements.
111. Improvement and Dedication of Houston Place. Houston Place is planned PW Approval
to have a total right-of-way width of 56' along the property frontage. The of
Applicant/Developer shall dedicate 28' of the required right-of-way, and Improveme
shall complete the 20' half-street section as measured from face-of-curb to nt Plans
street centerline. Said half-street section shall conform to the section to be
built by the neighboring property owner, as shown conceptually on the Site
Plan prepared by Ruggeri-Jensen-Azar & Associates (RJA) dated December
7, 1999. A 5'-wide sidewalk contiguous with the curb & gutter shall be
constructed on the project side of the road.
112. [OffsitelImprovement of Designated Traffic Mitigation Improvement PW Approval
Projects. The Applicant/Developer shall pay their share of designated of
traffic mitigation improvement projects as specified in A Traffic Study for the Improveme
Proposed Trumark Homes Development, Table VIII, as prepared by TJKM nt Plans
dated December 7,1999. The project's share of the cost equates to
Exhibit A
$406,331.00 or $5,723.00 per dwelling unit. Said Applicant/Developer may
receive a credit for the construction of the improvements on Scarlett Drive
between Dougherty Road and Houston Place, subject to approval by the
Director of Public Works.
113. Fence for Iron Horse Trail. The Applicant/Developer shall construct a PW Various
fence along the north side of Scarlett Drive to separate the future Iron Horse times, but
Trail from vehicle traffic on the street. Said fence shall extend from the no later
intersection at Dougherty Road to a point 48' south of the centerline of than
Houston Place with appropriate opening to allow pedestrian access. The Issuance of
design and exact location of the fence are subject to the approval of the Building
Public Works Director, the Director of Community Development, and East Permits
Bay Regional Park District. If the fence improvements will be located on
land owned by Alameda County, then Applicant/Developer shall also obtain
approval from said jurisdiction.
114. Decorative Paving. Applicant/Developer shall not construct decorative PW Prior to
pavement within the public right-of-way unless otherwise approved by Occupancy
Public Works Director. If approved, the type of decorative pavers and of any
pavement section shall be subject to review and approval of the Public Dwelling
Works Director. Unit
115. Minimum Curb Return Radii. The curb return radius, as measured to PW Approval
face-of-curb, for the intersection of Scarlett Drive and Houston Place shall of
be 28'-minimum. The curb return radius, as measured to face-of-curb, for Improveme
the intersection of Scarlett Drive and Dougherty Road shall be 35'- nt Plans
minimum.
116. Driveway Entrances. Each of the two driveway entrances on Scarlett Drive PW Approval
shall have a minimum driveway width of 36'. The driveway entrance on of Imp.
Houston Place shall have a minimum driveway width of 25'. All driveway Plans
entrances shall have STOP-control signs and striping.
117. Sound Barriers and Mitigation Measures. Any sound barrier or PW Approval
mitigation measure included with the project design shall be designed to not of
obstruct vehicle sight distance at the street intersections and at the driveway Improveme
entrances, nt Plans
118. Disabled Access Ramps. Disabled access ramps shall be provided at all PL, Approval
intersection curb returns. All disabled access ramps shall comply with PW of
current California Building Code requirements and City of Dublin Standards. Improveme
nt Plans/
Issuance of
Building
Permits
119. Drainage Study. Applicant/Developer shall prepare a Drainage Study of the PW Completion
watershed area that is affected by this project to assure that the existing of
downstream closed-conduit system that discharges to Chabot Canal has Improveme
available capacity to accept the runoff from the right-of-way, the improved nts
site, and any upstream runoff. The Study shall include an analysis of the
upstream watershed that currently discharges through the existing conduit
system beneath Dougherty Road and flows from west to east across the
former railroad right-of-way via surface flow. The study shall be consistent
with the standards published by Alameda County Public Works Agency. All
inlets shall maintain 1.25' freeboard as measured from the top of curb to the
Exhibit A
hydraulic grade line for the 15-year storm event. In addition, all building
pads shall be elevated at least 1.00' above the 100-year storm event water
surface elevation.
120. Water Quality Requirements. All development shall meet the water PW Prior to
quality requirements of the City of Dublin's NPDES permit and the Alameda Issuance of
County Urban Runoff Clean Water Program. The plans must include a the
separate Erosion and Sediment Control plan to be implemented during the Grading
rainy season (October 1st to April 15th). Said plan shall conform to the latest Permit
standards of the Regional Water Quality Control Board. The site design
shall also include some type of permanent filtration system for all storm
drain inlets within the paved areas to prevent hydrocarbons and other
petroleum-based contaminants from entering the public storm drain system.
Installation details shall be included on the plans. In addition, all storm
water inlets shall be stenciled "No Dumping - Flows to Bay" using a
standard stencil available from the Alameda County Urban Runoff Clean
Water Program, located at 951 Turner Court, Hayward, California.
121. Storm Drain Improvements. All on-site and off-site storm drainage PW Prior to
improvements and flood mitigation measures identified in the Drainage Issuance of
Study and/or required by the Public Works Director shall become the
requirements of this project. The public storm drain system to be installed by Grading
the Applicant/Developer shall extend upstream to Dougherty Road to receive Permit
the upstream flow that discharges through the existing conduit system
beneath Dougherty Road. Said system shall extend to the existing
downstream closed conduit system that eventually flows to Chabot Canal,
provided adequate capacity exists to receive the additional runoff. It will the
Applicant's/Developer's responsibility to convey all site and right-of-way
runoff to Chabot Canal in accordance with the Drainage Study, and per City
standards. Any facilities which will extend between Houston Place and
Dublin Boulevard along Scarlett Drive shall be located in the future right-of-
way as determined by the Precise Alignment.
In no event shall storm water (sheet flow or pipe flow) be allowed to flow
across the property lines onto a neighbor's property unless a Private Storm
Drain Easement is granted by the neighbor.
The site design shall also incorporate an Emergency Drainage Release to
allow storm water to escape from the site without flooding the garages or
buildings in the event the storm pipes become plugged.
122. [Offsite]Water and Sewer Lines. All offsite water and sewer lines needed PW Approval
to serve the project, shall be constructed and accepted for service as directed of
by Public Works Director. Any facilities which will extend between Improveme
Houston Place and Dublin Boulevard along Scarlett Drive shall be located in nt Plans
the future right-of-way as determined by the Precise Alignment.
123. Joint Utility Trenches along Public Right-of-Way. The PW Occupancy
Applicant/Developer shall design and construct all joint utility trenches (such of any
as electrical, telecommunication, cable TV, gas, etc.) in accordance with building
standards published by the appropriate utility jurisdiction. Said joint trench
shall extend from Dougherty Road to Houston Place along the south side of
Scarlett Drive. In addition, the Applicant/Developer shall prepare and
Exhibit A
submit for approval a schematic design for the joint trench facilities that will
extend from Houston Place to Dublin Boulevard along Scarlett Drive.
All communication vaults, electric transformers, cable TV boxes, blow-off
valves and any appurtenant utility items thereto shall be underground and
located behind the proposed public sidewalk within either the public right-of-
way or the Public Services Easement. The raceways and conductors shall be
located under the sidewalk within public right of way to allow for street tree
planting. Utility plans, showing locations of all proposed utilities (including
electrical vaults and underground transformers) shall be reviewed and
approved by the Public Works Department prior to installation. Location of
these items shall also be shown on the final Landscaping and Irrigation Plan.
124. Improvements within Existing Easements PW Occupancy
The Developer/Applicant shall investigate any existing easements that may of affected
exist across the site. A Preliminary Title Report shall be submitted to units
indicate the locations of any recorded easements affecting the property.
Before plans for improvements within any existing easements will be
approved by the Public Works Director, the Developer/Applicant shall
obtain written permission from the easement owner, and shall submit said
written permission to the Public Works Department.
125. Utility Undergronnding. Applicant/Developer shall contact the utility PW Approval
companies who utilize the joint poles that extend along the south end of the of
site to determine whether said utilities must be placed underground to Improveme
accommodate the proposed improvements. If said utilities will be placed nt Plans
underground, then said undergrounding shall originate on the south side of
Houston Place, then extend to the west side of Dougherty Road. No new
joint utility poles shall be installed.
126. Streetlights. Streetlights shall be installed on the public streets adjacent to PW Approval
the project site per City standards. Said fixtures shall be cobra head of
luminaries with galvanized steel or aluminum poles spaced not more than Improveme
180' apart. The streetlights and their locations shall be acceptable to the nt Plans
Public Works Director.
127. Streetseape Landscaping and Street Trees. The Applicant/Developer PW Approval
shall construct streetscape landscaping within the public right-of-way, and of
within public service easements, to the standards adopted by the City of Improveme
Dublin, and to the satisfaction of the Public Works Director and Director of nt Plans
Community Development. Streetscape landscaping shall be defined as, but
not limited to, automatic irrigation systems, trees, shrubs, groundcover, turf,
mulch, tree gratings, decorative surfacing, and other required features. Street
tree varieties of a minimum 15-gallon size shall be planted along all street
frontages and shall be shown on Landscaping and Irrigation plans. Exact
tree locations and varieties shall be reviewed and approved by the Public
Works Director. Trees planted within 5' of any sidewalk, pavement, curb, or
other hardsurfacing shall have root shields installed within the tree wells to
prevent potential root damage from the tree growth.
128. Landscaping at Aisle Intersections. Landscaping at aisle intersections and PL, Completion
at the driveway entrances shall be such that vehicle sight distance as defined PW of
by the City of Dublin standards is not obstructed. Except for canopy trees, Improveme
landscaping shall grow to a height in excess of 30 inches above the curb in nts
Exhibit A
these areas.
129. Improvement of Traffic Signal at Dougherty Road and Scarlett Drive. PL, Completion
I Applicant/Developer shall improve the signalized intersection at Dougherty PW of
Road and the driveway entrance to the Park Sierra Apartments. The Improveme
intersection geometry and existing traffic signal must be modified to accept nts
the new extension of Scarlett Drive. Improvements to the intersection
geometry and modifications to the existing traffic signal shall reflect the
recommendations contained in A Traffic Study for the Proposed Trumark
Homes Development, as prepared by TJKM dated December 7, 1999, and
subject to the approval of the Public Works Director.
130. Signing and Striping Plan. A signage and striping plan for the streets and PW Occupancy
intersections shall be submitted to the Public Works Department for review of any 1
and approval. Said plan shall include dimensions of all travel lanes and turn dwelling
pockets along with the intersection configurations at Scarlett Drive and unit
Dougherty Road, and Scarlett Drive and Houston Place. The plan shall also
define pedestrian crossings to the Iron Horse Trail at the intersections of
Scarlett Drive and Dougherty Road, and Scarlett Drive and Houston Place.
131. No Parking on Dougherty Road. The Applicant/Developer shall designate PW Approval
no street parking on Dougherty Road along the project frontage using of
appropriate traffic signs. Improveme
nt Plans
132. Livermore Amador Valley Transit Authority (LAVTA). PW Occupancy
Applicant/Developer shall cooperate with LAVTA to provide convenient of Any
access to public transit, to enhance local and regional mobility and Building
integration of LAVTA with other public transit systems, and to locate bus
route alignments, turnouts, service stops, bus shelters and other transit
features. The Applicant/Developer shall comply with all applicable
requirements of LAVTA. The Applicant/Developer shall pay the cost of
installing any necessary improvements to satisfy LAVTA requirements.
133. Traffic Calming for On-site Circulation. Applicant/Developer shall install PW Approval
approved traffic calming devices (e.g. speed tables or speed humps) along of
the long straight drive aisle that extends along the southern end of the site to Improveme
discourage speeding through the parking lot. nt Plans
134. LAVTA Bus Passes. Applicant/Developer shall participate in the Bay Area PW Approval
Air Quality Management District's Traffic Systems Management program, of
Improveme
nt Plans
135. Emergency Vehicle Access. In accordance with ACFD requirements, the PW Occupancy
first lift of asphalt concrete (AC) shall be in place for the project prior to of Any
combustible materials entering the site or any vertical construction on the Building
site.
Exhibit A
CITY OF DUBLIN
Environmental Checklist
Initial Study
8.
9.
10.
Project title: PA 99-030 Trumark Townhomes
Lead agency name and address:
City of Dublin, 100 Civic Plaza, Dublin, Califomia, 94568
Contact person and phone number: Andy Byde, (925) 833-6610
Project location: Union Pacific Railroad right-of-way, East of Dougherty Road, and North of Dublin
Boulevard.
Assessors Parcel Number(s): 941-550-22-5
Project sponsor's name and address:
Trumark Companies
4135 Blackhawk Plaza Circle
Danville, CA 94506
General Plan designation: Medium-High Density Residential (14.1-25.0 du/ac) and Retail Office.
Zoning: M- 1 (Light Industrial).
Specific Plan designation: N/A
Description of project: (Describe the whole action involved, including but not limited to later phases
of the project, and any secondary, support, or off-site features necessary for its implementation.
Attach additional sheets if necessary.)
The proposed project consists of constructing a maximum of 71-unit townhome project. The town
homes would be contained within 8 separate buildings, which would attain a maximum height of 35
feet above finished grade. The proposed project contains units which would range between 1,225
and 1,667 square feet and each unit would have its own 2-car garage. The project would also
include associated site improvements, including 180 on-site parking spaces (consisting of 142
garage spaces, and 38 guest spaces), and associated landscaping. Additionally, to provide access to
the property, the applicant is proposing to construct Scarlett Drive extension between Doughtery
Road and Houston Place.
ATTACHMENT-5
11. Surrounding land uses and setting: Briefly describe the project's surroundings:
The project site area is located in an area characterized by a mixture of land uses. To the north lies the
Camp Parks Reserve Forces Training Area. To the south is the recently approved 177-unit Archstone
Apartment complex and the existing commercial and industrial building. To the east is Mayflower and
Caton Van and storage companies. To the west on the other side of Dougherty Road is a commercial
district that is characterized by mini-storage uses, auto-related uses and light industrial uses. These uses
include automobile repair, painting, sales and parts, a mini-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 M-l(Light
Industrial) to the "Planned Development-Medium Density" Zoning District. Site Development Review
has also been requested by the applicant to permit the construction of 71-unit townhomes and dwellings
and associated improvements on the site and a Vesting Tentative Tract Map for the 71 lots.
Vehicular access is proposed via Scarlett Drive extension and two private driveways from Scarlett Drive
and one from Houston Place. An emergency access would be provided at Dougherty Road to provide
additional access to the site. A total of 180 on-site parking spaces are proposed, which would include 2
spaces within an enclosed garage for each unit and .54 non-reserved guest parking space for each unit. A
portion of the open parking will be designed for compact vehicles and handicap-accessible spaces will
also be provided. The proposed amount of parking meets the minimum City requirement of 2 enclosed
spaces per unit plus 1 space for every two units (Dublin Zoning Ordnance, Section 8.76).
The applicant proposes to construct an iron fence around a portion of site. The project developer would
also grade the site to improve drainage and would also construct underground utility improvements on and
off the site, include water, sewer, electrical, natural gas and cable television facilities.
Incorporation by Reference
This project implements the recent approved changes to the General Plan land use designation for this site
and adjacent site (All Aboard Mini Storage, PA 98-024). The changes to the General Plan were approved
by the City Council on April 6, 1999. A Mitigated Negative Declaration was certified by the City of
Dublin for that portion of the project.
The California Enviroumental Quality Act allows public agencies to incorporate previous environmental
documents, as may be appropriate. In this instance, the Mitigated Negative Declaration for the General
Plan land use changes have been used to prepare the environmental document for the project.
The All Aboard Mini Storage Mitigated Negative Declaration and associated documentation is available
for public review at the City of Dublin Community Development Department, 100 Civic Plaza, Dublin
CA, during normal business hours.
Dublin Planning Department
Trumark
PA 99-030
Page 2
Exhibit I Project Location
~TON P£
-- PROJECT
$~TE
VICINITY MAP
NTS
Dublin Planning Depar[ment
Trumark
PA 99-030
Page 3
Exhibit 2 Rezoning
ASSESSOR'S MA,a-. 941
PAGE I.
Estate ELIZ. A. DOUGHERTY IB~.8
Pin AMENDED MAP TOWN of DOUGHERTY
RM.2817 ~28/*~ RM. 7109 ~/~
Scale I = 20 PM. 65~I ~o~/32
EM.4008*s~/5*
TR. 6644
RM. 7080
55O
r~ -4-
2O5
I
c
Dublin Planning Department
Trumark
PA 99-030
Page 4
Exhibit 3 Proposed Site Plan
~ITE PLAN
SCARLET PLACE
Dublin, California
TRUMARK COMPANIES
Dublin Planning Depar[ment
Trumark
PA 99-030
Page 5
1. Project description:
2. Lead agency:
3. Contact person:
4. Project location:
Rezoning from "M-1 Light Industrial District" to "Planned
Development - Medium-High Density Residential"; Site
Development Review for 71-units, contained within 8 buildings and
a Vesting Tentative Tract Map for 71 lots.
City of Dublin
100 Civic Plaza
Dublin CA 94568
Andy Byde, Associate Planner
Located on the former rail road fight-of-way located on the east side
of Dougherty Road, immediately east of the Park Sierra apartments,
and further identified as APN 941-550-22-5
5. Project sponsor:
Tmmark Companies
6. General Plan designation:
Medium-High Density Residential ( 14.1-25.0 du/ac) and Retail
Office
7. Zoning:
Existing:
M-1 (Light Industrial)
Proposed'.
P-D (Planned Development, Medium Density Residential)
8. Surrounding zoning and uses:
North:
South:
East:
West:
Camp Parks Reserve Forces Training Area
Light industrial
Moving van company and related storage Camp Parks Reserve Forces
Training Area
Commercial area with mini-storage uses, auto-related uses and light
industrial uses; medium density apartments
9. Other public agency required approvals:
The following additional approvals are required:
Building and grading permits City of Dublin)
Encroachment permits (City of Dublin)
Dublin Planning Department
Trumark
PA 99-030
Page 6
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "potentially significant impact" as indicated by the checklist on the following pages.
x Land Use/Planning x Transportation/ x Public Services
Circulation
Population/Housing Biological Resources x Utilities/Service
Systems
x Geotechnical Energy/Mineral x Aesthetics
Resources
x Water x Hazards x Cultural Resources
x Air Quality x Noise Recreation
Mandatory Findings
of Significance
Determination (to be completed by Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project could not have a significant effect on the environment and a Negative
Declaration will be prepared.
X I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached sheet have
been added to the project. A Negative Declaration will be prepared.
__ I find that although the proposed project may have a significant effect on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on the
attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain
to be addressed.
I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed
Date:
Dublin Plann~g Department
Trumark
PA 99-030
Page 7
Printed Name: ]~M-r'),.{', '-4~ .w-l:>~'~ For: ('_ re,f, ave
Evaluation of Environmental Impacts
1)
2)
3)
4)
5)
6)
A brief explanation is required for all answers except "no impact" answers that are adequately
supported by the information sources a lead agency cites in the parenthesis following each question.
A "no impact" answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault
rupture zone). A "no impact" answer should be explained where it is based on project-specific
factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants,
based on a project-specific screening analysis).
Ail 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.
"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.
"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.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA processes,
an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)
(3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist.
Lead agencies are encouraged to incorporate the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
document in substantiated. A source list should be attached and other sources used or individuals
contacted should be cited in the discussion.
7) This is only a suggested form and lead agencies are free to use different forms.
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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 area either
PotentiallyPotentiallyLess than No
SignificantSignificantSignificant Impact
Unless lmpact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
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)
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i) Unique geologic or physical features?
(Source:2, 8)
IV. Water. Would the proposal result in:
a) Changes in absorption rates, drainage
patterns, or the rate and amount of surface
run-off? (Source: 2, 8)
b) Exposure of people or property to water
related hazards such as flooding? (Source:
FEMA map)
c) Discharge into surface waters or other
alteration of surface water quality (e.g.
temperature, dissolved oxygen or turbidity)?
(Source: 6, 8)
d) Changes in the amount of surface water in
any water body? (Source: 6,7)
e) Changes in currents or the course or direction
of water movements? (Source: 7,8)
f) Changes in the quantity of ground waters,
either through direct additions or
withdrawals, or through substantial loss of
groundwater recharge capability? (Source: 2
7)
g) Altered direction of rate of flow of
groundwater? (Source: 7, 8)
h) Impacts to groundwater quality? (Source: 7,
8)
i) Substantial reduction on the amount of
groundwater otherwise available for public
water supplies? (Source: 7, 8)
V. Air Quality. Would the proposal:
a) Violate any air quality standard or contribute
to an existing or projected air quality
violation? (Source: 5)
b) Expose sensitive receptors to pollutants?
(Source:7,8)
c) Alter air movement, moisture, temperature, or
cause any change in climate? (Source: 7,8)
d) Create objectionable odors? (Source: 6,7)
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
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VI. Transportation/Circulation. Would the
proposal result in?
a) Increased vehicle trips or traffic congestion?
(Source: 3)
b) Hazards to safety from design features (e.g.
sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)?
(Source: 3)
c) Inadequate emergency access or access to
nearby uses? (Source: 3, 6)
d) Insufficient parking capacity onsite or offsite?
(Source: 1, 3)
e) Hazards or barriers for pedestrians or
bicyclists? (Source:3,7)
f) Conflicts with adopted policies supporting
alternative transportation (e.g.. bus turnouts,
bicycle racks)? (Source: 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)? (Soume: 8)
e) Wildlife dispersal or migration corridors?
(Source: 8)
VIII. Energy and Mineral Resources. Would the
t~rot~osal:
a) Conflict with adopted energy conservation
plans? (Source: 1)
b) Use nonrenewable resources in a wasteful and
inefficient manner? (Source: 8)
X
PotentiallyPotentiallyLess than No
SignificantSignificantSignificant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
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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)
b) Possible interference with an emergency
response plan or emergency evacuation
plan? (Source: 6,7)
c) The creation of any health hazard or potential
health hazards? (Source: 6,7)
d) Exposure of people to existing sources of
potential health hazards? (Source: 6,7)
e) Increased fire hazard in areas with flammable
brush, grass or trees? (Source: 7)
X. Noise. Would the proposal result in:
a) Increases in existing noise levels? (Source: 4)
b) Exposure of people to severe noise levels?
(Source: 4)
XI. Public Services. Would the proposal result in
a need for new or altered governmental
services in any of the following areas?
a) Fire protection? (Source: 6)
b) Police protection? (Source:6)
c) Schools? (Source: 8)
d) Maintenance of public facilities, including
roads? (Source: 6)
e) Other governmental services? (Source: 6)
XII. Utilities and Service Systems. WouM 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 Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
x
X
X
X
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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)
XIII. Aesthetics. g7ould 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. WouM the proposal:
a) Disturb paleontological resources? (Source: 8.
Northwest Info Center)
b) Disturb archeological resources? (Source: 7,
8)
c) Have the potential to cause a physical change
which would affect unique ethnic cultural
values? (Source: 7,8)
d) Restrict existing religious or sacred uses
within potential impact area? (Soume: 7)
XV. Recreation. Would the proposah
a) Increase the demand for neighborhood or
regional parks or other recreational
facilities? (Source: 6)
b) Affect existing recreational opportunities?
Source: 6)
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a 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
PotentiallyPotentiallyLess than No
SignificantSignificantSignificant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
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b) Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals?
c) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects and the
effects of probable future projects).
d) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
X
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
Sources used to determine potential environmental impacts
1. Dublin General Plan or Zoning Ordinance
2. Geotechnical Reconnaissance Report prepared by ENGEO(July 16, 1999)
3. Traffic analysis prepared by TJKM Associates (November 1999)
4. Acoustic analysis prepared by Paoletti and Associates (September 23, 1999)
5. Phase I and Phase II Environmental Site Assessment (ENGEO, September 7, 1999)
6. Communication with appropriate City of Dublin Department(s)
7. Site visit
8. Other source
XVII. Earlier Analyses
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration, Section 15063
(c)(3)(d). In this case, a discussion should identify the following on attached sheets.
a) Earlier analyses used. This environmental analysis is based, in pan, 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.
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b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope
of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed by mitigation measures based on an earlier analysis.
c) Mitigation measures. For effects that are "less than significant with mitigation incorporated," describe
the mitigation measures which are incorporated or refined from the earlier document and the extent to
which they address site specific conditions for the project.
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Attachment to Trumark Communities Negative Declaration
PA 99-030
Discussion of Checklist
Legend
PS: Potentially Significant
PS/M: Potentially Significant Unless Mitigated
LS: Less Than Significant Impact
NI: No Impact
I. Land Use and Planning
Environmental Settin~
The project site area is located in an area characterized by a mixture of industrial and commercial land
uses. To the north lies the Camp Parks Reserve Forces Training Area and to the east are the Mayflower
and Caton van and storage companies, a proposed contact lens manufacturing facility, an automobile
repair shop, a building supply company and a mini-storage company. To the southwest is a commercial
district that contains mini-storage, auto-related and light industrial uses. To the west of the project site,
and on the west side of Dougherty Road, is the 283 unit Park Sierra Apartments complex that is currently
under construction.
The 4.0 acm project site was the former Southern Pacific railroad right-of-way. The site is currently
vacan,t partly occupied by stockpiles of debris and dirt. Given the nature of the land uses that have
occurred on the site, the property is highly disturbed with little or no vegetation. The vegetation that does
appear on the site consist ora few trees and some native and exotic grasses.
Immediately north of the site is planned to be utilized to extend Scarlett Drive to the southeast and
ultimately connect with Dublin Boulevard. The right-of-way beyond the railroad right-of-way is planned
to contain the Iron Horse Trail, a regional bicycling and hiking trail proposed to extend from Pleasanton
to Contra Costa County. The trail will be operated and maintained by the East Bay Regional Parks
District.
Proiect Impacts
a) Conflict with generalplan designation andzoning? NI. The Dublin General Plan designates the site as
"Medium-High Density Residential" which allows 14.1 to 25.0 dwelling unit per acre. The proposed
project would have a density of 17.75 dwellings per acre, consistent with General Plan density ranges.
The Dublin General Plan encourages housing of varied types, sizes, and prices to meet current and future
needs of Dublin Residents (Land Use Element 2.1 (A)). The proposed project would satisfy a sector of the
housing market that is currently under fulfilled, by providing attached ownership housing types, consistent
with General Plan policies.
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b) Conflict with applicable environmentalplans or policies? NI. The City of Dublin has adopted no other
city-wide or specific environmental plans or policies which would affect this project.
c) Incompatibilities with existing land use in the vicinity? PS/M. Two specific areas of potential
incompatibility with surrounding uses have been identified: (1) the adjacency of commercial and light
industrial uses to the south of the subject property; and (2) the of the presence of nearby high pressure
underground petroleum pipelines paralleling the railroad right-of-way. The potential effects of hazardous
material and the risk of upset is addressed in Section IX.
Mitigation Measure 1: Construct a solid wall along the southern property line separating the
Wright property from the subject property. The wall shall be designed in such a way to screen
views and potential noise from commercial and light industrial uses to the south from the proposed
residential uses on the subject property.
d) Effect on agricultural operations or soils? NI. The site has been used as a railroad right-of-way and no
agricultural operations exist on the subject property or the surrounding properties.
e) Disruption of physical arrangement of an established community? NI. The subject property has been
utilized as a railroad right-of-way for many years and has been vacant for the last 20 years. This property
has marked the boundary of industrial uses which have historically occurred in the area. This area
consists of concrete tilt up buildings that contain light industrial and commercial uses that have been
established over the years in a disordered fashion. No residential uses are located immediately adjacent
to the site and therefore the project would not disrupt any physical arrangement of the community.
II. Population and Housing
Environmental Setting
The City population as of January 1, 1996 was estimated by the State Department of Finance to be 26,267.
Significant population growth is anticipated for the community based on planned residential growth in
east Dublin, where the City has approved a specific plan calling for residential growth. According to the
Association of Bay Area Governments (ABAG), the total population of Dublin is expected to increase to
35,200 by the year 2000, to 49,400 by the year 2005 and 58,900 in the year 2010.
Project Impacts
a) Cumulatively exceed official regional or local population projections? LS. The project site is relatively
small in size, approximately 4.0 acres, in relation to the City as a whole and would not have an
appreciable affect on the City-wide population base. Based on a person per dwelling unit factor of 2.0
(taken from the adopted Land Use Element), up to 142 new residents would be located on the site at full
project build out. The number of new residents generated by the proposed project would fall within the
parameters of anticipated population growth as outlined in the Environmental Setting section, above.
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b) Induce substantial growth in an area, either directly or indirectly? NI. The project site is identified as
an "infill" site with current water and sewer service, currently located along the frontage of the property
and therefore is not be considered a growth inducing project. Additionally, an existing multi-family
development is located adjacent to the project.
c) Displacement of existing housing, especially affordable housing? NI. The project site is presently
vacant and no housing units would be displaced.
IlL Soils and Geology
Environmental Setting
The site lies within the San Ramon Valley, a short distance south of the Dougherty Hills. According to
historic geologic studies in the area, the site is underlain by poorly consolidated, non-marine deposit
sedimentary rocks of the Tassajara Formation. The geotechnical investigation report prepared for the
project indicates that the site is not within an Alquist~Priolo Fault Zone (1982). There are no mapped
faults which are ~known to traverse the site, the closest Alquist-Priolo Fault Zone is for an isolated
segment of the Pleasanton Fault which is located within 1,600 feet of the site. The next nearest active
seismic faults include the Calaveras, the Hayward and the San Andreas Faults which are located
approximately 1.5 miles east-southwest, 9 miles southwest, and 27 miles west-southwest, respectively.
The closest potentially active faults include the (1) Verona, which is located approximately 3 miles to the
south, and (2) the Las Positas, which is located approximately 8.5 miles to the southeast.
The soil conditions of the site are summarized as follows. Surficial soils include very stiff to hard silty
clays to depths of approximately 10 feet below existing grade. These soils have a high plasticity index and
as a result are considered to have high expansive (shrink-swell) potential when subjected to changes in
moisture content. Below the surface soil are interbedded layers of light brown to brown silty clays, sandy
clays, and clayey sands of tow to medium plasticity to a maximum depth of 41.5 feet. Groundwater table
ranges between 6 and 29 feet in depth beneath the surface, based on variability in rainfall and other
considerations.
Project Impacts
a) Is the 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, 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
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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 ma}or
bodies of water located nearby which could be a source of seiche hazard.
e) Is the site subject to landslides or mudflows? LS. The site is essentially flat with less than 1% of slope
over the emire site, therefore, any potential impacts from landslides or mudfiows 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;
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· Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into
off-site drainage culverts or channels.;
· Major site development work involving excavation and earth moving for construction shall be
done during the dry season, except as may be approved by the City Engineer.
Adherence to Mitigation Measure 3 will reduce potential erosion impacts to an insignificant level.
g) Subsidence of land? P/SM. According to the Geotechnical Reconnaissance prepared for the site
indicates that on an adjacent property alternating layers of sands and clays were found which could result
in settlement if appropriate mitigations are not undertaken.
Mitigation Measure 4a: A Registered Civil Engineer with soils engineering expertise or a
Registered Geotechnical Engineer should perform a final, detailed geotechnical investigation of
the site before completion of the final building design. At a minimum, the geotechnical
investigation should include the following tasks:
Additional subsurface exploration should be conducted to determine the
consistency of the fill.
Specific recommendations for site grading should be developed to address existing
uncontrolled fills.
Over-excavation of existing uncontrolled fill and replacement with properly
engineered fill materials, should be considered.
Specific settlement and seismic design criteria and values for the foundation system
should be recommended.
Mitigation Measure 4b: All subsequent construction plans should incorporate the
recommendations of the final geotechnical investigation, as approved by the Department
of Public Works. The final project design should conform also to the engineering and
seismic requirements of City of Dublin Grading requirements and the Uniform Building
Code. A Registered Civil Engineer should design the grading and foundation plans. A
Registered Soils Engineer should stamp and sign the grading and foundation plans
certifying that they conform to the recommendations of the final geotechnical
investigation.
Adherence to Mitigation Measure 4 will reduce potential subsidence impacts to an insignificant level.
h) Expansive soils? P/SM. Surficial soils on the project site have been identified as having a high
expansive potential. These soils generally tend to shrink, crack and become hard when dry, and expand
and become softer when wet. Expansive soils have the potential to damage building foundations and other
improvements if specific construction techniques are not followed. The final geotechnicat report
submitted for the project should recommend appropriate construction techniques to ensure that any
negative effects of expansive soils can be reduced to a level of insignificance.
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Mitigation Measure 5: All subsequent construction plans should incorporate the
recommendations of the final geotechnical investigation. A registered Civil Engineer should
design the grading and foundation plans. A Registered Geotechnical Engineer should stamp and
sign the grading and foundation plans certifying that they conform to the recommendations
contained in the final geotechnical investigation.
i) Unique geologic or physical features? 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 Settin~
No surface water exists on the site. The nearest surface water soume 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.
Project 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 Iow absorption rates of the clayey soils found on the project site.
b) Exposure of people orproperty toflood 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 0001 A, 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.
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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
watershed protection goals, minimum non-point source pollution controls for site planning and post
construction activities. Watershed protection goals are based on policies identified in the San Francisco
Bay Basin Water Control Plan, which relied on Best Management Practices (BMPs) to limit pollutant
contact with stormwater runoff at its source and remove such pollutants prior to being transported into
receiving waters. The following mitigation measure is therefore recommended to reduce surface water
quality pollution to a level of insignificance.
Mitigation Measure 6a: The applicant shall obtain an NPDES general construction permit from
the State Water Resoumes Control Board. The terms of this permit require that project
development not cause any increase of sedimentation, turbidity or hazardous materials within
downstream receiving waters.
Mitigation Measure 6b: The applicant shall submit a stormwater pollution prevention plan.
Such a plan should provide both interim (during construction) and tong-term (post construction)
stormwater pollution control measures. Best Management Practices should be incorporated into
the long-term site management program to ensure the removal of non-point source pollutants in
stormwater runoff. At a minimum drainage system filtering devices or traps should be installed
that would protect water resources from discharges of petroleum-based pollutants collected on
impervious parking surfaces. A long 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. Pemolation rates would decrease
slightly due to the introduction of impervious surfaces; however, with the imposition of Mitigation
Measure 6 to maintain water quality, this is not anticipated to be a significant impact.
e) Changes in currents or direction of water movement? NI. The project would not alter currents or
direction of water movement in nearby water bodies.
f) Changes in 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 of groundwater? NI. The project would not affect groundwater direction.
h) Impacts to groundwater quality? NI. The scope of the project is such that groundwater resources will
not be affected, as discusses in Section IV (a) and (c).
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i) Substantial reduction of groundwater resources? LS. Future project residents will rely on water
supplied by the Dublin San Ramon Services District (DSRSD) for water supplies. Section, XII, Utilities,
further describes anticipated water supply to the project.
V. Air Quality
Environmental Settine
The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the
west, south and east. Most of the air flow into the southern portions of the Valley is accomplished through
two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of
low wind speed and calm conditions (the latter approximately 23 percent of the time). These local
limitations on the capacity for horizontal dispersion of air pollutants combined with the regional
characteristic of restricted vertical dispersion give the area a high potential for regional air quality
problems.
Proiect Impacts
a) Violation of air quality standard?. PS/M. Potential air quality impacts can be divided into short-term,
construction related impacts and long-term operational impacts associated with the project.
In terms of construction-related impacts, it is anticipated that the project would generate temporary
increases in dust and particulate matter caused by site excavation and grading activities. Construction
vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth
surfaces. Generalized estimates of construction air emissions include approximately 1.2 tons of dust per
acre per month of construction activity. About 45 percent of construction-related dust is composed of
large particles which settle rapidly on nearby surfaces and are easily filtered by human breathing patterns.
The remainder of dust consists of small particles (also known as PM10) and could constitute a more
severe air quality impact, unless mitigated.
The following mitigation measure is therefore recommended to reduce potential short-term, construction
related impacts.
Mitigation Measure 7: The following measures shall be incorporated into construction
specifications and shall be followed by the project grading contractor:
All material excavated or graded shall be sufficiently watered to prevent excessive amounts of
dust, Watering shall occur at least twice per day with complete coverage, preferably in the late
morning and at the completion of work for the day;
All clearing, grading, earthmoving and excavation shall cease during periods of high winds
greater than 20 mph over one hour;
All material transported off-site shall either be sufficiently watered or securely fastened to
prevent escape of dust and debris;
All inactive portions of the construction site shall be planted and watered, if construction is
accomplished in more than one phase;
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· On-site vehicle speed shall be limited to 15 mph;
· During rough grading and construction, Dougherty Road and Sierra Court (if used for
construction access) shall be swept at least once per day, or as required by the City of Dublin, to
remove silt ad construction debris;
· Unnecessary idling of construction equipment shall be avoided;
· Equipment engines shall be maintained in proper working condition per manufacturers'
specification.
Construction of the proposed project will add additional vehicular traffic to this portion of Dublin as
identified in Section VI, Transportation and Circulation. These additional vehicles will generate quantities
of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM 10).
However, the location of the proposed project near a major regional transportation corridor (Dougherty
Road), the relatively high density of the project (approximately 18 units per acre) and the fact that the
proposed project is considered an "infill" type residential project results in conformity with the Bay Area
Air Quality Management District's Clean Air Plan.
b) Expose sensitive receptors to pollutants? LS. The project, if approved and constructed, would add an
anticipated 142 furore 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 Setting
Major roadways serving the site include:
Interstate 580, a six-lane east-west freeway connecting Dublin with nearby local communities
such as Livermore and Pleasanton and regional destinations, such as Tracy and Oakland. In the
vicinity of the proposed project, 1-580 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
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between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580
and Stoneridge Drive.
Dougherty Road is a two-lane rural roadway north of the site, within Contra Costa County which
has been widened to four lanes between the Alameda County/Contra Costa County border near
Dublin. It is six lanes between Dublin Boulevard and 1-580. Average Daily Traffic (ADT) varies
between 10,750 north of Amador Valley Road to 43,500 south of Dublin Boulevard.
Dublin Boulevard is a major east-west arterial within Dublin and is configured as a four- to six-
lane road which serves primarily industrial and commercial uses in the vicinity of the project. A
two-lane extension from Dougherty Road east to Tassajara Road has recently been completed.
ADT varies from 29,300 vehicles per day, east of San Ramon Road to 5,300 vehicles west of
Tassajara Road.
Hacienda Drive is an arterial designed to provide access to Hacienda Business Park in Pleasanton.
These are two lanes of his roadway extending as far north as Dublin Boulevard. ADT is
approximately 11,300. As part of the Santa Rita Business Center (Opus) project, Hacienda drive
is plarmed to be extended northward to Gleason Drive as a four lane roadway, which is currently
under construction.
Scarlett Drive is a two-lane road providing access to land uses south of Dublin Boulevard. An
extension of this road is planned to be built with funds obtained from traffic mitigation monies
collected from new development projects. The extension will proceed immediately north of the
subject property, along Southern Pacific right-of-way line to the northwest from the intersection of
Scarlett Drive and Dublin Boulevard and terminate at Dougherty Road.
· Amador Valley Boulevard is a three-lane east-west road north of the project site, extending near
San Ramon Road on the west to Dougherty Road on the east. ADT is 10,800.
Sierra Lane is a two-lane industrial collector road providing access to primarily industrial uses
located to the south of the proposed project.
Monterey Drive is a two-lane residential road west of Dougherty Road which intersects Dougherty
Road north of the project site.
Houston Place is a two-lane road east of Dougherty Road with fronting industrial uses. Houston
Road would intersect at Scarlett Drive, east of the proposed project.
The City commissioned a traffic consultant (TJKM Associates, Inc., transportation consultants) to prepare
a traffic analysis to detail project-related transportation and circulation impacts. At the direction of the
Department of Public Works, the analysis included traffic volume and turning movement counts during
the a.m. and p.m. peak hours. All counts were conducted during 1999. The intersections surveyed
included:
· Dougherty Road/Amador Valley Boulevard
· Dougherty Road/Scarlett Drive
· Dougherty Road/Sierra Lane
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· Dougherty Road/Houston Place
· Dougherty Road/Dublin Boulevard
· Dougherty Road/I-580 Westbound Ramps
· Hopyard Road/1-580 Eastbound Ramps
· Scarlett Drive/Dublin Boulevard
Based on the traffic volume counts, the traffic analysis calculated the following five scenarios: (1) existing
conditions; (2) existing plus approved; (3) existing plus approved plus pending; (4) existing plus approved
plus pending plus project; and (5) cumulative for the year 2025 plus project.
General Plan Transportation Policy Framework
The General Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of
an intersection by comparing the volume of critical traffic movements to intersection capacity and
determining average delays. LOS can range from "A," representing free-flowing conditions, to "F,"
representing very severe congestion and intersection breakdown.
The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance
(these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development
and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91 or
greater) (General Plan Guiding Policies 5.1.1B and C).
Significance Criteria
Based upon General Plan policies, an intersection impact is considered significant if it causes the overall
intersection LOS, or a movement LOS in the intersection, to fall below LOS D.
Proiect Impacts
a) Increased vehicle trips or traffic congestion? LS. The proposed project would increase vehicle trips and
traffic congestion in the local roadway network. However, this would not be considered a significant
impact because as a result of the additional trips generated by the project, none of the intersections studied
by the traffic consultant (or any other foreseeable intersections) would drop below LOS D. Likewise, the
intersections which currently operate below D, would not be further impacted by the additional trips
generated by the project (see the table on the next page). Additionally, the applicant will be required to
assist in off-setting the fair-share cost of city-wide improvements as part of the development plan
approval.
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Existing Traffic (including existing, approved, and pending projects) compared with traffic generated by
the proposed project.
Existing Scenario Project Scenario
Existing +
Intersections Peak Existing + approved +
Period approved + pending pending + project
V/C LOS V/C LOS
AM 0.87 D 0.87 D
Dougherty Rd./Amador Valley
Blvd. PM 0.82 D .082 D
AM 0.77 C 0.79 C
Dougherty Rd./Scarlett Drive
PM 0.66 B 0.68 B
AM 120+ F 120+ F
Dougherty Rd./Houston Place*
PM 120+ F 120+ F
AM 0.87 D 0.88 D
Dougherty Rd./Sierra Lane
PM 0.83 D 0.83 D
AM 1.11 F 1.II F
Dougherty Rd./Dublin Blvd
PM 1.36 F 1.36 F
AM 0.65 B 0.65 B
Dougherty Rd./I-580 WB Ramps
PM 0.57 A .057 A
AM 0.91 E 0.91 E
Hopyard Rd./I-580 EB Ramps
PM 0.92 E 0.92 E
AM 0.91 E 0.91 E
Dublin Blvd/Scarlett Dr.
PM 1.18 F 1.18 F
*unsignalized intersection, average delay in seconds for stopping and yielding movements at STOP controlled intersection
The following projects are included in the existing scenario traffic conditions (including existing traffic,
approved but not built, and pending projects). Development projects used in this assumption include the
Hacienda Crossings projects (Opus), the AutoNation vehicle retailer, the Villas apartment project (324
dwellings), Summerhill and Jefferson residential development (341 single family dwellings and 368
apartment units); Archstone Communities (177 apartment units); Casterson residential development;
Tassajara Meadows Residential Development; Park Sierra apartments (285 dwellings); Creekside
Business Park; General Motors Development; Yarra Yarra residential development, PeopleSoft, Koll
Dublin Corporate Center, Emerald Glen residential development; Dublin Ranch Area G; and approved
project within the City of Pleasanton.
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Trip Generation
The 71-unit development is expected to generate 416 daily trips, 31 during the a.m. peak hour and 13
during the p.m. peak hour. The trip generation assumptions for the project are based on information
contained in the Trip Generation, Sixth Edition, published by the Institute of Transportation Engineers.
The following table illustrates the estimated trip generation for the proposed project.
Project Trip
RateDaily Rate A.M. Peal~ Hour Rate P.M. Peak Hour
Use Size Trips In:Out Out Total In:Out lin Out Total
TH. 71 d.u. 5.86 416 0.44 17:83 5 26 31 0.54 65:35 I 25 13 38
b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible
uses (e.g. farm equipmenO? PS/M. The traffic study recommends the following mitigation measure to
ensure that no public safety hazards would be created.
Mitigation Measure 8: A right-turn deceleration lane should be provided at each entrance along
Scarlett Drive.
c) Inadequate emergency access or access to nearby uses? LS. Primary access is provided from two
points along Scarlett Drive and one along Houston Place. A fourth access, emergency vehicle only, is
proposed along Doughtery Road.
d) Insufficient parking capacity onsite or offs#e? P/SM. The proposed amount of parking meets the
minimum City requirement of 2 enclosed spaces per unit plus 1 space for every two units (Dublin Zoning
Ordnance, Section 8.76). However, for parking ratio to be adequate, the guest parking must be
maintained as guest only parking.
Mitigation Measure 9: The guest parking must be maintained as unassigned parking only.
e) Hazards or barriers for pedestrians or bicyclists? P/SM. The projects adjacency to the proposed Iron
Horse Trail could result in dangerous crossings for pedestrians or bicyclists. To reduce this potential
impact to a level of insignificance, the following is recommended:
Mitigation Measure 10a: Provide a cross walk at the intersection of Scarlett Drive and
Dougherty Road and a cross walk at Scarlett Drive and Houston Place, subject to the review and
approval of the Director of Public Works.
Mitigation Measure 10b: The applicant shall place appropriate warning signs at the interface
areas to minimize pedestrian and vehicular conflicts, subject to the review and approval by the
Director of Public Works.
f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)?
LS. Construction of the proposed project would serve to advance regional and subregional goals and
policies which promote the development of higher density residential projects near major transportation
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corridors. In this instance, the site is adjacent to Dougherty Road, a major transportation corridor which
includes bus service. In addition, the site is approximately one mile from the Dublin BART station.
According to representatives of WHEELS, additional bus service will be added to Dougherty Road to
serve BART. Additionally, bicycles will be able to be stored within garages.
g) Rail, waterborne or air 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 4.0 acre project site is currently vacant, however as previously mentioned once contained a railroad
track for the Southern Pacific Railroad. Given the nature of the land uses that have occurred on the site
and on adjacent sites, the property is highly disturbed with little or no vegetation. The vegetation that
does appear on the site consist of a few trees and some native and exotic grasses along the western
property line. A portion of the site is covered with gravel/baserock.
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 field
observations conducted May through November of 1999.
b) Locally designated species (e.g. heritage trees). NI. No heritage trees are located on the site.
c) Locally designated natural communities (e.g. oak forest, coastal habitat) NI. There are no significant
stands of vegetation on the site.
d) Wetland habitat (e.g. marsh, riparian and vernalpool)? LS. No wetlands exist on the project site.
e) Wildlife dispersal or migration corridors? LS. The site is substantially surrounded by existing
industrial development and no wildlife corridors have been observed on the site.
VII. Energy and Mineral Resources
Environmental Settin~
Based on the geotechnical reconnaissance of the site (ENGEO 1999) no known deposits of minerals exist
on the project site. The Conservation Element of the General Plan does not reference any significant
mineral resources on the project site or in the area of the project.
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Project 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 availability of a known mineral resource that would be offuture value to the region
and residents of the State? NI. The project site is not located in an area designated by the California State
Department of Conservation, Division of Mines and Geology, as having sufficient mineral resources that
are suitable as marketable commodities.
IX. Hazards
Environmental Setting
The site of the proposed project is located near a Santa Fe Pacific Pipeline Company 1 O-inch pressurized
refined oil pipeline within the project site. The pipeline carries a variety of refined petroleum products
including aviation fuel, kerosene, automobile gasoline and other refined petroleum products. The pipeline
originates at petroleum refineries located in Concord and terminates in San Jose. Based on a preliminary
reconnaissance, the pipeline is located approximately 100 feet northeast of the northern most edge of new
property. According to representatives of the pipeline operating company, the pipe is periodically
checked for leaks via periodic surface investigations by pipeline personnel, internally by way of a remote
video camera and by continual monitoring of pipeline pressure by gauges throughout the pipeline to check
for sudden pressure drops.
The applicant has submitted a Level One Environmental Site Assessment and a Field Invitation Report for
the project, prepared by the firm of ENGEO (9/99). This assessment included: (1) a walk through of the
site; (2) a search of local, state and federal records of hazardous materials regulatory agencies; (3)
historical use analysis; (4) sampling and laboratory analysis of water samples from a groundwater
monitoring well; and (5) a soil investigation.
Proiect Impacts
a) g 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
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chemicals, pesticides, herbicides and similar materials would be used and stored on the site, either in
individual units or for maintenance purposes. The amounts of such materials would be typical of any
residential development in the community and such quantities are not considered to be significant.
b) Possible interference with an emergency response plan or emergency evacuation plan? LS. No adopted
or foreseeable emergency evacuations plan would be interfered with by the proposed project. The project
is not within an area where possible conflicts would occur.
c) The creation of any health hazard or potential health hazards? NI. As a proposed residential
development, the project will not generate a health hazard.
d) Exposure of people to existing sources of potential health hazards? PS/M. Discussion of impacts
resulting from exposure of people to existing soumes of potential health hazards include: (1) the location
of an existing petroleum pipeline; and (2) existence of low levels of petroleum hydrocarbons within the
soil.
Future residents of the proposed project could be subject to hazards from escaping refined petroleum
products or from fire and explosion if the pipeline were to break or rupture. This risk would be increased
in the event of a seismic event. The Transportation Research Board (TRB) has issued a special report
(219) entitled Pipelines and Public 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 100-foot setback from the pipeline will be maintained within the project. Based on this
structural setback from the pipeline, construction of a masonry wall is not required.
The following mitigation is recommended to ensure that hazards related to pipeline leakage or rupture be
reduced to a level of insignificance.
Mitigation Measure 11: A minimum setback of 50 feet shall be established and maintained from
the petroleum pipeline and any habitable structure on the project site.
Additionally, the Phase I and II Environmental Site Assessment identified the following environmental
conditions with respect to the subject property: (1) very low levels of heavy metals and (2) very low levels
of volatile hydrocarbons.
Twenty-four ballast samples were collected and combined into 6 four-point composites along the former
railroad alignment. The ballast samples were recovered along the former rail bed surface at depths of 0-9
inches below grade. The twenty-four ballast samples were submitted as 6 four-liner composite samples.
The samples were analyzed for total extractable hydrocarbons as diesel (mod. EPA 8020), cadmium (Cd),
chromium (Cr)? nickel (Ni), lead (Pb), and zinc (Zn). Reported concentrations for the LUFT metals
ranged from 26 to 36 PPM (part per million), 21 to 110 PPM, 46 to 53 PPM, and 62 to 120 PPM for
chromium, nickel, lead, and zinc, respectively. Cadmium was not detected above reporting limits. These
concentrations are below the EPA's Preliminary Redemption Goals of 210 PPM, 400 PPM, 150 PPM, and
2200 PPM for chromium, nickel, lead, and zinc, respectively, therefore, the existence of the low levels of
these materials is considered to be a less than significant impact.
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The groundwater was sampled and analyzed for total petroleum hydrocarbons (TPH); benzene, toluene,
ethlybenzene, and xylenes (BTEX); and volatile organic compounds (VOCs). A further analysis
conducted 11 soil samples from around the site (ranging in depth from up 28 feet) that were analyzed for
TPH and BTEX. Trace levels were detected (diesel hydrocarbons ranging from .60 PPM to .200 PPM
and gasoline hydrocarbons within one sample at a concentration of .067.) Trace concentrations of xylenes
and ethlybenzene were reported which are well below the EPA's Preliminary Redemption Goal (PRG) of
1.75 PPM and .680 respectively. Given the low concentrations and the lack of a significant groundwater
impacts, the Field Invitation Report recommends no further action. Therefore, the existence of the Iow
levels of ethlybenzene, gasoline hydrocarbons, and diesel hydrocarbons is considered to be a less than
significant impact.
e) Increased fire hazard in areas with flammable brush, grass or trees? LS. Construction of the proposed
project will add wood frame dwellings, garages and other related improvements, including new
landscaping. All structures will be built in conformity with provisions of the Uniform Building Code and
Uniform Fire Code to minimize fire hazard. Landscaped areas will be permanently irrigated to ensure that
plant material will not be flammable.
X. Noise
Environmental Settin~
The General Plan identifies that the conditionally acceptable outdoor Ldn noise levels are between 60 and
70 dBA for residential areas, while interior areas have a maximum noise level of 45 dBA. Noise
measurements are expressed in decibels ("dB"), which is the standard measure of sound pressure. Filters
are used with some noise measuring equipment to suppress frequency ranges that the human ear cannot
readily detect. The "A" filter is used for such measurements. All noise levels discussed herein are "A-
filtered" or "A-weighted" decibels ("dBA"). The average dBA during a specified measurement period,
typically one hour, is expressed as the "Leq,' or equivalent noise level. The average dBA during a 24-
hour period is expressed as the "Ldn," or day-night noise level.
The primary long term source of noise in the vicinity of the project site include vehicular-related noise
emanating from Dougherty Road and the yet to be constructed Scarlett Drive. A noise analysis was
performed for this project and the day-night noise level was determined to be 57.4 Ldn. The noise
consultant further concluded that the future maximum noise level on the site would be a 63.4 dBA as
result of increase in vehicle traffic.
Proiect 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.
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The following mitigation measure is therefore recommended to limit the potential impacts of construction
noise on adjoining properties to an acceptable level.
Mitigation Measure 12: All construction activities on the project site shall be limited to 7 a.m. to
5 p.m., Monday through Friday, unless alternative hours are approved by the Dublin Building
Official for structural construction and the City Engineer for grading activities. Construction
equipment, including compressors, generators, and mobile equipment, shall be fitted with properly
working mufflers.
b) Exposure of people to severe noise levels? P/SM. Construction of the proposed project may expose
residents of dwelling units along the frontage of Dougherty Road to noise levels in excess of that
established in the Dublin General Plan. The following mitigation measures are recommended to reduce
off-site noise impacts on the project to a level of insignificance.
Mitigation Measure 13: The project developer shall have a qualified acoustical consultant verify
that (1) the exterior living area noise level of the proposed dwelling units are within a maximum
noise level of 60 to 70 dBA or lower; (2) the interior noise level to 45 dBA or lower; and (3)
review and approve construction plans.
XI. Public Services.
Environmental Settin~
The project site is served by the following service providers:
Fire Protection. Fire protection is provided by the Alameda County Fire Department, under
contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous
materials control and public education services.
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.
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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 conununity and neighborhood parks and similar municipal buildings and facilities.
The applicant would be required to pay this fee.
Environmental Impacts
a) Fire protection? LS. According to representatives of the Fire Department, the proposed project lies
within a 1 1/2 mile radius of a fire station located at 9399 Fircrest in Dublin. A typical response time of
under five minutes is anticipated. As part of the site development review process, specific fire protection
requirements will be imposed on the development to ensure compliance with applicable provisions of the
Uniform Fire Code.
Based upon discussions between the applicant and Fire Department officials, the project has been
modified to provide minimum turning radii and aisle widths for emergency equipment.
b) Police protection? PS/M. Concerns have been raised by the Police Department concerning the ability of
the Department to provide adequate surveillance of the proposed. The following mitigation is therefore
recommended to reduce potential police protection impacts to levels of insignificance:
Mitigation Measure 14: Prior to issuance of building permits, the project developer shall submit
for Police Department approval a Master Security Plan, indicating specific measures which will be
taken by the developer to supplement Police Department security for the project. Specific items to
be included formation of a neighborhood watch association.
c) Schools? PS/M. The Dublin Unified School District recently completed a Facilities Master Plan which
includes estimates of student generation by residential density type. Since many local schools are or are
expected to be at full capacity in the near future, the following mitigation is recommended to ensure that
potential impacts can be reduced to a less than significant level.
Mitigation Measure 15: The applicant shall, prior to issuance of building permits, obtain a
written agreement with the Dublin Unified School District for the project's fair share mitigation of
school impacts. Any fees which are required pursuant to that agreement shall be paid prior to
issuance of building permits.
d) Maintenance of public facilities, including roads? LS. The project represents an incremental increase in
area population and vehicles. Roadways within the project will be privately owned and maintained. The
applicant is required to pay a traffic impact fee to the City of Dublin which will assist in of-setting costs
of public roadway maintenance.
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e) Other governme~Ttal services? LS. The project would represent incremental increases in the demand for
general governmental services. Payment of the City's Public Facility Fee would offset any impacts caused
by the project.
XII. Utilities and Service Systems.
Environmental Settin~
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 Impacts
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
D SRSD, 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
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eastern Alameda County. The Landfill currently has an anticipated capacity until the year 2005 and plans
are underway to extend landfill capacity for an additional 50 years.
Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that the City's
waste stream complies with state requirements for reduction of solid waste. The most current information
available indicates that Dublin exceeds state requirements for reducing solid waste.
Although approval of the proposed project will incrementally increase the amount of solid waste, any such
increases will insignificant because the existing facility would be able to be accommodated given the
existing solid waste facilities and resources.
g) Local or regional water supplies? LS. DSRSD staff indicate that adequate long term water supplies are
available from Zone 7 and other sources to serve the proposed project.
XIII. Aesthetics.
Environmental Settine
The 4.0 acre project site currently vacant. The project site area is located in an area characterized by a
mixture of land uses. To the north lies the Camp Parks Reserve Forces Training Area. To the south is the
recently approved 177-unit Archstone Apartment complex and the existing commercial and industrial
building. To the east is Mayflower and Caton van and storage companies. To the west on the other side of
Dougherty Road is a commercial district that is characterized by mini-storage uses, auto-related uses and
light industrial uses. These uses include automobile repair, painting, sales and parts, a mini-storage
company, a concrete coating company and a printing company. To the northwest on the West side of
Dougherty Road is the 283 unit Park Sierra Apartments complex that is currently under construction
Environmental 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 16: Site lighting shall incorporate the following features:
Pole-mounted lights shall be downward and hooded. The height of lighting standards shall be
limited to twelve feet;
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Wall-mounted lights shall also be equipped with cut-off lenses.
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.
Proiect Impacts
a) Disturb paleontological resources? NI, based on Northwest Information Center letter.
b) Disturb archeological resources? PS/M. The Northwest Information Center letter indicates the
possibility of sites or artifacts on the site given the proximity to Alamo Creek. The following mitigation is
therefore recommended to reduce any such impacts to a level of insignificance:
Mitigation Measure 17: Should archeological artifacts or remains be discovered during
construction of the project, work in the vicinity of the find shall stop immediately until a qualified
archeologist can evaluate the site and determine the significance of the find. Project personnel
shall not collect or alter cultural resources. Identified cultural resoumes 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.
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XV. Recreation.
Environmental Settine
City parks closest to the project site include Stagecoach Park, Alamo Creek Park, both neighborhood
parks and Dublin Sports Grounds, a community park.
Project Impacts
a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS. The
addition of approximately 142 residents in this portion of the City will add an incremental demand for
parks and recreational facilities. A portion of needed park facilities will be met by proposed construction
of recreational amenities within the project. However, demand would still exist for community-scale park
and playground facilities. The applicant would be required to pay a Public Facility fee to the City of
Dublin, which includes a contribution toward construction of new parks in the city.
b) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site.
XVI. Mandatory Findings of Significance
a) Does the project have the potential to degrade the quality of the environment, substantially reduce the
habitat of a 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? NI. The preceding analysis indicates that the proposed project will not have a
significant adverse impact on overall environmental quality, including biological resources or cultural
resources. As discussed in this Initial Study, the proposed project would not have the potential to
significantly degrade the identified resources.
b) Does the project have the potential to achieve short-term, to the disadvantage of long-term,
environmental goals? NI. The project represents an example of infill, higher density housing which will
be sited near a major regional transportation corridor and would not impact long-term environmental
goals. As discussed in this Initial Study, the proposed project would not have the potential to achieve
short-term environmental goals to the disadvantage of long-term environmental goals.
c) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects and the effects
of probable future projects). LS. Although incremental increases in certain areas can be expected as a
result of constructing this project, including additional traffic air emissions, light and glare and need for
public services and utilities, the project site lies within an already urbanized area and sufficient capacity
exists within service systems to support the additional population anticipated associated with the project.
As discussed in this Initial Study, the proposed project would not have impacts that are individually
limited, but cumulatively considerabl~.
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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 are proposed to reduce such potential impacts to levels of insignificance. As
discussed in this Initial Study, the proposed project would not have environmental effects that will cause
substantial adverse effects on human beings, either directly or indirectly.
Initial Study Preparer
Andy Byde, Associate Planner
Agencies and Organizations Consulted
The following agencies and organizations were contacted in the course of this Initial Study:
City of Dublin
Eddie Peabody Jr., AICP, Community Development Director
Dennis Carrington, AICP, Senior Planner
Kevin van Katwyk, Senior Engineer
Jim Ferdinand, Fire Department
Rose Macias, Police Department
Dublin-San Rarnon Services District
Bruce Webb, Engineer
References
Dublin General Plaq, Revised September 1992
Dublin General Plan Housing Element, June, 1990
Dublin Zonin~ Ordinance, Adopted September 1997
Initial Study and Mitigated Negative Declaration for All Aboard Mini-Storage General Plan
Amendment, City of Dublin, March 1997
Initial Study and Mitigated Negative Declaration for Archstone Comminutes Site Development
Review. Rezonin~, City of Dublin, October 1999
Geotechnical Reconnaissance Report Trumark, ENGEO, Inc., July 1999
Phase One and Two Environmental Site Assessment, ENGEO Inc., September 1999
Pipelines and Public Safetv, Transportation Research Board, 1988
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Traffic Study of the Proposed Trumark Development TJKM Associates, November, 1999
Environment Noise Measurements Scarlett Place/Union Pacific, Paoletti Associates, Inc.,
September, 1999
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