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03-003 EdenSeniorHousing05-13-2003
AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: May 13, 2003 SUBJECT: ATTACHMENTS: RECOMMENDATION: PUBLIC HEARING PA 03-003, the Eden Housing Senior Housing Project, submitted by Eden Housing, Inc. (Eden Housing), to consider an Amendment to the General Plan; an Amendment to the Downtown Core Specific Plan; a Planned Development (PD) Rezone/Stage I & II Development Plan, Site Development Review (SDR); a Tentative Parcel Map, and a Mitigated Negative Declaration. (Report prepared by: Jerry Haag, Consulting Project Planner) 1 Resolution Recommending City Council Certification of a Mitigated Negative Declaration and Adoption of a Mitigation Monitoring & Reporting Program (with Mitigation Monitoring Program attached as Exhibit A) 2 Resolution Recommending City Council Approval of Amendments to the General Plan and to the Downtown Core Specific Plan (with General Plan Map attached as Exhibit A-1 and Specific Plan Amendment Map attached as Exhibit A-2) 3. Resolution Recommending City Council Approval of the Planned Development Rezone/Stage I & Stage II Development Plan (with the rezoning exhibit attached as Exhibit A-1 and the Development Plan attached as Exhibit A-2) 4. Resolution Approving a Site Development Review (SDR) application (with the Site Plan attached as Exhibit A) 5. Resolution Approving a Tentative Parcel Map (with the Tentative Parcel Map attached as Exhibit A) 6. Project Information, including project plans prepared by CLA Architects and a project description 7. Initial Study/Mitigated Negative Declaration and responses to comments 1. Open public hearing and hear Staff presentation. 2. Take testimony from the Applicant and the public. 3. Question Staff, Applicant, and the public. 4. Close public hearing and deliberate. 5. Adopt the following resolutions: a. Resolution recommending City Council certification of a Mitigated Negative Declaration and adoption of a Mitigation Monitoring and Reporting Program (Attachment 1); b. Resolution recommending City Council approval of Amendments to the General Plan and to the Downtown Core Specific Plan (Attachment 2); COPIES TO: Applicant PA File Project Manager ITEM NO. ~~ c. Resolution recommending City Council approval of the Planned Development Rezone/Stage I & II Development Plan (Attachment 3); d. Resolution approving a Site Development Review (SDR) application for this project (Attachment 4); e. Resolution approving a Tentative Parcel Map (Attachment 5). BACKGROUND: This project involves consideration of a 54-unit senior occupancy, income-restricted, independent living housing project at the rear of the former Dublin branch of the Alameda County library. The site is located on the south side of Amador Valley Boulevard near the intersection of Amador Valley Boulevard and Starward Drive (7606 Amador Valley Boulevard). The project site includes approximately 0.58 acres of land on the southernmost portion of the parking lot of the former library that would be used for the senior affordable housing project. The northerly 1.4 acres if the site contains the former library building and parking lot and was recently approved as the site of the new Dublin Senior Center. Given the small size of the site, the configuration of the senior housing would be as a four-story building, with ground-level parking for 30 spaces, and three stories of senior apartments on the upper floors. Fifty- three (53) apartments would be one bedroom units; the remaining apartment would contain two bedrooms as the residence of the on-site manager. The applicant is Eden Housing Inc., anon-profit affordable housing builder based in Hayward. Funding to construct the project is proposed to be provided from a combination of state and federal tax credit allocation funds supplemented with City of Dublin Affordable Housing Fund. Occupancy of the proposed project would be limited to seniors (individuals or heads of households 62+ years of age) with low or very low household incomes. PROJECT DESCRIPTION: Proposed Development The project includes a total of 54 apartment units with 53 of these units targeted to low-income senior households in Dublin. One of the units would be reserved for an on-site manager and would not be income restricted. The development would be located in a single fifty (50) foot tall building extending along the southerly portion of the existing parking lot. Landscape setbacks (12' for front and rear yards, 9'2" to the west and 25' to the east) would be provided on all sides of the structure with the rear yard area fenced with a decorative metal rail fence. The project would provide for an independent living environment for seniors and does not include assisted living or congregate care services. Resident apartments would each contain 541 square feet of living area, which would include a combination living/dining room, bedroom, bathroom and kitchen. Each apartment would also have a small outdoor deck area off of the living room. The manager's unit would have essentially the same floor plan, but with a second bedroom. Common areas available for all residents would include an entry lobby on the north side ground floor with tenant mailboxes (facing the Senior Center parking lot), library, resident service coordinator office, community room, laundry area and lounge. On-site management offices would be provided on the second floor. Storage and maintenance areas would be provided on each level. Solid waste would be disposed of via a trash chute along the west side of the building, depositing waste material in a standard dumpster on the ground floor. All units would either be constructed for ADA occupancy or be readily adaptable for ADA occupancy as may be needed. This is a requirement of the proposed project funders. Floors would be accessed by both a central elevator and three sets of stairs. Each apartment would be individually heated and air-conditioned. The complex would be secured by a locked front door with an intercomlbuzzer system. Access to and from the garage would also be restricted for security purposes. Although not financially or otherwise tied to the Dublin Senior Center, the location of the proposed senior housing complex just north of the Center will allow future residents to take advantage of the programs and services offered in the Senior Center with a minimum of driving. Other surrounding land uses include a Target retail store to the south, a commercial parking lot to the east and a retail commercial center to the west. Access, Circulation and Parking Access to the proposed project site would from two directions: an existing driveway from Amador Valley Boulevard would be used supplemented by a new drive to and from the commercial parking lot to the east. Both driveways would be shared with the Senior Center to the north and would be secured with long-term access easements recorded as part of the Parcel Map. All parking for the proposed senior housing complex would be located within the ground floor garage area. Vehicle access into the garage would be from a gated door along the northwest corner of the building, allowing vehicles to enter and exit.the complex through the adjacent Senior Center parking lot. A total of 30 spaces would be provided, which includes 29 standard spaces and two handicapped- accessible spaces. The overall parking ratio for the proposed project is 0.56 per unit, which exceeds the industry standard ratio of 0.5 spaces for senior apartments. Typically, senior apartment dwellings have a lower rate of automobile ownership than normal market-rate units. Access to the garage for residents would be available from the ground floor lobby area. Parking spaces are proposed to be assigned to residents on a permit basis, with visitor parking also provided. The City anticipates that parking for the Eden Housing project would be discouraged in the Senior Center lot by placement of appropriate signs. Pedestrian access to surrounding uses would be provided via a striped walkway to the Senior Center across the parking lot. A safe, ADA-compliant and lighted pedestrian pathway is also planned from the senior housing site to Target and other commercial and service uses to the south which will be installed as part of the Target expansion program. Bicycle storage for residents would be provided in the garage. The project site is served by WHEELS Route 3, which provides service to Stoneridge Mall, the East Dublin BART station and other Tri-Valley facilities. Exterior Design, Materials and Colors The project architect has designed the senior housing building to be complementary with the design of the proposed Dublin Senior Center to the north. The preliminary design for the Senior Center shows a California Classic design theme, which uses substantial overhangs, gabled roof lines and stucco walls with strong, simple massing. Responding to the Senior Center design, the Eden Housing project would have a Craftsman theme with multi-gable roof and end corbels. Roof material will be asphalt shingle. Exterior building material will be stucco with vinyl-clad windows trimmed with stucco moldings. Other design features include large precast stone columns on the view decks above the main entry, decorative wrought iron railings for upper floor balconies, planter boxes for a number of windows and trellises at the ground level with overhanging vines and plant material. The main building entrance has been sited in an axial alignment with the Senior Center so that a strong pedestrian linkage would be provided. This axial design has been carried through the Eden Housing building so that the rear access to the senior garden area is also on line with the front entrance. The vehicle garage entry gate is sited at the westerly portion of the front entry to match the circulation design of the Senior Center parking lot. The front and rear elevations of the ground floor would feature iron gratings as required by the Uniform Building Code to allow for garage ventilation. 3 Other design features include an entry court that would serve as a transition between the Eden Housing building and the Senior Center. The courtyard would be furnished with seating and a landscape trellis to encourage outdoor use. Solid stucco walls would be provided on the east and west sides of the entry court to minimize wind discomfort, with open iron work on the north side for transparency and to reinforce a connection with the Senior Center. A preliminary color palette has been submitted that will be available at the Planning Commission meeting that includes dark mottled roof shingles, sandstone and dark olive green field colors, light sandstone window and door trim and a rust accent color. Since final colors for the Senior Center are currently pending ratification by the City Council, a condition of approval would require that the final exterior colors be approved by the Community Development Director. Landscaping Although much of the project site is proposed to be covered by buildings, a conceptual landscaping plan has been submitted, which shows that all setback areas would be landscaped. Working with the Public Works Department, the area in front of the apartment building (north elevation) would be landscaped and appropriately graded to serve as a bio-filter Swale to enhance surface water quality from the north. The rear yard would include a community garden for use by residents and other decorative shrubs and ground covers. Tree shading from the adjacent Target parking lot would be used so as to minimize planting of trees close to the building where foundation damage could occur. The north side of the building would be reserved for building services, such as an underground electrical transformer, trash access areas and other utilities. The proposed planting palette includes a mix of red maple, redbud, flowering dogwood and coast redwood trees. Meyer lemon trees will be planted near the community garden. Proposed shrubs include fortnightly lily, mock orange, New Zealand Flax, sword ferns and star jasmine. A large Monterey pine tree exists within the current parking lot. Although this is not a heritage tree, efforts were made to save the tree and incorporate the pine into the landscape plan. However, review of the tree by an arborist indicated that to ensure long term health of the tree, a structural setback of at least 20' be provided around the tree to allow for root development and to minimize damage to building foundations. Given the small size of the site, providing this setback area was not considered feasible and the tree will be removed. Other smaller trees along the southerly property line of the site would also have to be removed to provide for the senior housing building. As noted above, replacement trees are proposed to be planted on the site. A line of redwoods along the westerly property line, planted as part of the former library development, will be retained however. Utilities and Grading Water and sewer lines are provided by Dublin San Ramon Services District along Amador Valley Boulevard and would need to be extended to the back of the site to connect with the proposed housing complex. The grading and conceptual landscape plan for the project has been designed to accommodate stormwater runoff from both the housing site and a large portion of the Senior Center parking lot. Stormwater would be directed to the southeast corner of the property to connect to a larger storm drain system within the Target Center. An existing above-ground PG&E electrical transformer along the west property line would be relocated to an underground vault. 4 The site is relatively flat and a small amounts of fill would be required to create a flat building pad. The project architect indicated that the building pad will be sloped to he maximum extent allowed by the Building Code to minimize the amount of fill. Preliminarily, portions of the existing parking lot asphalt would be recycled on the site for fill material. Funding, Management and Affordability The housing complex will be owned and managed by Eden Housing Management, Inc. a subsidiary of Eden Housing Inc. Eden Housing Management will provide an on-site manager. Depending on funding, Eden Housing also plans to provide a Senior Coordinator for the project. Funding to construct the project could be one of two types; either as a mix of Low Income Housing Tax Credits, possible Federal HOME funds, a contribution by the City of Dublin from the City's Affordable Housing Fund and possibly additional money from the Federal Home Loan Bank. Aback-up funding option is through the U.S. Department of Housing and Urban Development (HUD) Section 202 Supportive Housing for the Elderly with the City providing a local contribution. Eden Housing will be applying for both funding scenarios at the same time to increase the chances of being awarded funding. Both of these funding sources are highly competitive. Occupancy of the apartment units would be limited to low- (below 80% of area median income), very low- (below 50% of area median income) and extremely low- (below 30% of the area median) income senior residents aged 62 and over. Currently, the upper income limit for aloes-income household of one is $44,850 and for a household of two it is $51,250. This changes on a yearly basis as the metropolitan area median income fluctuates. Specific rental rates for this project have not yet been established. Residents for the project would be recruited and screened by Eden Management to ensure compliance with age and income restrictions. If the project is funded by HUD and the City preferences are approved by their Office of Fair Housing, occupancy preferences would be given to current Dublin residents. The project would be age and income restricted for a minimum of 55 years. Because Eden would be constructing units in excess of the amount of inclusionary units required, the project would comply with the City's Inclusionary Zoning Regulations. However, under the Inclusionary Zoning Regulations, a developer that constructs units in excess of those requirements is ordinarily entitled to a credit for each unit constructed in excess of what is required. However, since the City owns the land in this circumstance, it is not the typical situation where the developer should be entitled to credit. Accordingly, the ground lease agreement that the City would enter into with Eden will include a provision stating that Eden is not entitled to credit under the Inclusionary Zoning Regulations for constructing units in excess of the number of units otherwise required. Requested City Actions: The Applicant has applied to the City for a number of planning actions and approvals necessary for developing the property as described above. These actions collectively comprise PA 03-003 and include: • A General Plan Amendment from the existing "Retail/ Office" land use designation to "High Density Residential" land use designation to accommodate the proposed project. The High Density Residential land use category permits densities of 25+ units per gross acre, which would allow the proposed project's density of approximately 93 units per acre. • An Amendment to the Downtown Core Specific Plan to add a "High Density Residential" land use designation to the project site, consistent with the proposed General Plan Amendment. Although the project site is included within the Downtown Core Specific Plan, no land use designation has been assigned to the project site. 5 Stage 1 & Stage 2 PD-Planned Development Rezoning. A Rezoning from the Planned Development-Retail Commercial to the PD-Planned Development-Downtown Core Specific Plan- Multi Family Residential District has been requested to be consistent with the proposed General Plan and Specific Plan designations. The PD rezoning will also create individual zoning standards tailored to this specific land use. Earlier this year, the City rezoned all properties in the Downtown Core Specific Plan area (including the Eden Housing site) to PD-Planned Development (Downtown Core Specific Plan). • A Site Development Review (SDR) approval regarding the exterior design of the building, parking design, access and circulation arrangements and landscaping on the site. A Tentative Parcel Map to subdivide the overall 2-acre site that includes the former Dublin Branch Library (and future Senior Center) and associated parking lot into two smaller parcels. The larger of the two parcels that would contain 1.42 acres with the former library and the majority of the parking lot. The southerly 0.58 acre parcel would be contain the proposed Eden Housing project. The entire site is presently owned by the County of Alameda and City staff has been working with County officials to transfer the 2-acre site to the City of Dublin. The City of Dublin would retain ownership of the entire site but would lease the smaller parcel to Eden Housing for 99 years. Easements will be reserved on the Parcel Map for utility and access purposes between the two proposed lots. Under City subdivision requirements, the Planning Commission may approve the Tentative Parcel Map. A Final Map can later be approved by the City Council, so long as all conditions of approval are met and the Final Map is substantially consistent with the approved Tentative Map. ANALYSIS: Proposed Development Plan: The proposed development represents a land use and development type envisioned in the General Plan, which is a high density, affordable housing project immediately adjacent to downtown Dublin. Consistency with the General Plan is discussed below. It would also be compatible with the Senior Center immediately to the north. Overall density is high (approximately 93 units per acre) as is the Floor Area Ratio (approximately 1.6), however, the proposed senior housing complex would not generate typical impacts on surrounding uses as would standard housing types, such as traffic, parking, noise, water and sewer use. Project density, FAR and building height is also a function of the small parcel size necessitated by the requirement to maintain parking for the adjacent Senior Center. The economics of constructing a maximum number of dwelling units in close proximity also dictate a tall, compact project design. Therefore, it represents an efficient use of land with a proposed project desired by the community. General Plan Amendment: The proposed General Plan Amendment (GPA) would represent the third General Plan Amendment of 2003, with the Valley Christian Center application being the second. State law limits General Plan amendments to four per calendar year. Therefore, although the Eden Housing General Plan Amendment will be analyzed below, it will be presented to the City Council for final action along with the VCC General Plan Amendment application. Under State law, this would count as only a single GPA for a total of two amendments for the City during this calendar year. The existing General Plan Land Use designation of "Retail/Office" allows primarily shopping centers, retail stores, lodging facilities, professional offices and similar uses. Although residential uses would be allowed in the Downtown Intensification Area (which this site is a part of), High Density Residential appears a more appropriate General Plan Land Use designation to accommodate the proposed senior 6 affordable project. Under this designation, high density apartment and condominium developments are appropriate with a density of 25 units and above per acre. Exhibit A on Attachment 2 depicts the proposed GPA area. The Land Use and Circulation Element of the General Plan contains the following goals, policies and programs that are relevant to this proposal. • 2.1.1, Residential Land Use, Guiding Policy 2.1.1, Housing Availability, A: Encourage housing of varied types, sizes and process to meet current and future needs of Dublin residents. Analysis: The proposed project would provide a significant increase in the number of affordable rental apartments and would be consistent with this goal. • 2.1.1, Residential Land Use, Implementing Policy 2.1.1, Housing Availability, B: Designate sites for residential development where site capability and access are suitable and where the higher density would be compatible with existing residential development nearby. Analysis: Based on the Initial Study prepared for the project, there are no constraints to developing the site for high density senior housing in terms of access, traffic or any other. The nearest residential development to the project site consists of medium density apartment projects on the north side of Amador Valley Boulevard. The proposed project would therefore be consistent with this General Plan goal. 2.1.3, Residential Compatibility, Guiding Policy 2.1.3 A: Avoid abrupt transitions between single- family development and higher density development on adjoining sites. Analysis: The proposed project is consistent with the policy since no single family residences exist near the project site. 2.1.3, Residential Compatibility, Guiding Policy 2.1.3 C: Require a planned development zoning process for all development proposals over 6.0 units per gross acre. Analysis: A Stage 1 and Stage PD-Planned Development rezoning has been requested. Therefore, the proposed project would be consistent with this policy. In addition to the Land Use Element, the General Plan is required to contain a Housing Element, identifying City efforts to provide adequate housing sites for all economic segments of the community. The City has prepared a draft Housing Element and it is presently being reviewed by the State Housing and Community Development Department (HCD). Dublin has been assigned the responsibility of providing adequate sites to accommodate at least 796 very low income household dwelling units and 531 low income household dwelling units between the years 1999 and 2006. The proposed Eden Housing project would provide a significant effort toward meeting this requirement. The Draft Element also contains the following goals and programs relating to housing. • Goal A, To provide adequate sites to meet he City housing needs. Analysis: The proposed project is consistent with the policy since an underutilized commercial site would be converted to a housing site. • Policy 2, Increase units produced in Dublin; increase sites appropriate for affordable housing and accessible to downtown. Analysis: The proposed project would increase the number of affordable housing units immediately north of and accessible to the downtown core. Therefore, the proposed project would be consistent with this policy. • Goal B, To increase the availability of housing affordable to low and moderate income households. Analysis: Implementation of the proposed project would increase housing availability for low and very low income households. It would therefore be consistent with Goal B. • Policy 1, Promote development of affordable housing in Dublin. Analysis: The proposed project would provide a new affordable housing project in the community and would be consistent with this policy. • Program B.1.1, Cooperate with non-profit housing providers to develop units affordable to very low and low income households. The City will market housing opportunities and assist developers with construction of affordable housing through entering into a ground lease by May 2003 for the former library site...to facilitate the construction of aloes-income senior housing development. Analysis: Eden Housing, Inc, a non profit housing builder is the applicant for this project and the proposed project precisely follows the program outlined in the draft Housing Element. In sum, the proposed Eden Housing project would be consistent with the Dublin General Plan. Amendment to Downtown Core Specific Plan: In December, 2000, the Dublin City Council adopted the Downtown Core Specific Plan for the purpose of fostering appropriate development and redevelopment of properties in the historic core area of Dublin. Although the Eden Housing site was included in the Specific Plan project area, no land uses were assigned to this site. The purpose of the amendment is therefore to establish a "Residential: High Density" land use designation for the project site, consistent with the proposed General Plan Land Use Designation. Exhibit A on Attachment 2 depicts the proposed Specific Plan Amendment area. The proposed Housing project would be consistent with Goal 5 of the Downtown Specific Plan ("Provide for residential development in the downtown core to increase the local population near services."), Objective 5.2 ("Allow for residential development up to 30 units per acre."), and Objective 5.3 (" Provide for new senior housing near the planned City of Dublin Senior Center.'). PD Rezone/Stage I & II Development Plan: The Applicant has requested both a Stage 1 and Stage 2 PD- Planned Development to rezone the site from the existing PD (Downtown Core Specific Plan) zoning district. This rezoning is being pursued under the "Planned Development" Zoning District of the Dublin Zoning Ordinance (Chapter 8.32). The purpose of the Planned Development zoning district is to create a more desirable use of the land and a more coordinated development than would otherwise be possible under a single zoning district. A Planned Development rezoning and Stage 1 and 2 Development Plan is proposed to establish regulations for the use, development, improvement, and maintenance of the property as required by Chapter 8.32 of the Dublin Zoning Ordinance and to implement the intent of the Downtown Core Specific Plan. Approval of the Planned Development rezoning requires action by the City Council based on a recommendation from the Planning Commission. The proposed land use for the Eden Housing project are shown in the Resolution in Attachment 3, along with the necessary findings that must be made. Exhibit A-1 of Attachment 3 establishes the proposed Planned Development (PD) zoning for the property or regulations for the rezoning (including permitted and conditional uses and development regulations). The Development Plan is shown in Exhibit A-2 of Attachment 3. The Stage 1 and 2 Planned Development Rezoning and Development Plan, required by the Planned Development zoning regulations, depicts the comprehensive development concept for the site and the project plans, including the proposed site, architectural, landscape and other plans. The Zoning Ordinance differentiates between a Stage 1 PD and a Stage 2 PD in that the information required for a Stage 1 Planned Development rezoning is more general than the information required for a Stage 2 Planned Development action. A Stage 1 Planned Development application requires basic information about proposed land uses and densities, maximum amount of development proposed, a phasing plan, a master landscape plan and statements requiring consistency with the General Plan and any applicable Specific Plan. Stage 2 Planned Development rezoning requests must be accompanied by all of the Stage 1 information plus development regulations, architectural standards and other more detailed information. Under the Zoning Ordinance, a Planned Development must receive both Stage 1 and Stage 2 approvals. These can be done simultaneously or sequentially. Since the proposed Eden Housing project would be built in one phase, the applicants have requested both Stage 1 & Stage 2 Planned Development approvals for the entire site at this time. Planned Development zoning would not be effective unless the General Plan Amendment and Specific Plan Amendment were approved. Site Development (SDR) Review: Following approval of a Planned Development rezoning, Site Development Review is required for the project to address the layout of structures on the site, architectural design of structures, landscaping, provision of parking and related improvements. An application has been made for SDR approval as outlined previously in the staff report. Pursuant to Section 8.104.070, the Planning Commission must make the following findings to approve an SDR application: A. Approval of the application is consistent with the purpose and intent of this chapter. Analysis: The proposed project is consistent with purpose and intent of Sections 8.104.010 and 8.104.020 since it will promote the orderly development of the southerly portion of the City of Dublin Senior Center by providing a compatible land use, providing pedestrian links with adjacent land uses, providing adequate vehicular circulations shared with surrounding land uses, and by providing a complementary exterior building design and color palette with the Senior Center. The PD- Planned Development rezoning provides adequate standards, including but not limited to building heights, setbacks, parking, landscaping and others to ensure protection of the general health, safety and welfare. B. Approval of the application complies with the policies of the General Plan, with any applicable Specific Plan, with development regulations or performance standards established for any zoning district in which it is located and with all other requirements of the Zoning Ordinance. Analysis: As demonstrated in this staff, report, with the approval of amendments to the General Plan and Downtown Core Specific Plan, the proposed project would be consistent with the goals, policies and applicable programs of the General Plan and Dotivntown Core Specific Plan. C. The approval will not adversely affect the health or safety of persons residing or working within the vicinity, or be detrimental to the public health, safety and general welfare. Analysis: The SDR application would be consistent with this intent, since conditions of approval have been recommended to ensure compliance with the Uniform Building and Fire Codes and all other applicable codes adopted to protect public health, safety and welfare. D. Site development, including site layout, structures, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements have been designed to provide a desirable environment for the development. Analysis: The proposed development will provide a desirable environment for senior living due to proposed site amenities, linkages to surrounding land uses, provision of on-site management and security systems and site landscaping. Although proposed parking is less than normally allowed under the Dublin Zoning Ordinance, the amount of on-site parking is consistent with industry standards and will be adequate. E. The subject site is physically suitable for the type and intensity of the approved development. Analysis: The proposed project complies with this intent since it is generally flat and contains no site constraints. The site can adequately accommodate the proposed building and adequate setbacks on all four sides of the proposed building. F. Impacts to views are addressed. Analysis: The Initial Study prepared for this project which is the basis of the Mitigated Negative Declaration pursuant to CEQA indicates that implementation of the proposed project would be a less-than significant impact. Although the building would be relatively tall and may partially block southerly views from residential projects north of the site, there are no scenic vistas to the south. Approval of the proposed project would also have aless- than-significant impact regarding degradation of on-site views, since the project site and all surrounding areas are urbanized. Therefore, this intent has been met. G. Impacts to slopes and topographic features are addressed. Analysis: site is relatively flat and will require minimal grading to accommodate the proposed use. Therefore, this intent has been met. H. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, building materials and colors, screening of appurtenances, exterior lighting and similar elements 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 or theme and the character of adjacent buildings, neighborhoods and uses. Analysis: The proposed project has been intentionally designed to be highly compatible with the design and exterior color palette of the adjacent Dublin Senior Center. A condition of approval will require the housing project's colors match that of the Senior Center. All exterior equipment and appurtenances will be fully screened form public view. Therefore, this intent has been met. I. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to ensure visual relief and an attractive environment for the public. Analysis: The proposed conceptual landscape plan will generally conform to the landscaping for the Senior Center. Proposed trellised vine plantings on the building will provide for visual relief. The proposed community garden feature will provide for active recreation on the site. Therefore, this intent has been met. Approval of the Site Development Review is consistent with the Dublin General Plan and any applicable specific plans. Analysis: As demonstrated in this staff report, with the approval of amendments to the General Plan and Downtown Core Specific Plan, the proposed project would be consistent with the goals, polices and applicable programs of the General Plan and Downtown Core Specific Plan. The SDR approval has been conditioned so that the SDR approval is not effective until amendments to the General Plan and Downtown Core Specific Plan are in place. Tentative Parcel Map. The proposed Tentative Parcel Map conforms with the proposed Planned Development (PD) rezoning and the General Plan and Specific Plan Amendment requests, Staff recommends the Planning Commission approve the Tentative Parcel Map, subject to the condition that this approval will be effective only when the rezoning and the general plan and specific plan amendments become effective (see Resolution in Attachment 5). ENVIRONMENTAL REVIEW: To comply with the requirements of the California Environmental Quality Act (CEQA), the City prepared an Initial Study (Attachment 7) which led to a finding that all potential environmental impacts could be reduced to ales-than-significant level. Therefore, adoption of a Mitigated Negative Declaration is 10 recommended as set forth in Attachment 1. The actual findings which the City Council must make when adopting the Mitigated Negative Declaration will be prepared prior to the City Council hearing. In terms of traffic generation, the Dublin traffic engineer has prepared a letter, which is attached to the Initial Study document indicating that the proposed senior housing project would generate the same or fewer vehicular trips than the former branch library on the site. The Initial Study was circulated to affected public agencies and organizations fora 20-day period between February 8 and 28, 2003. A number of minor comments were received by the City which are attached to the Initial Study document. CONCLUSION: The proposed General Plan Amendment, Planned Development rezoning, Conditional Use Permit, Site Development Review, and Tentative Parcel Map request for the Eden Housing project will be consistent with the Dublin General Plan and Dublin Zoning Ordinance. The project will provide 53 apartments for low and very low income residents (54 total units, with the manager unit), many of whom are anticipated to be Dublin residents. Approval and implementation of the proposed project will also assist the City in meeting quantified housing objectives for affordable housing as mandated by the City's Housing Element. RECOMMENDATION Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt the following resolutions: 1. Resolution recommending City Council certification of a Mitigated Negative Declaration and adoption of a Mitigation Monitoring and Reporting Program (Attachment 1); 2. Resolution recommending City Council approval of Amendments to the General Plan and to the Downtown Core Specific Plan (Attachment 2); 3. Resolution recommending City Council approval of the Planned Development Rezone/Stage I & II Development Plan (Attachment 3); 4. Resolution approving the Site Development Review (SDR) application for this project (Attachment 4); 5. Resolution approving a Tentative Parcel Map (Attachment 5). 11 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: Eden Housing, Inc. 409 Jackson Street Hayward, CA 94544 City of Dublin LOCATION: At the rear of the closed Dublin Branch of the Alameda County Library, 7606 Amador Valley Boulevard, Assessor's Parcel Number 941-305-0412- 02. GENERAL PLAN Retail/Office DESIGNATION: SPECIFIC PLAN None, although site included in the Downtown Core Specific Plan DESIGNATION: EXISTING ZONING Currently zoned Planned Development (Downtown Core Specific Plan). & LAND USE Current Use: Former branch library and parking lot PUBLIC NOTIFICATION: In accordance with State law, public notices were mailed to all property owners and occupants within 300 feet of the proposed project. A public notice was also published in the Tri-Valley Herald and posted at several locations throughout the City. 12 RESOLUTION N0.03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN A RESOLUTION RECOMMENDING CITY COUNCIL ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM FOR THE EDEN HOUSING SENIOR AFFORDABLE HOUSING PROJECT PA 03-003 WHEREAS, the Applicant, Eden Housing Inc, has requested approval of a General Plan Amendment, an Amendment to the Downtown Core Specific Plan, PD-Planned Development Rezoning, Tentative Parcel Map, and Site Development Review to construct up to 54 multi-family senior apartment units with ground floor parking and related site improvements on the subject property. Occupancy of the project would be limited to qualified low and very-low income households with the exception of an on- site manager dwelling unit; and WHEREAS, the City, as lead agency, completed an Initial Study for the Project consistent with CEQA Guidelines sections 15162 and 15163 and determined that a Mitigated Negative Declaration was required in order comply with the provisions of the California Environmental Quality Act, Implementing Guidelines and City of Dublin Environmental Guidelines; and WHEREAS, a Notice of Availability of an Environmental Document was prepared by the Dublin Development Services Department and circulation fora 20-day period as required by CEQA Guidelines; and WHEREAS, a Mitigation Monitoring and Reporting Program has been prepared in accord with CEQA and is attached as Exhibit A to this resolution; and WHEREAS, a staff report, dated May 13, 2003, and incorporated herein by reference, describes the Mitigated Negative Declaration and all responses received by the City based on the published Notice of Availability; and WHEREAS, on May 13, 2003, the Planning Commission held a noticed public hearing on the Project at which time the Commission considered the staff report, the Mitigated Negative Declaration, and all other oral and written comments presented to them. NOW, THEREFORE, BE IT RESOLVED THAT: A. The foregoing recitals are true and correct and made a part of this resolution. B. The Planning Commission has reviewed and considered the Mitigated Negative Declaration and hereby recommends that the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Plan as complete, adequate, and in compliance with CEQA and the City of Dublin's Environmental Guidelines. ATTACHMENT I PASSED, APPROVED, AND ADOPTED this 13th day of May 2003, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager Page 2 .~+ V • ~, O .~ •,~ O x w C~ O .~ O "'d C~ . ^., .~ 0 A .~ •~iy O N 0 e~ v tq ~ ~ ~, iv ~ io ~ ... ~ ~ ,~ ~ ~ ~ o a; ~ ~~~~ , C7 ~ .~ ' an ~ ~ ,~ ~. ~~ o C ~ ~ ~ p ~ .~ •° O y ~ ~ ~ O ~a QQ Q3 j '~ ~ ~~ ~~ ~~ ~ ~ ~ ~ ~ ~ ~. ~. ~ ~ ~ .~ v O Qr y ] '~" .~ 41 O ~ y Qi ~ ~ Q Q fi '~ ~ '~ 'C ~ ~~ .,. ~ V ~ ;,~ ~ ~ ~ G1 .~ .+'i c~ fd .~ .'~. ~r ^' v1 ~ ~ ~ ~ G1 O ~.~ ~. ~ ~ f]. ~ m ~ ~ v~,-~a~. tC m ~x .~ cC GC ~ v v ~ Q" .. .~' bA ~ T1 ~ ~ N ~ ~ ~'' ~ '~ , ~ ~c. F a p v ~ ~ E~ ~--~ O1 O X O fit, N cC v ++ ~ ~ ~ ~, ;_, ~ ~ ~i ~ ~ .O ~ ~ O bA O O v ~ .u ~ ~ v ~ Q ~ ~ ~w ~ ~ ~ ~ ~ i ¢ ° ~ y ~ ~ fil, ~., °' ~ v v ~ 3 I' , ~ t 1 ~ ~° °: 3 _ cn ~ .~ 3 ~ v °: ~ °~, ~ Q ~ EXHIBIT /~ O ... v C: ..~ ~, '~ ~ /-~ ~" r.w •0 ~ a GA ~ '~ A ~ O ~~~// 1~1 hil O EC ,~o .. i bA w.. 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O ~ ~ ~OJ , v~ s, ,~ +~ •~-~ s. ~ ~ L- r ~., ~ Q ~ 9 ~, v ~ U ,~ . .o ~ O ~ v ~ ~ ~ ~ ~ ~ a I U V ,~ ~ ~ H ~ V v O .~ ~ ~ ~ +I Q ~ ~ ~ O '+ ,~ ~ O ~ ~ y, N i ~~ v~ ~ ~~' O p I O ~.. V CL y N . O ~ C1, ~ W ~ m ~ „fl ~ rte, "~ ~. ~ ~ ~ ~ ~ „O .~ ~ ~ ,~ `~ N V ~ ~ ~ v ~ ~ ~ ~.~ o ~ o ~ ~ ~ ~ ~ ~ ~ a v ~ v Y ~ ~ ~ ed v ~ : u . . a" ~ ~ ~ O ~ Q 4J ~ bA u ~, axi v v ,p, ~ ~ +'~.' ~ Cr ~ ~ ' " ~ bA ~ ~ ,O «5 ~ .~ ~~.. +~ + ~ ~ ~ 4J '~ ~ ++ GJ ~ ~ ~ v ~ ~ ~ ~ * ' ~ ~ ~ ~ + N ap Gam! y ~ '~ ~~ ~ v ~ ~O ~ r y , M O7 f~ d 0 d M .~ O Q M ~ O ~ a~ c -~ U ~ .~ C ~ O d .r ~ O C .N ~ _ .O ~ ~ ~ O ~ ~ ;~ w ~ U RESOLUTION NO. 03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT AND AN AMENDMENT TO THE DOWNTOWN CORE SPECIFIC PLAN, PA 03-003, FOR 0.58 ACRES FOR THE EDEN HOUSING SENIOR PROJECT PROPERTY AT 7606 AMADOR VALLEY BOULEVARD TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM RETAIL/OFFICE TO HIGH DENSITY RESIDENTIAL (25.0+DWELLING UNITS PER ACRE) AND TO ADD A HIGH DENSITY RESIDENTIAL LAND USE DESIGNATION FOR THIS PROPERTY TO THE DOWNTOWN CORE SPECIFIC PLAN WHEREAS, the Applicant, Eden Housing Inc, has requested approval of a General Plan Amendment, an Amendment to the Downtown Core Specific Plan, PD-Planned Development Rezoning, Tentative Parcel Map, and Site Development Review to construct up to 54 multi-family senior apartment units with ground floor parking and related site improvements on the subject property. Occupancy of the project would be limited to qualified low and very-low income households with the exception of an on- site manager; and WHEREAS, the proposed project area is located within downtown Dublin and contains approximately 0.58 acres of land, located at the rear of the former Dublin Branch Library, 7606 Amador Valley Boulevard; and WHEREAS, a General Plan Amendment is being requested for the site to accommodate the proposed affordable senior housing project. The proposed General Plan Amendment consists of revision of the General Plan Land Use Map to change the land use designation on the property from Retail/Office to High Density Residential (25.0 + dwelling units per acre); and WHEREAS, an Amendment to the Downtown Core Specific Plan been requested for the site to accommodate an proposed affordable senior housing project. The proposed Amendment includes adding a High Density Residential (25.0 + dwelling units per acre) for the project site; and WHEREAS, the Dublin General Plan designates this property as Retail/Office land use and contains maps related to this portion of the west Dublin area which would not be conducive to the high density residential land use proposed for the site. The Downtown Specific Plan does not designate a land use for the project site; and WHEREAS, the requested General Plan Amendment and Specific Plan Amendment requests proposes to change the property land use designation to High Density Residential (25.0+ dwelling units per acre) to accommodate the proposed senior multi-family use; and WHEREAS, the proposed Amendments are consistent with the following goals, policies and objectives of the Land Use Element of the Dublin General Plan, as follows: 2.1.1, Residential Land Use, Guiding Policy 2.1.1, Housing Availability, A: Encourage housing of varied types, sizes and process to meet current and future needs of Dublin ATTACHMENT ~ residents, since the proposed project would provide housing opportunities for a special housing needs population of the community, senior households. 2.1.1, Residential Land Use, Implementing Policy 2.1.1, Housing Availability, B: Designate sites for residential development where site capability and access are suitable and where the higher density would be compatible with existing residential development nearby, since the proposed housing site would be compatible with the proposed Dublin Senior Center and multi-family residential development to the north, on the north side of Amador Valley Boulevard. 2.1.3, Residential Compatibility, Guiding Policy 2.1.3 C: Require a planned development zoning process for all development proposals over 6.0 units per gross acre, since such an application has been filed with the City. WHEREAS, the proposed Amendments are consistent with the following goals, policies and objectives of the Draft Housing Element of the Dublin General Plan, as follows: • Goal A, to provide adequate sites to meet he City housing needs, since the project site represents a new affordable housing site within the City. • Policy 2, Increase units produced in Dublin; increase sites appropriate for affordable housing and accessible to downtown, since the proposed project represents affordable housing sites within downtown Dublin. • Goal B, To increase the availability of housing affordable to low and moderate income households, since the proposed project would add up to 53 very low and low income housing units to the City's affordability housing stock. • Policy 1, Promote development of affordable housing in Dublin, since the proposed project would be a 100% affordable housing project. • Program B.1.1, Cooperate with non-profit housing providers to develop units affordable to very low and low income households. The City will market housing opportunities and assist developers with construction of affordable housing through entering into a ground lease by May 2003 for the former library site...to facilitate the construction of aloes-income senior housing development, since the proposed project would meet all of these criteria; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Mitigated Negative Declaration has been prepared in accordance with the provisions of CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, and all potential significant impacts will be mitigated through design of the project and Conditions of Approval. Therefore, there is no potential for significant environmental effects to occur as a result of the project; and WHEREAS, the Planning Commission held a public hearing on the project on May 13, 2003 on the General Plan Amendment, Specific Plan Amendment, PD-Planned Development Rezoning, Site Development Review, and Tentative Parcel Map and recommended approval of the project to the City Council; and WHEREAS, City staff prepared a staff report describing and analyzing the proposed General Plan Amendment and Specific Plan Amendment, which report was presented to the Planning Commission at a Page 2 duly noticed public hearing on May 13, 2003, at which time all interested parties had the opportunity to comment on the project; and WHEREAS, the Planning Commission did hear and consider all such reports, recommendations, and testimony hereinabove set forth and supports the General Plan Amendment and Specific Plan Amendment for the change in General Plan Land Use designation for this property from Retail/Office to High Density Residential (25.0 + dwelling units per acre) land use to accommodate up to 54 multi-family dwelling units; and NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission of the City of Dublin does hereby recommend that the City Council approve the General Plan Amendment (Exhibit A-1) and Amendment to the Downtown Core Specific Plan (Exhibit A-2), which exhibits are incorporated herein by reference. PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 13th day of May 2003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Planning Manager Page 3 Exhibit A-1 Proposed Eden Housing General Plan Amendment PA 03-003 _- _ __, ------L-_ -- . ----- _., ~- __ __ .- __- ~ :, _ ., ., _ _ - - .- - -- - _ ._~_ _; , ; .-- . J ~ _.a i , ;~ ~ , __ ~ ~ 1 ~ __-_~__~ _ ___.._ _. , , 4 ~ '' __ ___~__._._ -- VALLEY BOULEVARD ;;t _ ---r ___, ~i R 7, ~ ~= ~ , ~' _-' AMA O - - ,i % ~ E ,~ ,t ~'~' ~J Existing GP Designation: Retail/Office `~ ~ `: ~ ~ ~ ,- '~ 1 4 ~ _ ~ Proposed GP Designation: High Density ~~;,, ~ ! 4! ~ Residential (25+ d.u./gr. acre) ~ ~,, `', !; o'`, ~~~ `~ -_ --- ', . a ,` y L Q ' ,1 o, Od '' N, _ -_ ~ ~- ~` , _ +,m. •, ' = y'', ~ ~ ~ it ~. _ , - , ,, a 2' ~, _.__. _.. , v ~ `, `_ . , -- ~! ~ d, ~ ``, n' o ~ - o ~, U ~~ ~ _. o ~~' ._ _ -_ ~ c ~ t ~ '. •'', `IS __ -- .. _._ _ - •~ _-----_.__~_L - - -- ~iN BOULEVARD ___.._----- i~-- _s- `_' ~ J~~ ~~~. _ ~ ! ~- Exhibit A-2 _ _ _ _---- DUBLIN _~ 1 , `~__------~~' n, ., M RESOLUTION NO. 03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT (PD) STAGE 2 REZONING AND DEVELOPMENT PLAN FOR APPROXIMATELY 0.58 ACRES OF THE EDEN HOUSING PROJECT LOCATED AT 7606 AMADOR VALLEY BOULEVARD TO CONSTRUCT UP TO 54 SENIOR AFFORDABLE HOUSING UNITS AND ASSOCIATED SITE IMPROVEMENTS FOR PA 03-003 WHEREAS, the Applicant, Eden Housing Inc, has requested approval of a General Plan Amendment, an Amendment to the Downtown Core Specific Plan, PD-Planned Development Rezoning, Tentative Parcel Map, and Site Development Review to construct up to 54 multi-family senior apartment units with ground floor parking and related site improvements on the subject property. Occupancy of the project would be limited to qualified low and very-low income households with the exception of an on- site manager; and WHEREAS, the proposed project area is located within downtown Dublin and contains approximately 0.58 acres of land, located at the rear of the former Dublin Branch Library, 7606 Amador Valley Boulevard; and WHEREAS, the City of Dublin recently zoned the Eden Housing to the PD-Downtown Core Specific Plan zoning district, and WHEREAS, a Planned Development (PD) Stage 1 & 2 Rezoning and Development Plan, attached hereto as Exhibit A-1 and A-2, are requested the site to construct up to 54 multi-family apartment dwellings for occupancy for low and very low income seniors, with the exception of an on-site manager unit; and WHEREAS, the City, as lead agency, completed an Initial Study for the Project consistent with CEQA Guidelines sections 15162 and 15163 and determined that a Mitigated Negative Declaration was required in order comply with the provisions of the California Environmental Quality Act, Implementing Guidelines and City of Dublin Environmental Guidelines; and WHEREAS, the Planning Commission held a public hearing on the project on May 13, 2003 on the General Plan Amendment, Downtown Core Specific Plan Amendment and Planned Development (PD) Rezoning and Development Plan, and recommended approval of the project to the City Council; and WHEREAS, City staff prepared a staff report describing and analyzing the proposed Plan Development Rezoning and Development Plan, which report was presented to the Planning Commission at a duly noticed public hearing on May 13, 2003, at which time all interested parties had the opportunity to comment on the project; and WHEREAS, the Planning Commission did hear and consider all such reports, recommendations, and testimony hereinabove set forth, used their independent judgment in deliberations and supports the Planned Development (PD) Rezoning and Development Plan; and ~TACHMENT ~ NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed PD-Planned Development Rezoning: 1. The proposed Planned Development Rezoning and Development Plan for PA 03-003 are compatible with other land uses in the immediate vicinity of the project, including the Dublin Senior Center and multi-family residences along the north side of Amador Valley Boulevard. 2. The proposed Planned Development Rezoning will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all potential environmental impacts associated with the project have been mitigated through design of the project or through applications of Conditions of Approval. 3. The proposed Planned Development Rezoning will not be injurious to property or improvements in the neighborhood because features have been incorporated into the project and the project is conditioned to comply with all Building and Fire Department requirements, Planning and Public Works Department requirements regarding, on- and off-site traffic circulation, street improvements, and on and off-site drainage improvements. 4. The proposed Planned Development (PD) Rezoning is consistent with the general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance for a Stage 1 and Stage 2 Development Plan and accomplishes the objectives of Section 8.32.010, A through H, of the Zoning Ordinance; and The proposed Planned Development (PD) Rezoning will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by City laws and regulations; and there are adequate provisions for public access, water, sanitation, and public utilities and services to the site incorporated into the project to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare. 6. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed because the project is generally flat, has been previously developed graded and improved as a parking lot, is within an urbanized area and located adjacent to existing medium density residential and commercial land uses. 7. The Eden Housing project use is not contrary to the specific intent clauses, development regulations, and performance standards established for the PD Planned Development and High Density Residential land uses as addressed in the City's Zoning Ordinance because the proposed High Density Residential land uses will be compatible with surrounding uses. 8. The approval of this project, as conditioned, complies with the Dublin General Plan, the PD Planned Development and Civic Use regulations of the Zoning Ordinance, and the general requirements established in the Dublin Zoning Ordinance. 9. The Planned Development District (PD) Rezoning and accompanying Tentative Parcel Map, ,and Site Development Review will create an attractive, efficient, and safe environment; and Page 2 10. The Planned Development (PD) District Rezoning will benefit the public necessity, convenience, and general welfare by promoting affordable housing near downtown Dublin, as mandated by the General Plan and Downtown Core Specific Plan; and 11. The Eden Housing project is consistent with the intent and purpose of the Zoning Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby recommend that the City Council approve a PD- Planned Development Zoning District and Development Plan for PA 03-003, Eden Housing project, with the Rezoning Exhibit attached as Exhibit A-1 and the Development Plan attached as Exhibit A-2, which constitute regulations for the use, improvement, and maintenance of the property. Except as specifically identified otherwise in the approved Development Plan, development and operation of land use activities within this Rezoning shall be subject to the current City of Dublin Zoning Code and to the approval of the related General Plan Amendment, Specific Plan Amendment and Tentative Parcel Map. PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 13th day of May 2003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Planning Manager Page 3 Proposed Eden Housing PD- Planned Development Rezoning PA 03-003 ___~ ~ - ~~ BOULE~/ARD -----___'--- DUBLIN `__~--~- i, 1 ~ _._ 1 f ~` ~` ,ry p~ t I ;'~~~1' 0 £~ 2003 ~)UBLIN PLANNIN~'a ~, r_- `} , ~\ ; ` _J `I___.-_.~---~ PA 03-003- EDEN HOUSING PROJECT STAGE 1 AND STAGE 2 PD-PLANNED DEVELOPMENT REZONING AND DEVELOPMENT PLAN This is a Development Plan pursuant to Chapter 8.32 of the Dublin Ordinance for the Eden Housing Senior Housing project. This Development Plan includes a Site Plan, Neighborhood Landscape Plan and Conceptual Architectural Designs dated "Received April 30, 2003" and labeled Exhibit A-2 to the Ordinance approving the Development Plan (City of Dublin Ordinance No. ~, on file in the Dublin Planning Division. The Planned Development Zoning District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies and implementing programs of the General Plan and provisions of Section 8.32 of the Zoning Ordinance are satisfied. The Development Plan consists of a Stage 1 and Stage 2 Development Plan for the 0.58-acre site. The following Stage 1 and Stage 2 Development Plan complies with the requirements of Section 8.32.040 A and B of the Dublin Zoning Ordinance and consists of the following provisions: 1. Zoning. The Eden Housing project site shall be zoned "Planned Development-High Density Residential." 2. Statement of Proposed Uses. The following permitted and conditional uses shall be allowed Permitted Uses: Multi-family residences Ancillary parking facilities Related, normal and customary appurtenant facilities Conditional Uses: None Temporary and Accessory Uses: As allowed by the Dublin Zoning Ordinance. 3. Stage 1 and 2 Site Plan. The Stage 1 and Stage 2 PD Site Plan consists of Sheet 1 of the project plans prepared by Chris Lamen & Associates dated "received Apri130, 2003." 4. Site Area, Proposed Densities, Phasing Plan. Site Area: 0.58 acres Proposed Density: 93 dwellings per acre Phasing: All construction in one phase. 5. Master Neighborhood Landscape Plan. The Master Neighborhood Landscape Plan is shown on Sheet L-1 of the project plans, dated "received Apri130, 2003" (thereafter, project plans). 6. General and Specific Plan Consistency. The applicant is requesting an amendment to the existing Dublin General Plan Land Use Map from "Retail/Office to "High Density Residential (25+ dwellings per gross acre)." The proposed land use designation would be consistent with the following applicable Goals and Policies of the General Plan as follows: 2.1.1, Residential Land Use, Guiding Policy 2.1.1, Housing Availability, A: Encourage housing of varied types, sizes and process to meet current and future needs of Dublin residents. Analysis: The proposed project would provide a significant increase in the number of affordable rental apartments and would be consistent with this goal. 2.1.1, Residential Land Use, Implementing Policy 2.1.1, Housing Availability, B: Designate sites for residential development where site capability and access are suitable and where the higher density would be compatible with existing residential development nearby. Analysis: Based on the Initial Study prepared for the project, there are no constraints to developing the site for high density senior housing in terms of access, traffic or any other. The nearest residential development to the project site consists of medium density apartment projects on the north side of Amador Talley Boulevard. The proposed project would therefore be consistent with this General Plan goal. 2.1.3, Residential Compatibility, Guiding Policy 2.1.3 A: Avoid abrupt transitions between single-family development and higher density development on adjoining sites. Analysis: The proposed project is consistent with the policy since no single family residences exist near the project site. • 2.1.3, Residential Compatibility, Guiding Policy 2.1.3 C: Require a planned development zoning process for all development proposals over 6.0 units per gross acre. Analysis: A Stage 1 and Stage PD-Planned Development rezoning has been requested. Therefore, the proposed project would be consistent with this policy. The requested General Plan Land Use designation of High Density Residential would also be consistent with the following applicable portions of the Draft Housing Element of the General Plan. Goal A, To provide adequate sites to meet he City housing needs. Analysis: The proposed project is consistent with the policy since an underutilized commercial site would be converted to a housing site. • Policy 2, Increase units produced in Dublin; increase sites appropriate for affordable housing and accessible to downtown. Analysis: The proposed project would increase the number of affordable housing units immediately north of and accessible to the downtown core. Therefore, the proposed project would be consistent with this policy. • Goal B, To increase the availability of housing affordable to low and moderate income households. Analysis: Implementation of the proposed project would increase Page 2 housing availability for low and very low income households. It would therefore be consistent with Goal B. • Policy 1, Promote development of affordable housing in Dublin. Analysis: The proposed project would provide a new affordable housing project in the community and would be consistent with this policy. Program B.1.1, Cooperate with non-profit housing providers to develop units affordable to very low and low income households. The City will market housing opportunities and assist developers with construction of affordable housing through entering into a ground lease by May 2003 for the former library site...to facilitate the construction of aloes-income senior housing development. Analysis: Eden Housing, Inc, a non profit housing builder is the applicant for this project and the proposed project precisely follows the program outlined in the draft Housing Element. 7. Inclusionary Zoning Requirements. Since the proposed project would be 100% occupied by low and very low income senior households, inclusionary housing requirements of the Dublin Zoning Ordinance have been met. 8. Development Regulations. Development regulations for. the Eden Housing Senior Housing project shall be as follows: Parcel area and dimensions As shown on project plans Setbacks Minimum 10 feet, may include maximum 2' projections for exterior stairwells, utility facilities and similar non-habitable facilities Height and Number of Stories Maximum of four stories or 50 feet, whichever is less. Building height shall not include chimneys, ventilation stacks, elevator towers, or similar small projections, so long as any projections do not exceed 10 feet above the top of the roof. Accessory Structures None shall be allowed. On-Site Parkin On-site parking shall be provided at a ratio of 0.60 spaces per unit, including handicapped spaces. 9. Architectural Standards and Guidelines. Architectural Standards and Guidelines for the Stage 1 and Stage 2 Planned Development Plan are as follows. Overall architectural theme The design and architectural theme for the Eden Housing senior housing project shall be ``California Classic," intended to have a high degree of consistency and compatibility with the Dublin Senior Center. Design elements shall include, but not limited to, compatible roof lines and roof pitches, use of corbels under roof eves, use of decorative wrought iron railings and overall similar scale and massing. Page 3 Facade Design and Colors Exterior colors for the Eden Housing project shall match, to the highest degree feasible, the color palette used for the Dublin Senior Center. Final color selection for the Eden Housing project shall be approved by the Dublin Community Development Director. Landscaping of setback areas All setback areas shall be landscaped and maintained in a neat and weed-free conditions, Dead or dying plant material shall be replaced as soon as possible. Exterior utility facilities, including but not limited to water backflow preventers, shall be landscaped or screened. Final landscape and irri atg ion plan Final landscape and irrigation plans shall be submitted to the Dublin Community Development Department for final approval. Plans shall comply with City of Dublin and DSRSD water efficient landscape standards. Irrigation plans shall employ drip systems or similar to minimize water use. Pedestrian circulation Pedestrian paths shall be facilitated between the Eden Housing project and the adjacent Dublin Senior Center and the Target retail center to the south. Address Plan An addressing plan for all dwelling units shall be installed as approved by the City of Dublin Planning and Police Departments and the Alameda County Fire Department. Final Lighting Plan A Final Lighting Plan shall be prepared and approved by the Dublin Planning Division and Dublin Police Services Department. The Lighting Plan shall indicate minimum illumination levels as required by the City Non-Residential Security Ordinance (or as specified by the Police Services Department). All lenses shall be equipped with cut-off devices to minimize spillover of unwanted light. Master Si ng Plan A Master Sign Plan shall be approved by the Dublin Community Development Department indicating the type, size, location, method of illumination (if any) and proposed sign copy. 10. Dublin Zoning Applicable-Applicable Requirements. Unless otherwise specified herein, all other provisions of the Dublin Zoning Ordinance shall apply to the Eden Housing project. The basic zoning district for the site shall be R-M. 11. Compliance with PD Plans. The project shall comply with the project plans and details as shown in Exhibit A-2 and all follow on final plans, including but not limited to lighting plans, sign plans and landscape plans, except as modified herein. Project plans are incorporated by reference. Page 4 RESOLUTION NO. 03- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 03-003, EDEN HOUSING, INC. FOR A SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT UP TO 54 SENIOR APARTMENT DWELLINGS AND RELATED SITE IMPROVEMENTS AT 7606 AMADOR VALLEY BOULEVARD WHEREAS, the Applicant, Eden Housing Inc, has requested approval of a General Plan Amendment, an Amendment to the Downtown Core Specific Plan, PD-Planned Development Rezoning, Tentative Parcel Map, and Site Development Review to construct up to 54 multi-family senior apartment units with ground floor parking and related site improvements on the subject property. Occupancy of the project would be limited to qualified low and very-low income households with the exception of an on- site manager; and WHEREAS, the proposed project area is located within downtown Dublin and contains approximately 0.58 acres of land, located at the rear of the former Dublin Branch Library, 7606 Amador Valley Boulevard; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Department of Community Development; and WHEREAS, Applicant/Developer has submitted project plans and exterior elevations dated received on Apri130, 2003, for a General Plan Amendment, Specific Plan Amendment, Planned Development Rezoning, Site Development Review and Tentative Subdivision Map to construct up to 54 low and very low income senior apartment units (including one on-site manager unit) along with ground floor parking and related site improvements; and WHEREAS, the proposed senior apartment units would be constructed within an urban area, within downtown Dublin and would be occupancy restricted to low and very low income senior households for a period of at least 55 years; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Mitigated Negative Declaration has been prepared in accordance with the provisions of CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, and all potential significant impacts will be mitigated through design of the project and Conditions of Approval. Therefore, there is no potential for significant environmental effects to occur as a result of the project; and WHEREAS, proper notice of said public hearing was given in all respects as required by law. Additionally, notices were sent to all property owners and tenants in the neighboring subdivisions and other interested parties; and WHEREAS, a properly noticed public hearing was held by the Planning Commission on May 13, 2003; and ATTACHMENT WHEREAS, a Staff Report was submitted to the Planning Commission recommending that it approve the application; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby find that: A. The proposed project is consistent with purpose and intent of Sections 8.104.010 and 8.104.020 since it will promote the orderly development of the southerly portion of the City of Dublin Senior Center by providing a compatible land use, providing pedestrian links with adjacent land uses, providing adequate vehicular circulations shared with surrounding land uses, and by providing a complementary exterior building design and color palette with the Senior Center. The PD-Planned Development rezoning provides adequate standards, including but not limited to building heights, setbacks, parking, landscaping and others to ensure protection of the general health, safety and welfare. B. With the approval of the requested amendments to the General Plan and Downtown Core Specific Plan, the proposed project would be consistent with the goals, polices and applicable programs of the General Plan and Downtown Core Specific Plan. Since the applicant has requested approval of a PD-Planned Development Stage 1 & Stage 2 Development Plan, the project would be consistent with development regulations for this district. C. The proposed project would not adversely affect the health, safety or welfare of nearby workers or residents since conditions of approval have been recommended to ensure compliance with the Uniform Building and Fire Codes and all other applicable codes adopted to protect public health, safety and welfare. D. The proposed development will provide a desirable environment for senior living due to proposed site amenities, linkages to surrounding land uses, provision of adequate on-site parking, provision of on-site management and security systems and site landscaping. E. The proposed project is physically suitable for the type and density of proposed site improvements, since the site is generally flat and contains no site constraints. The site can adequately accommodate the proposed building and adequate setbacks on all four sides of the proposed building. F. The Initial Study prepared for this project, which is the basis of the Mitigated Negative Declaration pursuant to CEQA, indicates that implementation of the proposed project would be a less than significant impact. Although the building would be relatively tall and may partially block southerly views from residential projects north of the site, there are no scenic vistas to the south. Approval of the proposed project would also have aless-than-significant impact regarding degradation of on-site views, since the project site and all surrounding areas are urbanized. G. The site is relatively flat and will require minimal grading to accommodate the proposed use. Impacts to slopes and existing topographic features would be minimal. Page 2 H. The proposed Eden Housing project has been specifically designed to be highly compatible with the design and exterior color palette of the adjacent Dublin Senior Center. A condition of approval will require the housing project's colors to be compatible that of the Senior Center. All exterior equipment and appurtenances will be fully screened form public view. I. The proposed conceptual landscape plan for the proposed project will generally conform to the landscaping for the Senior Center. Proposed trellised vine plantings on the building will provide for visual relief. The proposed community garden feature will provide for active recreation on the site. J. With the approval of amendments to the General Plan and Downtown Core Specific Plan, the proposed project would be consistent with the goals. Polices and applicable programs of the General Plan and Downtown Core Specific Plan.. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission hereby approves PA 03-003, Site Development Review for up to 54 multi-family apartment units and related site improvements at 7606 Amador Valley Boulevard as generally depicted by the project plans, labeled Exhibit A, Attachment 5 and Exhibit A-3 of the Planned Development Stage 1 & 2 Rezoning, consisting , of 8 sheets prepared by Chris Lamen & Associates, Architects, dated received by the Planning Department on May 2, 2003, subject to compliance with the following conditions: CONDITIONS OF APPROVAL: Eden Housing, Inc. Site Development Review Unless stated otherwise all Conditions of Approval shall be complied with prior to the issuance of building~ermits or establishment of use and shall be subject to Department of Community Development review and approval The following codes represent those departments/agencies responsible for monitorin cgom~liance of the conditions of approval: [PL] Planning, fBl Building, fP01 Police, fPWI Public Works fADMI Administration/City Attorney [P/CS] Parks and Community Services, fFINI Finance [Fl Alameda County Fire Department [DSRI Dublin San Ramon Services District f COl Alameda Count~e~artment of Environmental Health. CONDITION TEXT RESP. WHEN ~ AGENCY REQUIRED. Prior to GENERAL CONDITIONS I . This Site Development Review Approval shall not become PL Effective effective until the General Plan Amendment, Specific Plan Date of SDR Amendment and PD Rezone are approved by the City Council and come into effect. Also, a Final Parcel Map shall be recorded to create a legal building site. 2. The subject Site Development Review includes approval of up to PL Occupancy 54 senior apartment units in a single building with an overall height not to exceed 50 feet and ground floor parking for 30 spaces. Page 3 CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to 3. This approval shall be as generally depicted on the project plans PL Prior to labeled Exhibit A-3 of the Planned Development Stage 1 and 2 Permit Rezoning, dated received May 1, 2003, and prepared by Chris Issuance Lamen & Associates, consisting of 8 sheets. 4. Prior to the issuance of a building permit, all applicable fees shall B, PL, Prior to be paid. These fees shall include, but not be limited to, those fees ADM Permit required by City Ordinances such as Public Facilities Fees, School Issuance Impact fees, Fire Impact fees, or any other that may be adopted. In addition, all fees required by DSRSD, ACF, Zone 7, shall be paid in accordance with those Agencies' ordinances and regulations. This shall include the City of Dublin Public Facilities Fee, as required by City of Dublin Council Resolution No. 214-02, or as may be revised as implemented by the City's Administrative Guidelines. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 5. The Developer shall comply with applicable Alameda County Fire, F, PW, PO, Through Dublin Public Works Department, Dublin Building Division, Z7, DSR, completion Dublin Police Service, Alameda County Flood Control District PL, Zone 7, Alameda County Public Health, and Dublin San Ramon B Services District requirements. 6. Modifications or changes to this Site Development Review PL Ongoing approval may be approved by the Community Development Director, if the modifications or changes proposed comply with Section 8.104.100, of the Zoning Ordinance. 7. The Applicant/Property Owner shall comply with all applicable B Through regulations and requirements of the Uniform Building Code and the completion Building Inspection Section. 8. Building Code and Ordinances. All project construction shall B Through conform to all building codes and ordinances in effect at the time of completion building permit. 9. Temporary Fencing. Temporary construction fencing shall be B Through installed along the perimeter of all work under construction. All completion fencing shall comply with the building code. Page 4 CONDITION'''TEXT RESP'. WHEN ## AGENCY REQUIRED Prior to 10. To apply for building permits, the Applicant shall submit PL, B At Permit construction plans to the Building Division eight (8) sets for plan Application check. Each set of plans shall have attached a copy of these Conditions of Approval with Responses to Conditions filled in (see this chart) indicating where (on the plans) or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of lp ans. The Applicant will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of building permits. 1 1. Construction plans shall be fully dimensioned (including building B At Permit elevations) accurately drawn (depicting all existing and proposed Application conditions on site), and prepared and signed by a licensed civil engineer, architect or landscape architect. The site plan, landscape plan and details shall be consistent with each other. Apartment unit numbering shall be incorporated into construction drawings. 12. If occupancy of buildings is requested to occur in phases, all B Prior to physical improvements within each phase is required to be Occupancy completed prior to the occupancy of any buildings within that of affected phase, except for items specifically excluded in an approved Phased building Occupancy Plan, or minor handwork items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Community Development Director and the Public Works Director for review and approval a minimum of 45 work days prior to the request for occupancy of any building covered by the Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the project approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible and provided with all reasonable expected services and amenities, and separated from remaining additional 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. 13. Air conditioning units and ventilation ducts shall be screened from B Occupancy public view with materials compatible with the main building. of Unit Units shall be permanently installed on concrete pads or other non- movable materials approved by the Building Official or Community Develo ment Director 14. Apartment unit numbering plan shall be incorporated into the construction drawin s. Page 5 CONDITION TEXT ' RESP. WHEN # AGENCY REQUIRED. Prior to 15. The Applicant/Property Owner shall develop this project and B, PL Ongoing operate all uses in compliance with the Conditions of Approval of this Site Development Review and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 16. The permit shall be revocable for cause in accordance with Section PL Ongoing 8.132 of the Dublin Zoning Ordinance. 17. A Final Lighting and Sign Plan shall be approved by the PO, PL Prior to Community Development Director prior to issuance of building Permit permits. The Lighting Plan shall also be approved by the Dublin Issuance Police Services Department. Building plans shall include specifications requiring that all exterior light fixtures be equipped with cut-off lenses to minimize spill-over of light and glare onto adjacent properties. 18 A Final Landscape and Irrigation Plan shall be approved by the PL, P/CS Prior to Community Development Director and Director of Parks and Permit Community Services. Final plans shall be consistent with the Issuance Conceptual Plan as approved as part of the SDR process and shall also comply with City of Dublin (Chapter 8.88 of the Dublin Zoning Ordinance) and DSRSD requirements for water conservation. All exterior infrastructure installation, including but not limited to backflow preventers, shall be either screened or landscaped. In addition. if directed by the Public Works Director, the final landscape plan shall include construction of a bioswale. 19. A final color palette shall be approved by the Community PL Development Director, consistent and complementary with exterior colors chosen for the Dublin Senior Center. 20. Prior to issuance of a grading permit, the project applicant shall PL have a Phase I Environmental Site Assessment performed on the project site to ensure this is no history of previous uses on or adjacent to the site that could involve potentially hazardous material. If potentially hazardous materials are believed to exist on or adjacent to the site, a Soil and Water (as appropriate) Management Plan shall be prepared to safely remediate hazardous conditions to aless-than-significant level Worker safety plans shall also be included in the Management Plan. Permits shall be obtained from appropriate regulatory agencies. (Mitigated Negative Declaration Mitigation Measure). Page 6 CONDITION TEXT RESP. ' 'WHEN # AGENCY REQUIRED, Prior to 21. Prior to issuance of a building permit, the project applicant shall PL Prior to submit an acoustic report to the City of Dublin prepared by a Permit qualified acoustic consultant, identifying existing and future noise Issuance levels on the site and specific design and construction methods that are to be taken to ensure that applicable interior and exterior noise levels are met. The report shall be reviewed and approved by the Dublin Community Development Department. Recommendations included in the acoustic report shall be incorporated into the final site plan and building plans for the project. (Mitigated Negative Declaration Mitigation Measure). 22. Applicant/Developer, and any parties or individuals granted rights- P, ADM Ongoing of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the City liable for any damages or wages in connection with the construction of the project; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. PUBLIC SAFETY 23. The Applicant shall comply with all applicable regulations and F Through requirements of the City of Dublin Fire Department (ACFD), Construction including payment of all appropriate fees. 24. Fire extinguishers and alarms are required in all buildings and in F Through accordance with the regulations and requirements of the Alameda Construction County Fire Department (ACFD), including payment of all appropriate fees. Page 7 CONDITION TEXT RESP. ..::.''....WHEN ~# AGENeY~ REQUIRED Prior to 25. Final building plans shall indicate an exterior standpipe at the rear F Prior to of the building, interior fire standpipes, and fire hydrant locations. Permit DSRSD standard steamer type hydrants (1-41 /2" and 1-2 1 /2") are Issuance required. Hydrant locations shall be identified with a reflective blue dot adjacent to the hydrant, located 6 inches off-center from the middle of the street or public right-of--way, as determined by the Fire Department. 26. Provide and maintain minimum unobstructed with of 20 feet and F Through unobstructed 13' 6" vertical clearance for fire apparatus. Roadways Construction less than 36' in width shall be posted with signs and/or have curbs painted red 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." 27. An approved automatic fire sprinkler system shall be installed F Prior to throughout. Plans, specifications, equipment lists and calculations Permit for the sprinkler system shall be submitted to the Alameda County Issuance Fire Department, Fire Prevention Division, for review and approval prior to installation. A separate fee is required for plan review. 28. Prior to installation, plans and specifications for the underground F Prior to fire service line shall be submitted to the Alameda County Fire Permit Department, City of Dublin, Fire Prevention Division for review Issuance and approval. 29. Sprinkler systems serving more than 100 heads shall be monitored F Prior to by an approved central station U.L. listed for fire alarm monitoring Permit or equivalent system as approved by the Dublin Fire Prevention Issuance Bureau. The account shall be certified with the U.L. listing and certificate provided to the Alameda County Fire Department, City of Dublin, Fire Prevention Division, prior to scheduling the final test of the system. 30. An approved manual and automatic fire alarm system is required. F Prior to Plans, specifications and other information pertinent to the system Permit shall be submitted to the Fire Department for review and approval Issuancb prior to installation. A separate plan review fee shall be collected for plan review. 31. At least one 2A, l OBC portable fire extinguisher shall be provided F Occupancy for each 3,000 square feet of floor area. Travel distance to an extinguisher shall not exceed 75 linear feet and not be between floors. Page 8 CONDITION TEXT RESP. WHEN. # AGENCI' REQUIRED Prior to 32. Exit signs shall be installed as approved by the Alameda County F Occupancy Fire Department. 33. Approved numbers or addresses shall be placed on all new and F/PO Occupancy existing buildings. Addresses shall be positioned as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with backgrounds, Individual suite numbers shall be permanently posted on the main entrance doors. 34. Elevators shall conform to the provisions of Chapter 30 of the CBC F Occupancy 1998, including stretcher requirements. 35. Emergency Evacuation signs shall be posted consistent with Title F Occupancy 19, Section 3.09. 36. Signs are required for Fire Sprinkler riser(s), Fire Alarm F Occupancy Room/Panels, Electric Room/Panel, Roof Access and any other location that may require access during an emergency, as required by the Alameda County Fire Department. 37. A Knox key lock system is required. The applications shall be F Prior to completed and ordered prior to the permit being issued. The Knox Permit Box shall be installed prior to the final inspection for occupancy. Issuance 38. All security for the use must comply with the City of Dublin PO Occupancy Residential Security Requirements. 39. Vandal-resistant lighting shall be provided for all exterior areas of PO, PW Occupancy the site in accordance with Municipal Code §7.32.220(c). In general, all exterior areas that are readily accessible to residents and/or visitors shall be illuminated to a minimum 1.0 foot-candles measured at the ground surface as specified in the IES Lighting Handbook. 40. If feasible, doors to storage areas and water heaters shall be secured PO Occupancy with aone-inch residential dead bolt lock with high security strike plate secured with a minimum of tow 3-in screws. 41. Entry gates to the site shall be designed for emergency access, as PO Occupancy approved by the Dublin Police Services Department. Gated pedestrian entries shall be self-closing and self-locking. Page 9 CONDITION TEXT RESP. WHEN # AGENCY REQUIRED Prior to 42. Lobby entry doors shall be equipped with an electrically controlled PO Occupancy strike. There shall be a buzzer/intercom/directory system that allows residents to orally screen and admit visitors to the building. The outside directory should not list the resident's unit number adjacent to names. 43. The perimeter security fence shall have a minimum height of six PO Occupancy feet. 44. The property manager/owner shall keep the site free of graffiti PO On-going .vandalism on a regular and continuous basis. 45. The parking area entrance shall be posted with appropriate signs per PO Occupancy Sec. 22658 (a) of the CVC, to assist in removing vehicles at the property owner/manager's request. 46. Parking spaces shall be numbered and assigned on a tenant basis to PO Occupancy coincide with unit numbers. 47. The proposed parking shall not impede required exit paths or PW, B Occupancy encroach into pedestrian pathways. PUBLIC WORKS 48. The project sponsor shall submit a hydrology study for the proposed PW Prior to project, prepared by aCalifornia-registered civil engineer, Grading documenting the amount of stormwater runoff from the site, and the ability of downstream facilities to accommodate stormwater quantities within the proposed pipe and/or Swale network. The study shall be consistent with City standards for freeboard and velocity as approved by the City of Dublin Public Works Department prior to issuance of a grading permit. 49. This project relies on site improvements to be constructed as part of PW Occupancy the City's proposed Senior Center (CIP 95930) for access and utilities. If the applicant's project precedes construction of the Senior Center, then the City of Dublin shall design and construct all access and utility infrastructure necessary to serve the new building. 50. Asite-specific geotechnical investigation shall be prepared by a PW Prior to California-registered geologist or California- registered engineering Grading geologist. The report(s) shall address design criteria for foundations, utilities, and site improvements to be implemented as part of the design and construction of the project. Page 10 CONDITION TEXT -RESP. WHEN ## AGENCY REQUIRED Prior to 51. Pursuant to Alameda County's National Pollution Discharges PW Prior to Elimination Permit (NPDES) No. CAS0029831 with the California Grading Regional Water Quality Control Board, storm water runoff from the site shall be filtered to remove hydrocarbons or other contaminants before the discharge enters the underground storm pipe network. One solution for this site is that the storm water from the exterior parking areas of the adjacent Senior Center and roof may be directed to a biofiltration swale constructed across the north and east sides of the building or other approved filter media or device before discharging to the storm water inlet at the southeast corner of the site. The City Engineer may approve another solution if it meets the guidelines of the California Regional Water Quality Control Board. All storm water inlets shall have signs or stencils which read "No Dumping -Flows to Bay". 52. The Developer/Applicant shall install erosion control measures in PW Ongoing all areas of the site during construction between October 1 and April 15 to the satisfaction of the Director of Public Works. A plan for erosion control shall be prepared and submitted for approval by the Public Works Director as part of the Grading Permit. All erosion control measures shall be in accordance with the latest standards of the Regional Water Quality Control Board as interpreted by the City. 53. If an archeological or Native American artifact is identified during PL Ongoing Sitework and preparation, grading, or construction, work on the project shall cease immediately until a resource protection plan conforming to CEQA Guideline Section 15064.5 (e) is prepared by a qualified archeologist and approved by the Dublin Community Development Director. Project work may be resumed in compliance with such plan. If human remains are encountered, a native American descendant and the County Coroner shall be contacted immediately. (Mitigated Negative Declaration Mitigation) 54. An accessible walkway shall be constructed from the eastern PW Ongoing building entrance/exit to the walkway scheduled for construction on the adjacent PFRS property as part of the Target remodel. 55. The applicant shall obtain all necessary permits, pay all applicable PW Ongoing fees and post bonds as required. 56. The applicant shall use the Public Works Checklist to comply with PW Ongoing other Public Works Conditions for this project. Page 11 CONDITION TEXT'.'' RESP. WHEN ## AGENCY . ..REQUIRED Prior to 57. The applicant shall confirm with Livermore Dublin Disposal PW Ongoing Company (ph. 925-447-1300) that sufficient room exists outside of the Trash Room for convenient pick-up of the dumpster. 58. The developer shall comply with Standard City of Dublin Public PW As required Works Conditions of A royal as shown on Attachment B WATER/SEWER 59. Complete improvement plans shall be submitted to DSRSD that DSR Final Map conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and policies and all Recycled Water Design and Construction Standards. 60. All mains shall be sized to provide sufficient capacity to DSR Final Map accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 61. Sewers shall be designed to operate by gravity flow to DSRSD's DSR Final Map existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following a case-by-case review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specification. DSRSD reserves the right to require payment of present with 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 62. Should water lines be extended to serve the project, domestic and DSR Final Map fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 63. Should water/sewer lines be extended to serve the project, DSRSD DSR Final Map policy requires public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. Page 12 CONDITION'TEXT RESP. _ _ WHEN ## AGENCY REQUIRED Prior to 64. Should water/sewer lines need to be extended to serve the project, DSR Final Map the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to DSRSD. 65. Should water/sewer lines need to be extended to serve the project, DSR Final Map all easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Parcel Map. 66. Prior to approval by the City of Dublin for recordation, the Final DSR Final Map Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions 67. Should water or sewer facilities be extended for the project, no DSR Final Map sewerline 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 fees and permits have been obtained. 68. The Applicant shall hold DSRSD, its Board of Directors, DSR Final Map commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. 66. The property owner shall submit written notice to DSRSD DSR Final Map indicating any reallocation of existing sewer capacity rights to newly crated parcels or lots. 70. Off-site easements for connection to DSRSD water and sewer DSR Final Map facilities may be required. If required, the applicant shall be responsible for acquiring all necessary off-site easements and constructing necessary off site water and sewer mains in conformance with District requirements. PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 13th day of May 2003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: Page 13 Planning Commission Chairperson ATTEST: Planning Manager Page 14 Attachment B CITY OF DUBLIN PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL GENERAL: The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. 2. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City the Site Development Review to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 3. All improvements within the public right-of--way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy. 4. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda CountyFlood Control, Zone 7. 5. The Developer shall request all properties within the Final Map area be annexed into the Street Lighting Maintenance Assessment District. AGREEMENT AND BONDS: 6. The Developer shall enter into a Tract Improvement Agreement with the City for all improvements. 7. Improvement plans shall be approved by the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Tract Improvement Agreement and approval of the Final Map. 8. The Developer shall provide performance (100%), labor and material (100%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements subject to approval by the City Engineer prior to approval of the Final Map and execution of the Tract Improvement Agreement. 9. Prior to acceptance of the improvements and the release of securities by the City the following shall be submitted to the Public Works Department Page 15 a) Signed mylars of the "Record Drawings" of the civil plans, prepared by a registered Civil Engineer for the construction of the Improvements and Grading, b) A mylar copy of the recorded Final Map, c) Signed mylars of the "Record Drawings" of the landscape plans, prepared by project Landscape Architect, d) A declaration by the Project Landscape Architect that all work is completed and was done under his supervision and in accordance with the recommendations contained in the landscape plans, e) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications, f) A complete record of all field density tests, including location and elevation, and a summary of all field and laboratory tests. g) AutoCAD electronic drawing files, if available, tied to the City's mapping coordinates, h) Verification that there are no liens on file against the developer on this project 10. Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 11. If grading is commenced prior to filing the Final Map, a surety or guarantee shall be provided to the City of Dublin for the amount (approved by the City Engineer) to restore the site to a stable and erosion resistant state if the project is terminated prematurely. 12. Maintenance of common areas, including landscaping and erosion control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. FEES: 13. The Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In- Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. 14. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to approval of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. PF.RMiTC~ 15. An encroachment permit from the Public Works Department is required for any work done within the public right-of--way that is not covered under an Improvement Agreement. Page 16 16. Developer shall obtain all necessary permits required by other agencies including, but not limited to Alameda County Flood Control and water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and shall submit copies of the permits to the Department of Public Works. SUBMITTALS 17. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 18. The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall review and approve the Improvement Plans and sign the title sheet. 19. A water quality investigation shall be submitted with each development application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and drainage facilities. FINAL MAP: 20. All dedications and easements required by the Tentative Map including the Public Service Easement and all easements required by the utility companies or governmental agencies shall be shown on the Final Map. 21. Street names shall be processed for approval through the Planning Department. The approved street names shall be indicated on the Final Map. 22. Prior to the filing of the Final Map, the developer shall furnish the City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map. EASEMENTS: 23. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private streets and driveways entrances that will be signalized. 24. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right of ways that will not be continued in use. 25. The Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of--entry shall be in writing and copies shall be furnished to the City Engineer. 26. All public sidewalks must be within City right-of--way or in a pedestrian easement except as specifically approved by the City Engineer. Page 17 GRADING PLANS: 27. The grading plan shall be in conformance with the recommendations of the soil report, the approved Tentative Map, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 28. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all drainage, water quality, erosion and sedimentation control measures. 29. The grading shall be designed for each lot to drain to an approved drainage system without draining onto adjoining properties. 30. All slopes 10 feet or higher shall have a concrete V-ditch installed at the toe of the slope. The slope on these ditches shall have a minimum grade of 5% and shall discharge into an approved drainage system. 31. A building permit is required for retaining walls over three feet in height (or over two feet in height with a surcharge). These walls shall be designed by a registered civil or structural engineer. 32. The Developer's soils engineer, based on the site soil conditions, shall prepare a preliminary structural design for the streets asphalt concrete pavement sections. After rough grading has been completed, the Developer's soils engineer shall performed R-value tests on the street subgrade and prepare the final design of the pavement section. The City Engineer shall review and approve the project's Soils Engineer's structural pavement design. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. IMPROVEMENTS 33. The public improvements shall be constructed as generally shown on the approved Vesting Tentative Map. However, the approval of the Vesting Tentative Map is not an approval of the specific design of drainage, sanitary sewer, water, traffic circulation, and street improvements as shown on the Vesting Tentative Map. 34. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 35. Fire hydrants shall be provided at the locations approved by the Alameda County Fire Department in accordance with the standards in effect at the time of development. A raised reflector blue traffic marker shall be epoxy to the center of the paved street opposite each hydrant. 36. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. The maximum voltage drop for streetlights is 5%. 37. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. Page 18 38. Two empty 3" conduits with pull ropes shall be installed along the project frontage on arterial streets to accommodate future extension of the traffic interconnect system and for School District web connections. The City Engineer shall determine the extent of this work. 39. The Developer shall construct bus stops and shelters at the locations designated and approved by the LAVTA and the City Engineer. The Developer shall pay the cost of procuring and installing these improvements. 40. The developer shall furnish and install street name signs, and traffic safety signs in accordance with the standards of the City of Dublin. 41. At least three permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the City Engineer. 42. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and City Engineer. 43. The installation of decorative pavement within City right-of--way requires approval of the City Engineer. The type of pavers and the pavement structural section is to be approved by the City Engineer. Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to accommodate future utilities shall put under the decorative pavement. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the City Engineer. 44. Where practicable, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 45. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 46. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 47. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 48. All utility vaults, boxes and structures shall be underground and placed in landscape areas embellished and camouflaged from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. 49. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. Page 19 DUBLIN SAN RAMON SERVICE DISTRICT: 50. All potable & recycled water and wastewater pipelines and facilities shall be designed and constructed by the Developer in accordance with all the Dublin San Ramon Service District (DSRSD) master plans, standards, specifications and requirements. 51. The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, -or fines resulting from the construction and completion of the project 52. Improvement plans for DSRSD facilities shall be submitted for review to DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities." all applicable DSRSD Master Plans and all DSRSD policies. 53. Prior to issuance of a City Grading/Sitework, or building permit, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Prior to the approval by the District Engineer, the applicant shall pay all required DSRSD fees, provide an engineer's estimate of construction costs for water and sewer systems, a performance bond, cone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 54. Prior to issuance of a City Grading/Sitework or building permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 55. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. The Final Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions prior to approval by the City. 56. A construction permit will be issued by DSRSD only if all of the above DSRSD items have been satisfied. 57. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 58. The project is located within the District Recycled Water Use Zone (Ord. 280), which calls for installation of recycled water irrigation systems to allow for future use of recycled water for approved landscaped irrigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280, as may be amended or superseded, is required; The District Engineer must approve any exemption thereto, in conformance with Ordinance 280. 59. All irrigation facilities shall be subject to review by the District for compliance with District and Dept. of Health Services requirements for recycled water irrigation design. The City will not approve irrigation plans until review and approval thereof by the DSRSD is confirmed. 60. The applicant shall coordinate with the District and Alameda County Fire Department on required fire flows. The present interim water system is capable if providing a maximum of 3,500 gallons per Page 20 minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim water system for fire protection. GRADING: 61. Prior to issuance of the grading permit, trees that are to be saved shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the City Engineer. 62. The Erosion Control Plan measures shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The developer will be responsible for maintaining erosion and sediment control measures for one year following the acceptance of the subdivision improvements by the City Council. 63. Grading shall be completed in compliance with the Grading Plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved Erosion Control Plan. Grading shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. 64. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 65. The project civil engineer shall verify that the finished graded building pads are within ^ 0.1 feet in elevation of those shown on approved plans. 66. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean out at the upper end of all subdrains. CONSTRUCTION: 67. If, during construction, archaeological materials are encountered, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. 68. The developer is responsible for the construction site and construction safety. 69. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The City Engineer may approve days and hours beyond the above-mentioned days Page 21 and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 70. Developer shall submit a Construction Noise Management Plan that identifies measures to be taken to minimize construction noise on surrounding developed properties to the satisfaction of the City Engineer and Community Development Director. The Plan shall contain listing of hours of construction operation, use of mufflers on construction equipment, 15 mph speed limit for construction traffic, identification of haul routes and identification of noise monitor. Specific noise management measures shall be included in appropriate contractor specifications 71. Developer shall prepare atraffic-handling plan for construction traffic interface with public traffic on any existing public street. All construction traffic and parking may be subject to specific requirements, as determined by the City Engineer, in order to minimize construction interference with regional non-project traffic movement. 72. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 73. The developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the Director of Public Works. 74. The Developer shall repair all damaged existing street, curb, gutter and sidewalk as a result of construction activities to the satisfaction of the City Engineer. 75. Prior to final preparation of the subgrade and placement of base materials, all underground improvements shall be installed and service connections stubbed out to property lines. All underground improvements shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. NPDES: 76. Prior to the commencement of any clearing or grading, the developer shall provide the City evidence that required Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the City Public Works Department and a copy shall be kept at the construction site at all times. 77. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the construction activities to be conducted. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 78. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures in the SWPPP. Failure to comply will result in the issuance of correction notices, citations and/or a project stop order. 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I FIfyJA eYl ry Neal ~ „F ~ ~• ~, I r I 1- I 1• f f FP t I.ly'~-~~ti h ~~\ X~ S - ~' ~'~' ~ .-_ ,tom -~~~-. ~ I I~ ~~ ~ I~~_~~l f 4 - I -1 I _ -~pp 8 •I t ~ ~ I ~.: 1 _~~ i _ ~ I ~} J~ ~ ~~ T ~ ~.- -- ~ a~ ~Ir I r~ '~'~`~ Is =~a ~~ I= 77 1 I _+_ I~ I _ .I 1 I _ ti - - i I ~! a _ }~ , - I~~-_ ~ 1 I _ _- _ - I li f ~~ _ _a . rI _ _ 1, ~ - ,,,,= 'F-_- I 4 "mot L_ - ~ ~~~ a, ~ i - ~ ~ ~- 3 •.~A _ wus wo3aaw ~. ~ ~ J QO / i O~ ~~P ~ ~Q i ~ / ..~__ \ ~\ \~ \ _ 'a~ ~~~"_ ~~ z ~~~ ;ox _ 3 '" z, z z; _ _ tim < ¢w 55~~ ¢wrc ~4 - Op DES WZ w 9ZLL, a3 3~ RESOLUTION NO. 03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A TENTATIVE PARCEL MAP PA 03-003 (TPM 8144) FOR APPROXIMATELY 2 ACRES OF LAND ON PROPERTY LOCATED AT 7606 AMADOR VALLEY BOULEVARD WHEREAS, the Applicant, Eden Housing, Inc., has requested approval of a Tentative Subdivision Map (Tentative Parcel Map 8144) to subdivide a 2 acre parcel of land into two smaller parcels of 1.416; and 0.584 acres, respectively; and WHEREAS, the State of California Subdivision Map Act and the adopted City of Dublin Subdivision Regulations require that no real property may be divided into two or more parcels for purpose of sale, lease or financing, unless a tentative map is acted upon, and a final map is approved consistent with the Subdivision Map Act and City of Dublin Subdivision Regulations; and WHEREAS, the Tentative Parcel Map is part of a larger project which includes a General Plan Amendment, Specific Plan Amendment, PD Rezone, and Site Development Review for the Eden Housing senior affordable development project; and WHEREAS, the proposed project area is located within downtown Dublin and contains approximately 0.58 acres of land, located at the rear of the former Dublin Branch Library, 7606 Amador Valley Boulevard; and WHEREAS, the project has been reviewed in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines. A Mitigated Negative Declaration has been prepared in accordance with the provisions of CEQA, the State CEQA Guidelines and the City of Dublin Environmental Guidelines, and all potential significant impacts will be mitigated through design of the project and Conditions of Approval. Therefore, there is no potential for significant environmental effects to occur as a result of the project; and WHEREAS, the Planning Commission held a public hearing on said application on May 13, 2003; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the staff report was submitted recommending the Planning Commission approve the Tentative Parcel Map subject to Conditions of Approval prepared by Staff; and WHEREAS, the Planning Commission did hear and use its independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby find that: 1. The Tentative Parcel Map is consistent with the intent of applicable subdivision regulations and related ordinances. ATTACHMENT 5 2. The design and improvements of Tentative Parcel Map is consistent with the City's General Plan goals, policies and objectives, since the Tentative Parcel Map and other project components would add housing opportunities and intensify land uses in downtown Dublin. The Tentative Parcel Map is also consistent with the amended Downtown Core Specific Plan, since it will assist in adding more affordable housing units in the downtown area. 3. The Tentative Parcel Map is consistent with the City of Dublin Zoning Ordinance and the proposed PD-Planned Development Stage 1 and Stage 2 zoning requirements. 4. The site is physically suitable for the type and density of development that would be facilitated by approval of the Tentative Parcel Map, which is a Senior Center and a senior housing affordable apartment project. 5. A Mitigated Negative Declaration has been prepared for the Eden Senior Housing project. All potential significant impacts have been mitigated through design of the project and the Conditions of Approval contained in this Resolution. Therefore, there is no potential for significant environmental effects to occur as a result of the project. 6. With the incorporation of mitigation measures of the Mitigated Negative Declaration for this project, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. 7. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of, property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT except as specifically modified elsewhere, the Planning Commission of the City of Dublin does hereby approve the Tentative Parcel Map Attachment 4, Exhibit A, for PA 03-003, to subdivide an existing 2~ acre parcel into two parcels of 1.146 acres and 0.584 acres, respectively. This approval shall conform generally to the Tentative Parcel Map prepared by BKF Engineers, Inc., dated received by the Planning Department on May 2, 2003, consisting of two sheets, stamped approved and on file; with the Dublin Community Development Department. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to Parcel Map approval, and shall be subiect to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. fPLI Planning, fBl Building, fPO1 Police, fPWI Public Works, fADMI Administration/City Attorney, (FINI Finance, fFl Alameda County Fire Prevention, fDSRI Dublin San Ramon Services District, f COl Alameda County Flood Control & Water Conservation District Zone 7 . Page 2 CONDITION'TEXT RESP. WHEN # AGENCY ' REQUIRED Prior to} GENERAL CONDITIONS Effective Date. This Tentative Parcel Map shall not become PL, PW Prior to 1 effective until the General Plan Amendment, Downtown Core Effective Specific Plan Amendment and PD Rezone are approved by the date of TPM City Council and come into effect. 2 Tentative Parcel Map Approval. Approval of the Tentative PL, PW, B Ongoing Parcel Map is not an approval of any specific proposed lot improvements, lot traffic circulation system or parking plan, or street improvement fronting each proposed lot. 3 Standard Public Works Conditions of Approval. PW Recordation Applicant/Developer shall comply with all applicable City of of Parcel Dublin Standard Public Works Conditions of Approval attached Map/ as Exhibit B. In the event of conflict between the Standard Approval of Public Works Conditions of Approval and these Conditions, Improvement these Conditions shall prevail. Plans 4 Building Codes and Ordinances. All project construction shall B Ongoing conform to all building codes and ordinances in effect at the time of building permit. 5 Fire Codes and Ordinances. All project construction shall F Ongoing conform to all fire codes and ordinances in effect at the time of building permit. 6 This Tentative Parcel Map shall expire in two and one-half years PW pursuant to the Dublin Municipal Code Section 9.08.120 unless an extension is granted by the Planning Commission. 7 Prior to the issuance of a building permit, all applicable fees shall B, PL, ADM B be paid. These fees shall include, but not be limited to, those fees required by City Ordinances such as School Impact fees, Fire Impact fees, or any other that may be adopted. In addition, all fees required by DSRSD, ACF, Zone 7, shall be paid in accordance with those Agencies' ordinances and regulations. Page 3 8 The Developer shall comply with applicable Alameda County F, PW, PO, B Fire, Dublin Public Works Department, Dublin Building Z7, DSR, PL Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Alameda County Public Health, and Dublin San Ramon Services District requirements. This shall include the City of Dublin Public Facilities Fee, as required by City of Dublin Council Resolution No. 214-02, or as may be revised as implemented by the City's Administrative Guidelines. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 9 The Applicant/Property Owner shall comply with all applicable B B regulations and requirements of the Uniform Building Code and the Building Inspection Section. 10 The Applicant shall apply to the Building Official for distinct B B street addresses for Parcels 1 and 2 after the property is subdivided. 11 Conditions of Approval. In submitting subsequent plans for PW Recordation review and approval, Applicant/Developer shall submit six (6) of Parcel sets of plans to the Engineering Department for plan check. Each Map/ set of plans shall have attached a copy of these Conditions of Approval of Approval with Responses to Conditions filled in (see this chart) Improvement indicating where on the plans and/or how the condition is Plans satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been marked up to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. PUBLIC SAFETY 12 The Applicant shall comply with all applicable regulations and F Occupancy requirements of the Alameda County Fire Department (ACFD), including payment of all appropriate fees. 13 Required fire hydrants shall be shown on final plans. F Final Building Plans Page 4 PUBLIC WORKS 14 An updated Preliminary Title Report or copy of the deed of PW FM conveyance shall be provided to the Public Works Department at the time the property is conveyed from County of Alameda to City of Dublin, or prior to approval of the final map. 15 The applicant shall confirm with other utility providers PW FM (DSRSD, PG&E, etc.) about other easements that may be necessary over existing and proposed utilities to serve the two parcels. 16 If archeological, paleontological, or historic resources materials PL On-going or artifacts are identified during project construction, work on the project shall cease until a resource protection plan conforming to CEQA Section 15064.5 is prepared by a qualified archeologist and/or paleontologist and approved by the Dublin Community Development Director. Project work may be resumed in compliance with such plan. If human remains are encountered, the County Coroner shall be contacted immediately and the provisions of State law carried out. (Mitigated Negative Declaration Mitigation) 17 The applicant shall obtain all necessary permits, pay all PW Ongoing applicable fees and post bonds as required. 18 The applicant shall use the Public Works Checklist to comply PW On-going with other Public Works Conditions for this project. 19 Since Parcel 2 will not have direct access to a public street, PW FM appropriate easements for ingress/egress shall be reserved on the final map for conveyance by deed if either Parcel 1 or Parcel 2 change ownership after the property is subdivided. 20 Appropriate private easements for shared utilities and parking PW FM shall be reserved on the final map for conveyance by deed if either Parcel 1 or Parcel 2 change ownership after the property is subdivided. WATER/SEWER 21 Complete improvement plans shall be submitted to DSRSD that DSR FM conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities," all applicable DSRSD Master Plans and policies and all Recycled Water Design and Construction Standards. Page 5 22 All mains shall be sized to provide sufficient capacity to DSR FM accommodate future flow demands in addition to each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD utility master planning. 23 Sewers shall be designed to operate by gravity flow to DSRSD's DSR FM existing sanitary sewer system. Pumping of sewage is discouraged and may only be allowed under extreme circumstances following acase-by-case review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specification. DSRSD reserves the right to require payment of present with 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 24 Should water lines be extended to serve the project, domestic and DSR FM fire protection waterline systems for Tracts or Commercial Developments shall be designed to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. 25 Should water/sewer lines be extended to serve the project, DSR FM DSRSD policy requires public water and sewer lines to be located in public streets rather than in off-street locations to the fullest extent possible. If unavoidable, then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 26 Should water/sewer lines need to be extended to serve the DSR FM project, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to DSRSD. 27 Should water/sewer lines need to be extended to serve the DSR FM project, all easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Parcel Map. 28 Prior to approval by the City of Dublin for recordation, the Final DSR FM Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions. Page 6 29 Should water or sewer facilities be extended for the project, no DSR B sewerline 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 fees and permits have been obtained. 30 The Applicant shall hold DSRSD, its Board of Directors, DSR On-going commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from completion of the project. 31 The property owner shall submit written notice to DSRSD DSR FM indicating any reallocation of existing sewer capacity rights to newly crated parcels or lots. 32 Off-site easements for connection to DSRSD water and sewer DSR FM facilities maybe required. If required, the applicant shall be responsible for acquiring all necessary off-site easements and constructing necessary off site water and sewer mains in conformance with District requirements. PASSED, APPROVED, AND ADOPTED BY the Planning Commission of the City of Dublin on this 13th day of May 2003, by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Commission Chairman Planning Manager Page 7 Exhibit B CITY OF DUBLIN PUBLIC WORKS STANDARD CONDITIONS OF APPROVAL GENERAL: The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building permit. 2. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City the Site Development Review to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. All improvements within the public right-of--way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy. 4. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Alameda CountyFlood Control, Zone 7. The Developer shall request all properties within the Final Map area be annexed into the Street Lighting Maintenance Assessment District. AGREEMENT AND BONDS: 6. The Developer shall enter into a Tract Improvement Agreement with the City for all improvements. 7. Improvement plans shall be approved by the City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Tract Improvement Agreement and approval of the Final Map. 8. The Developer shall provide performance (100%), labor and material (100%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements subject to approval by the City Engineer prior to approval of the Final Map and execution of the Tract Improvement Agreement. 9. Prior to acceptance of the improvements and the release of securities by the City the following shall Page 8 be submitted to the Public Works Department a) Signed mylars of the "Record Drawings" of the civil plans, prepared by a registered Civil Engineer for the construction of the Improvements and Grading, b) A mylar copy of the recorded Final Map, c) Signed mylars of the "Record Drawings" of the landscape plans, prepared by project Landscape Architect, d) A declaration by the Project Landscape Architect that all work is completed and was done under his supervision and in accordance with the recommendations contained in the landscape plans, e) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications, f) A complete record of all field density tests, including location and elevation, and a summary of all field and laboratory tests. g) AutoCAD electronic drawing files, if available, tied to the City's mapping coordinates, h) Verification that there are no liens on file against the developer on this project 10. Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. 11. If grading is commenced prior to filing the Final Map, a surety or guarantee shall be provided to the City of Dublin for the amount (approved by the City Engineer) to restore the site to a stable and erosion resistant state if the project is terminated prematurely. 12. Maintenance of common areas, including landscaping and erosion control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. FEES: 13. The Developer shall pay all applicable fees in effect at the time of building permit issuance including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In- Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. 14. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to approval of the Final Map, whichever occurs first, in accordance with the Subdivision Ordinance. PERMITS: 15. An encroachment permit from the Public Works Department is required for any work done within the public right-of--way that is not covered under an Improvement Agreement. Page 9 16. Developer shall obtain all necessary permits required by other agencies including, but not limited to Alameda County Flood Control and water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and shall submit copies of the permits to the Department of Public Works. SUBMITTALS 17. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin Improvement Plan Review Check List". 18. The Developer will be responsible for submittals and reviews to obtain the approvals of all participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon Services District shall review and approve the Improvement Plans and sign the title sheet. 19. A water quality investigation shall be submitted with each development application, demonstrating existing water quality and impacts that urban runoff would have. The water quality investigation should address the quantity of runoff and the effects form discharged pollutants from surface runoff into creeks and drainage facilities. FINAL MAP: 20. All dedications and easements required by the Tentative Map including the Public Service Easement and all easements required by the utility companies or governmental agencies shall be shown on the Final Map. 21. Street names shall be processed for approval through the Planning Department. The approved street names shall be indicated on the Final Map. 22. Prior to the filing of the Final Map, the developer shall furnish the City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map. EASEMENTS: 23. The Developer shall grant to the City of Dublin easements for traffic signal detectors, boxes conduit, etc. at all private streets and driveways entrances that will be signalized. 24. The Developer shall obtain abandonment from all applicable public agencies of existing easements and right of ways that will not be continued in use. 25. The Developer shall acquire easements, and/or obtain rights-of--entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of--entry shall be in writing and copies shall be furnished to the City Engineer. 26. All public sidewalks must be within City right-of--way or in a pedestrian easement except as specifically approved by the City Engineer. Page 10 GRADING PLANS: 27. The grading plan shall be in conformance with the recommendations of the soil report, the, approved Tentative Map, and the City design standards & ordinances. In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. 28. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall include detailed design, location, and maintenance criteria of all drainage, water quality, erosion and sedimentation control measures. 29. The grading shall be designed for each lot to drain to an approved drainage system without draining onto adjoining properties. 30. All slopes 10 feet or higher shall have a concrete V-ditch installed at the toe of the slope. The slope on these ditches shall have a minimum grade of 5% and shall discharge into an approved drainage system. 31. A building permit is required for retaining walls over three feet in height (or over two feet in height with a surcharge). These walls shall be designed by a registered civil or structural engineer. 32. The Developer's soils engineer, based on the site soil conditions, shall prepare a preliminary structural design for the streets asphalt concrete pavement sections. After rough grading has been completed, the Developer's soils engineer shall performed R-value tests on the street subgrade and prepare the final design of the pavement section. The City Engineer shall review and approve the project's Soils Engineer's structural pavement design. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. IMPROVEMENTS 33. The public improvements shall be constructed as generally shown on the approved Vesting Tentative Map. However, the approval of the Vesting Tentative Map is not an approval of the specific design of drainage, sanitary sewer, water, traffic circulation, and street improvements as shown on the Vesting Tentative Map. 34. All public improvements shall conform to the City of Dublin Standard Plans and design requirements and as approved by the City Engineer. 35. Fire hydrants shall be provided at the locations approved by the Alameda County Fire Department in accordance with the standards in effect at the time of development. A raised reflector blue traffic marker shall be epoxy to the center of the paved street opposite each hydrant. 36. Street light standards and luminaries shall be designed and installed per approval of the City Engineer. The maximum voltage drop for streetlights is 5%. 37. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. Page 11 38. Two empty 3" conduits with pull ropes shall be installed along the project frontage on arterial streets to accommodate future extension of the traffic interconnect system and for School District web connections. The City Engineer shall determine the extent of this work. 39. The Developer shall construct bus stops and shelters at the locations designated and approved by the LAVTA and the City Engineer. The Developer shall pay the cost of procuring and installing these improvements. 40. The developer shall furnish and install street name signs, and traffic safety signs in accordance with the standards of the City of Dublin. 41. At least three permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the City Engineer. 42. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and City Engineer. 43. The installation of decorative pavement within City right-of--way requires approval of the City Engineer. The type of pavers and the pavement structural section is to be approved by the City Engineer. Where decorative paving is installed in public streets, pre-formed traffic signal loops and sleeves to accommodate future utilities shall put under the decorative pavement. Maintenance costs of the decorative paving shall be included in a landscape and lighting maintenance assessment district or other funding mechanism acceptable to the City Engineer. 44. Where practicable, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. 45. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 46. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 47. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the City policies and ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. 48. All utility vaults, boxes and structures shall be underground and placed in landscape areas embellished and camouflaged from public view. All utility vaults, boxes and structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director prior to construction. 49. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. DUBLIN SAN RAMON SERVICE DISTRICT: Page 12 50. All potable & recycled water and wastewater pipelines and facilities shall be designed and constructed by the Developer in accordance with all the Dublin San Ramon Service District (DSRSD) master plans, standards, specifications and requirements. 51. The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, -or fines resulting from the construction and completion of the project 52. Improvement plans for DSRSD facilities shall be submitted for review to DSRSD that conform to the requirements of the DSRSD Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities." all applicable DSRSD Master Plans and all DSRSD policies. 53. Prior to issuance of a City Grading/Sitework, or building permit, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Prior to the approval by the District Engineer, the applicant shall pay all required DSRSD fees, provide an engineer's estimate of construction costs for water and sewer systems, a performance bond, aone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 54. Prior to issuance of a City Grading/Sitework or building permit, the locations and widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved by DSRSD. 55. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to DSRSD or by offer of dedication on the Final Map. The Final Map shall be submitted to and approved by DSRSD for easement locations, widths and restrictions prior to approval by the City. 56. A construction permit will be issued by DSRSD only if all of the above DSRSD items have been satisfied. 57. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 58. The project is located within the District Recycled Water Use Zone (Ord. 280), which calls for installation of recycled water irrigation systems to allow for future use of recycled water for approved landscaped irrigation demands. Recycled water will be available in the future, as described in the DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280, as may be amended or superseded, is required; The District Engineer must approve any exemption thereto, in conformance with Ordinance 280. 59. All irrigation facilities shall be subject to review by the District for compliance with District and Dept. of Health Services requirements for recycled water irrigation design. The City will not approve irrigation plans until review and approval thereof by the DSRSD is confirmed. 60. The applicant shall coordinate with the District and Alameda County Fire Department on required fire flows. The present interim water system is capable if providing a maximum of 3,500 gallons per minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim water Page 13 system for fire protection. (~RAnTNf:: 61. Prior to issuance of the grading permit, trees that are to be saved shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the City Engineer. 62. The Erosion Control Plan measures shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. The developer will be responsible for maintaining erosion and sediment control measures for one year following the acceptance of the subdivision improvements by the City Council. 63. Grading shall be completed in compliance with the Grading Plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved Erosion Control Plan. Grading shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. 64. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. 65. The project civil engineer shall verify that the finished graded building pads are within ± 0.1 feet in elevation of those shown on approved plans. 66. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean out at the upper end of all subdrains. CONSTRUCTION: 67. If, during construction, archaeological materials are encountered, construction within 100 feet of these materials shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. 68. The developer is responsible for the construction site and construction safety. 69. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The City Engineer may approve days and hours beyond the above-mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. Page 14 70. Developer shall submit a Construction Noise Management Plan that identifies measures to be taken to minimize construction noise on surrounding developed properties to the satisfaction of the City Engineer and Community Development Director. The Plan shall contain listing of hours of construction operation, use of mufflers on construction equipment, 15 mph speed limit for construction traffic, identification of haul routes and identification of noise monitor. Specific noise management measures shall be included in appropriate contractor specifications 71. Developer shall prepare atraffic-handling plan for construction traffic interface with public traffic on any existing public street. All construction traffic and parking may be subject to specific requirements, as determined by the City Engineer, in order to minimize construction interference with regional non-project traffic movement. 72. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 73. The developer shall be responsible for watering or other dust-palliative measures to control dust as conditions warrant or as directed by the Director of Public Works. 74. The Developer shall repair all damaged existing street, curb, gutter and sidewalk as a result of construction activities to the satisfaction of the City Engineer. 75. Prior to final preparation of the subgrade and placement of base materials, all underground improvements shall be installed and service connections stubbed out to property lines. All underground improvements shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. NPDES: 76. Prior to the commencement of any clearing or grading, the developer shall provide the City evidence that required Notice of Intent (NOI) has been sent to the California State Water Resources Control Board per the requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the City Public Works Department and a copy shall be kept at the construction site at all times. 77. The Storm Water Pollution Prevention Program (SWPPP) for the operation and maintenance of the project shall identify the Best Management Practices (BMPs) appropriate to the construction activities to be conducted. The SWPPP shall include the erosion control measures in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 78. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures in the SWPPP. Failure to comply will result in the issuance of correction notices, citations and/or a project stop order. Page 15 ~. ..L. 1 i I ~~ i ~" r .:. I I~ ~' ~..l..~ r~r~J !~[m r1~ € 1- ~.!_~ ~_ ~~ i...P ~,~~~ 66«-~.6-fZ6 WZ2-W6-f26 96f~6 YJ 'N33tla 111NNM L~32L5 NMI ula~]N !£[S saatiNV~~ox3na~a33r+rJN3 ~~8 a- w ~~~. `~ ~~ ,Y~ ~- ~r mob; ~~ 'e ~ - ~o ~* ~S -- ~__ .Lf'L6 ' :f mo°n ~ ~ .. _ z _ - ~ _ - 9 < ~~ '~X ~` ~~ Y ~ G 5 - - - / ~/ _ - _ rho / / - _ i ~~ ~ ?~ ~ _~ F_ ~ ~ _ I ~ ~ _ _ - o~w y; ~. ~_ \1 J .\ \\ . ~ HSy h~ \\ ~ M1~dd \ ~(J' \J _.-~- -- alp. S4,1L02 N --' _ -_ _ ~ f __- i' .. j \~ ~ ~ \ ~ ,~\ SS~~ \\ \ \I~ \~ ~ J~~/ ~6~ r o ~ ~ 2 h I ~ ~ I I :~ _ I Y+~ ~~ \ I ~f _. 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I ~ - i I I o ml ~i y z _ I 'n l l; -. z' ~ ~ ~ o a = - _ _ > ^ N U -{ ~ - - ~~ ~ ~ i E ~`~~ ~ ~ m , - _ - -- - ------ _ ~~ - - ~ ----- ~ ~ ~~-1---~ ~- ~ ~~~^ ~ ~ ~` I , ~ _ _ y --. ~~~ ~~ ~~` _ ~~ ~ ~~ ~a _ ~~a~ _ I I ~ ~, ~~ ~~ ~ o - ~, ~ ~~ ~ I -~ ~ °~' --°~, _ - - ~ f F f ~ / i i - v I _ I o ;6 >\ f i _ _ a i 2 ~~~i~ '~ f `z~ ~ ~ nl I ~ ~ \ r-~_ it ;, '_ ~~ - -° ~ - ~ ~o _ I `` ~ ~ \ i4 ~ G .-_ - ~ ~ _ , ,, -~ ~ i . , c~ ~ ., - l ~~~ ~~ a" (.1.~ ,v ~ ] G I I ~. ~ / ~~' ~/ ~o-_ _ : ~- I ~ I i 5 L~~ I- r I ~1 ~t~a I J~_.`? _ 1 ~ ~" ~~ -7 -_ \ ~- 9 ~.~ - ~~ ~~' I' it ~ l\ it - ~ ' ~ ~ ~ ~ I 1 I ~ ~ ~ KK ,I. . -i 'I- -- - 7 ,,yf I ~ ~~ _ ~ ~~ ~ ~ - I ~ ~~f '11 ~ [ n- i ~ _ _ ,- Y y,~ - - ~ n -4' ~ ~ - ~' `' ~~ ,~ 4 ~ ~ w _ f ~ = ~ ~ ~ _ t ,' t I '~ s - - , ` .- _~ - ,is ' i L i i• y _- ' 1 -~ ~ t - ~ ~rl i 1'r ~ ^h ~. __ ~ y1 _~ l' ~~ .- ~ `C cz t ~~ t - - - - - - - - - ~ N' ~" ~a \~ "~ Z~_ ~_~ ~ _ 0 e ~ ~-. _ _ P ~ _ CH SLA N+ AR ITEf~.T E A ~E~CEIVE~ DUBLIN SENIOR HOUSING ~~~~~ ~ ~' 200.E ARCHITECTURAL NARRATIVE ~~t~3~~1~ P! ~~1~l~~lr The proposed Dublin Senior Housing development will be an elevator served 54-unit building consisting of 53 one-bedroom, one-bath apartments, and one two-bedroom, two- bath apartment for the on-site manager. The one-bedroom units will be 541 S.F. in size and the two-bedroom unit will be 724 S.F. All of the units will be affordable and ADA accessible. In addition to the units, the building will have common areas for the tenants use including a library, community room, laundry and lounge, as well as offices for on- site management. The development will be a single building composed of athree-story, wood-frame structure over a one story concrete parking garage. The garage, located at grade level, will provide spaces for all required parking for tenants and guests and includes two handicap parking stalls and areas for bicycle racks. Access to the garage will be from an automatic gated entrance on the North side of the building with intercom service for guest access into the garage. There will be a keyless access control at the building s main entry lobby with access to the apartments provided by a four stop elevator and a stair on the ground floor. The entry lobby is axial to the entrance to the future Senior Center on the North portion of the site. The entrance to the building, designated garage parking spaces and residential units will be accessible to individuals with physical disabilities. All apartments will allow for access by persons in wheelchairs, including all kitchens and bathrooms. Apartment bathrooms will include tub/showers with two grab bars. Kitchens will be designed to accommodate mobility impairments and include features such as easily accessible shelves, counters, appliances and electrical switches, anticipating diminished capacity as aging takes place. For safety, all kitchens will be furnished with electric ranges and emergency pull-cords will be provided in each apartment; one in the bedroom and a second one in the bathroom. Additionally, each apartment will be wired with cable for Internet access and co-axial cable for TV. Handrails will be installed along the sides of the corridors for safety and convenience. Different corridor color schemes for each floor will be used to help residents have a sense of location and identity. The elevator will be centrally located within the building to minimize the path of travel between individual apartments and common areas and services. Attention will also be paid to acoustical separation between the units. Sound transfer between units will be mitigated by double stud party walls with insulation, sealants at edges, and offset electrical outlet boxes. Vertical sound transfer between units will be mitigated by insulating gypsum floor fill and ceiling drywall mounted on resilient furring channels. Corridor walls will also be sound insulated to diminish noise impacts from the corridor to the apartments. ATTACHMENT Page OCIATES iLANNING 869 FOURTH STREET - NO. A, SAN RAFAEL, CA 94901 (415) 456-2348 FAX (415) 456-6525 Community spaces will be clustered around the central portion of the building. The first floor will have a entry lobby with small lounge /waiting area and the tenant mailboxes. It is located adjacent to an outdoor entry court which will serve as a transition area from the Senior Center parking area /walkway to the building entrance. The entry court is intended to invite the residents and guests to enter the building, or pause to enjoy a brief chat, or sit and wait for family or friends to arrive. The court will have a vine covered trellis and landscaping with ornamental trees and benches. A tenant garden will also be located on the ground level on the South side of the garage, opposite the entry lobby to provide for elevator access by seniors with limited mobility. The manager s office will be located on the second level adjacent to the elevator and main lobby to easily monitor visitors and receive service personnel. Amain lobby / lounge area will also be located on the second level with an outdoor deck on the North side with view to the Senior Center. Additionally, there will be a trellised outdoor terrace on the sunny South side of the building providing a warm outdoor retreat and overlook to the tenant gardens with a stairway leading directly down to the garden area. A resident service coordinator s office will be centrally located on the third floor along with the common laundry facilities and a public restroom. The fourth floor will have a library with a view to the Senior Center and the main community room, The community room is intended to provide an area for larger gatherings, social events, meetings and activities. The design of the room will incorporate a restroom and small kitchenette. Storage, janitor closets and trash rooms will be provided on each level of each building for ease of maintenance and tenant convenience. The trash rooms will have a chute to the trash termination room located in each garage adjacent to the driveway entrance. Recycle bins will be provided at each trash room. To the greatest extent possible, the project will be developed utilizing green building techniques and materials. Currently, there are no green building standards for multi family residential developments, however good project design concepts. would include the utilization of higher density development on infill sites, good solar orientation, access to public transportation, water conservation, and energy conservation. The Dublin Senior Housing project has incorporated all of these concepts into the design, and additionally, building components made of recycled or recyclable, nontoxic materials such as carpeting made from recycled content, low VOC paints and formaldehyde-free building materials. A central gas fired water heating system, fluorescent lighting, motion sensors in all common areas, energy star appliances in all apartments, and the buildings exterior thermal design; including formaldehyde free R-11 insulation in the exterior walls, R-38 insulation in the roof and dual-glazed windows, will develop a project which will exceed California s Title 24 Energy Code standards. Page 2 The exterior finishes of the building will include stucco walls and trim elements, spaced wood decks with stucco and ornamental iron guardrails, quality vinyl frame dual glazed windows with raised stucco trim, and asphalt shingle roofing with deep overhangs, wood fascia and rake brackets. Additionally elevated planters and window boxes will bring color and texture to the building elevations. Mechanical equipment for the apartments will be located in concealed areas on the private decks, and common area equipment will be located in a screened roof area on the South side of the building. The color scheme for the building will be complementary to the future Senior Center utilizing a sandstone palette. Site utilities will be underground routed from an easement which runs along the West side of the parcel, and enter the building on the West side of the garage structure. Within the garage, a room is provided for the electrical switchgear, meters and communication terminal. The Landscape design will be developed to complement the design of the future Senior Center and incorporate plant materials which conserve water and coordinate with the various building environmental conditions and solar orientation. Although landscape areas are minimal, a creative landscape scheme is proposed which will include ground plane shrubs with color and human scale, as well as vertical elements which relate to the building massing. Trellises, planters, iron lattice work and window planter boxes will bring flowers and vines up the building exterior and add interest to the project. Page 3 Initial Study/ Negative Declaration Project Senior Housing Project Lead Agency: City of Dublin January 2003 ATtACHMENT 7 `~~,~ `%~ { }`~ ~', .t~10f DVS '~~~` ~ ~ ~ `t~~. CITY OF DUBLIN 1982 -- ' ~... _._~.__ _ .._. _._ ~. !/FORD ~~ ~ ~~' 100 Civic Plaza, Dublin; California 94568 `~~ ~'-Q' 4._ ~ ~`+:Jf~~i~~`. "=` Website: http://www.ci.dublin.ca.us Notice of Availability of Environmental Document Dublin Senior Housing Project The City of Dublin intends to certify a Mitigated Negative Declaration for the following proposed project: Project: PA 03-003, proposed Senior Housing Project Construction of up to 54 senior independent living units, including an on-site manager unit, on 0.47 acres of land in a three-story building configuration over surface-level parking. Requested land use entitlements from the City of Dublin include a General Plan Amendment, Amendment to the Downtown Core Specific Plan, a PD-Planned Development rezoning and Site Development Review (SDR) approval. Occupancy of the dwellings would be age and income restricted to low income residents 62+ years of age. 2002 Location: The site is located in the rear parking lot of the existing Dublin Branch of the Alameda County Library, generally located on the south side of Amador Valley Boulevard, south of the intersection of Amador Valley Boulevard and Starward Drive, 7606 Amador Valley Boulevard. Assessors Parcel Number: 941-305-0012-02 Applicants: City of Dublin Eden Housing, Inc. Comment Period: The close of comment period for the Mitigated Negative Declaration is 5:00 pm, February 20, 2003. Comments should be forwarded to: City of Dublin Development Services Department Attn: Jeri Ram, AICP 100 Civic Plaza Dublin CA 94568 For Further Information: Contact the City of Dublin Development Services Department at (925) 833 6610 for a copy of the Initial Study and project information. E~ 1e Peabody ---J~~r~"."`A---ICP Community Development Director Dated:l/28/03 Published: 1 / 31 / 03 Area Code (925) City Manager 833-6650 City Council 833-6650 Personnel 833-6605 Economic Development 833-6650 Finance 833-6640 Public Works/Engineering 833-6630 Parks & Community Services 833-6645 Police 833-6670 Planning/Code Enforcement 833-6610 Building Inspection 833-6620 Fire Prevention Bureau 833-6606 Printed on Recycled Paper Table of Contents Introduction ................................................................................................................... 2 Applicant/Contact Person ........................................................................................... 2 Project Location and Context ...................................................................................... 2 Project Description ........................................................................................................ 3 Environmental Factors Potentially Affected ............................................................. 9 Evaluation of Environmental Impacts ....................................................................... 11 Attachment to Initial Study ......................................................................................... 22 1. Aesthetics ............................................................................................... 22 2. Agricultural Resources ......................................................................... 23 3. Air Quality ............................................................................................. 24 4. Biological Resources ............................................................................. 27 5. Cultural Resources ................................................................................ 28 6. Geology and Soils .................................................................................. 29 7. Hazards and Hazardous Materials ..................................................... 30 8. Hydrology and Water Quality ............................................................ 32 9. Land Use and Planning ........................................................................ 34 10. Mineral Resources ................................................................................. 35 11. Noise ....................................................................................................... 35 12. Population and Housing ...................................................................... 37 13. Public Services ....................................................................................... 39 14. Recreation ............................................................................................... 40 15. Transportation/Traffic ......................................................................... 41 16. Utilities and Service Systems ............................................................... 42 17. Mandatory Findings of Significance .................................................. 43 Initial Study Preparers .................................................................................................. 45 Agencies and Organizations Consulted .................................................................... 45 References ....................................................................................................................... 45 City of Dublin Environmental Checklist/ Initial Study Introduction This Initial Study has been prepared in accord with the provisions of the California Environmental Quality Act (CEQA) and assesses the potential environmental impacts of implementing the proposed project described below. The Initial Study consists of a completed environmental checklist and a brief explanation of the environmental topics addressed in the checklist. Applicant/Contact Person City of Dublin Community Development Department 100 Civic Plaza Dublin CA 94568 Attn: Eddie Peabody Jr. AICP Project Location and Context The project site is located on the north side of downtown Dublin, on the south side of Amador Valley Boulevard, south of the terminus of Starward Drive into Amador Valley Boulevard. The existing site address is 7606 Amador Valley Boulevard and the Assessor Parcel Number (APN) is 941-305-012-02. Exhibit 1 depicts the location of the project site in context with nearby major streets and highways and other features. The project site consists of the southerly 0.47-acre portion of the existing 1.5-acre (approximately) Dublin branch library site. The branch library will soon be relocating to anew building within the Dublin civic center complex just north of the I-580 freeway on Civic Plaza. The existing branch library building is planned for conversion to a senior center to be owned and operated by the City of Dublin. The proposed senior housing complex, the subject of this Initial Study, would be constructed to the south of the existing library building within a portion of the former library parking lot. The project site is relatively flat and includes the existing Dublin branch of the Alameda County Library, with a surface parking lot to the west and south of the library building. Ornamental vegetation has been planted adjacent to the library and within the former library parking lot. City of Dublin rage z Initial Study/Eden Senior Housing Project January 2003 Surrounding land uses include commercial buildings to the south, west and east of the project site and medium density dwellings north of the site on the north side of Amador Valley Boulevard. Project Description The proposed project involves construction of a senior housing complex on the southerly portion of the existing library site. The proposed development would consist of up to 54 senior units in a single three-story building over surface parking. All units in the project, except the one manager's unit, would consist of one-bedroom/one bath units with occupancy restricted to residents of 62+ years old. The on-site manager's unit, if constructed, would contain two bedrooms and two bathrooms. The proposed building would be designed in a linear fashion around a central lobby with an elevator. Dwelling units would be oriented along a central hallway on each floor. Each unit would contain an ADA-compliant kitchen and would have a private balcony. The building would have three stories of living area over a ground floor parking area. The estimated height of the building would be 44 feet, although the final design could be somewhat higher. Other features of the proposed project would include a Service Coordinator's office, a community room on the second level, alibrary/computer room and alaundry/exercise room, both on the third level. Storage, trash and recycle room and janitor closets would be located on each floor. Public restrooms would be constructed on the first level. Approximately 35 on-site parking spaces would be provided on the ground floor under the building. Since occupancy of the project is to be restricted to senior residents only, less parking is typically needed. Landscaping would be provided adjacent to the proposed building and along the perimeter of the site. Proposed funding and occupancy restrictions Primary funding of the complex would consist of either Low Income Tax Credits, or under U.S. Department of Housing and Urban Development Department Section 202 program. Supplemental funding would be provided by the City of Dublin and other possible sources. Occupancy of the proposed project would be restricted to seniors (62+ years of age) that also have low incomes. Age and income occupancy restrictions would be in place for a minimum of 55 years. City of Dublin Page 3 Initial Study/Eden Senior Housing Project January 2003 Requested land use entitlements Construction of the proposed project requires the approval of the following land use entitlements by the City of Dublin: A General Plan Amendment from the existing "Retail and Office" land use designation to "Residential: High Density "land use designation to accommodate the proposed senior housing complex land use. The Residential: High Density land use category permits densities of 80+ units per gross acre, which would allow the proposed project's density of approximately 114 units per acre. The proposed senior residential land use would not be consistent with the existing "Retail and Office" General Plan land use designation, necessitating a General Plan Amendment. The General Plan Amendment will be considered at a public hearing by the Dublin Planning Commission with the ultimate action on the requested acted upon by the Dublin City Council following a public hearing. An Amendment to the Downtown Core Specific Plan is needed to add a "Residential: High Density" land use designation to the project site, consistent with the proposed General Plan Amendment. Although the project site is included within the Downtown Core Specific Plan, no land use designation has been assigned to the project site. With the addition of the proposed "Residential: High Density" land use designation, the proposed project would be consistent with the Downtown Core Specific Plan. Review of the Specific Plan Amendment will be considered at public hearings held before both the Dublin Planning Commission and Dublin City Council, with the ultimate action being taken by the City Council. A Rezoning from the C-1 to the PD-Planned Development District. Planned Development zoning is a two-stage process. A Stage 1 and Stage 2 PD-Planned Development (High Density Residential) will be considered along with the proposed General Plan Amendment and Specific Plan Amendment. The PD rezoning will create specific zoning standards tailored to this specific land use. Approval of the proposed PD-Planned Development rezoning will be considered at public hearings held by the Dublin Planning Commission and City Council, with ultimate action to be taken by the City Council. • A Site Development Review (SDR) approval by the Dublin Planning Commission that would consider exterior design of the building, parking design, access and circulation arrangements and landscaping on the site. The SDR application will be considered simultaneously with the Stage 2 PD-Planned City of Dublin Page 4 Initial Study/Eden Senior Housing Project January 2003 Development rezoning. Action on the SDR application will be taken by the Dublin Planning Commission following a public hearing. Although not considered a discretionary action, the City of Dublin will take action to create a separate parcel of record for the senior housing complex, consistent with Section 66428 (a) (2) of the State Subdivision Map Act. City of Dublin Page 5 Initial Study/Eden Senior Housing Project January 2003 Exhibit 1-Site Location Senior Housing Project City of Dublin \\ ~/~ ~~~ 9 ~ '+CV ~~ ~~ N.T.S. CqC r G-naN~~ 1. Project description: Construction of up to 54 senior independent living units, including an on-site manager unit, on 0.47 acres of land in a three-story building configuration over surface-level parking. Requested land use entitlements include a General Plan Amendment, Amendment to the Downtown Core Specific Plan, a PD-Planned Development rezoning and Site Development Review (SDR) approval. 2. Lead agency: City of Dublin Community Development Department 100 Civic Plaza Dublin CA 94568 3. Contact person: Eddie Peabody Jr., AICP. Community Development Director (925) 833 6610 4. Project location: South side of Amador Valley Boulevard, south of the intersection of Amador Valley Boulevard and Starward Drive at 7606 Amador Valley Boulevard. 5. Project sponsors: 6. General Plan designation: City of Dublin Eden Housing, Inc. Existing: Retail/Office Proposed: Residential: High Density 7. Zoning: Existing: PD-Downtown Core Specific Plan Proposed: PD-Planned Development-(High Density Residential) 8. Public agency required approvals: • Approval of Negative Declaration (City of Dublin) • Approval of General Plan Amendment (City of Dublin) City of Dublin Page 7 Initial Study/Eden Senior Housing Project January 2003 • Approval of Downtown Core Specific Plan Amendment (City of Dublin) • Approval of PD-Planned Development Rezoning (City of Dublin) • Approval of Site Development Review (SDR) (City of Dublin) • Issuance of building permits (City of Dublin) • Water and sewer connections (DSRSD) City of Dublin Page 8 Initial Study/Eden Senior Housing Project January 2003 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 Aesthetics - Agricultural X Air Quality Resources - Biological X Cultural Resources X Geology/Soils Resources X Hazards and - Hydrology/Water - Land Use/ Hazardous Quality Planning Materials - Mineral Resources X Noise - Population/ Housin - Public Services - Recreation - Transportation/ Circulation - Utilities/Service - Mandatory Systems Findings of Si nificance 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 the previous Negative Declaration certified for this project by the City of Dublin adequately addresses potential impacts. 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. City of Dublin Page 9 Initial Study/Eden Senior Housing Project January 2003 I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed project. Signature: ~~.~ ('2~-~~ ~4 ,~(~~ Date: ~t~ ~~~'3 Printed Name: E~~ n~~~~ ~ -~~, ~~'For: ~ ~ t~.,L/~- City of Dublin Page 10 Initial Study/Eden Senior Housing Project January 2003 Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except "no impact" answers that are adequately supported by the information sources a lead agency cites in the parenthesis following each question. A "no impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "no impact" answer should be explained where it is based on project-specific factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants, based on aproject-specific screening analysis). 2) All answers must take account of the whole action, including off-site as well as on- site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "potentially significant impact" entries when the determination is made, an EIR is required. 4) "Less Than Significant Unless Mitigation Incorporated" implies 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. City of Dublin Page 11 Initial Study/Eden Senior Housing Project January 2003 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. Aesthetics. Would the project: a) Have a substantial adverse impact on a scenic vista? (Source: 4) b) Substantially damage scenic resources, including but not limited to trees, rock outcroppings, and historic buildings within a state scenic highway? (Source: 4) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Source: 4) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Source: 4) II. Agricultural Resources Would the project: a) Convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance, as showing on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to anon-agricultural use? (Source: 1, 4) b) Conflict with existing zoning for agriculture use, or a Williamson Act contract? (Source: 1, 4) c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of farmland to anon-agricultural use? (Source: 1, 4) III. Air Quality (Where available, the significance criteria established by the applicable air quality management district may be relied on to make the following determinations). Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? (Source: 5) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (Source: 5) Potentially Significant Impact Less Than Significant With Miti anon Less than Significant Impact No Impact X X X X I X X X I X X City of Dublin Initial Study/Eden Senior Housing Project Page 12 January 2003 c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region isnon-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors? (5) d) Expose sensitive receptors to substantial pollutant concentrations? (Source: 5) e) Create objectionable odors? (Source: 5) IV. Biological Resources. Would the project a) Have a substantial adverse effect, either directly through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies or regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? (Source: 4) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies or regulations or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? (Source: 4) c) Have a substantial adverse impact on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption or other means? (Source: 4) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source: 4) e) Conflict with any local policies or ordinances protecting biological resources, such as tree protection ordinances? (Source: 4) City of Dublin Initial Study/Eden Senior Housing Project Potentially Significant Impact Less Than Significant With Miti ation Less than Significant Impact No Impact X X X X i X X i X X Page 13 January 2003 f) Conflict with the provision of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional or state habitat conservation plan? (Source: 1) V. Cultural Resources. Would the project a) Cause a substantial adverse impact in the significance of a historical resource as defined in Sec. 15064.5? (Source: 4) b) Cause a substantial adverse change in the significance of an archeological resource pursuant to Sec. 15064.5 (Source: 4) c) Directly or indirectly destroy a unique paleontological resource or unique geologic feature? (Source: 4) d) Disturb any human remains, including those interred outside of a formal cemetery? (Source: 4) VI. Geology and Soils. Would the project a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Fault Zoning Map issued by the State Geologist or based on other known evidence of a known fault (Source: 5) ii) Strong seismic ground shaking (5) iii) Seismic-related ground failure, including liquefaction? (5) iv) Landslides? (4, 5) b) Result in substantial soil erosion or the loss of topsoil? (4, 5) c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project and potentially result in on- and off-site landslide, lateral spreading, subsidence, liquefaction or similar hazards (Source: 5) d) Be located on expansive soil, as defined in Table 13-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Source: 5) Initial Study/Eden Senior Housing Project Potentially Significant Impact Less Than Significant With Miti ation Less than Significant Impact No Impact X X X X X X X X X X X X Page 14 January 2003 e) Have soils capable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of waste? (Source: 5) VII. Hazards and Hazardous Materials. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials (Source: 2) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous into the environment? (Source: 5) c) Emit hazardous emissions or handle hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? (Source: 4, 5) d) Be located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Sec. 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Source: 5) e) For a project located within an airport land use plan or, where such plan has not been adopted, would the project result in a safety hazard for people residing or working in the project area? (Source: 4) f) For a project within the vicinity of private airstrip, would the project result in a safety hazard for people residing or working in the project area? (Source: 4) g) Impair implementation of or physically interfere with the adopted emergency response plan or emergency evacuation plan? (Source: 5) Potentially Significant Impact Less Than Significant With Miti anon Less than Significant Impact No Impact X X X X X X X X City of Dublin Page 15 Initial Study/Eden Senior Housing Project January 2003 h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source: 4) IX. Hydrology and Water Quality. Would the project: a) Violate any water quality standards or waste discharge requirements? (Source: 2, 5) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (Source: 2, 5) c) Substantially alter the existing drainage pattern of the site or area, including through the aeration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off- site? (Source: 4) d) Substantially alter the existing drainage pattern of the site or areas, including through the alteration of a course or stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (Source: 4) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? (Source: 4, 5) f) Otherwise substantially degrade water quality? (Source: 2) g) Place housing within a 100-year flood hazard area as mapped on a Flood Hazard Boundary or Flood Insurance Rate Map or other flood delineation map? (Source: 2) Potentially Significant Impact Less Than Significant With Miti anon Less than Significant Impact No Impact X X i X X X X X X City of Dublin Initial Study/Eden Senior Housing Project Nage ~ 6 January 2003 h) Place within a 100-year flood hazard area structures which impede or redirect flood flows? (Source: 2) i) Expose people or structures to a significant risk of loss, injury, and death involving flooding, including flooding as a result of the failure of a levee or dam? (2) j) Inundation by seiche, tsunami or mudflow?(2) IX. Land Use and Planning. Would the project: a) Physically divide an established community? (Source: 1, 4) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1, 4) c) Conflict with any applicable habitat conservation plan or natural community conservation plan? (1, 4) X. Mineral Resources. Would the project a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source: 1, 4) b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general Plan, specific plan or other land use plan? (Source:l, 4) XI. Noise. Would the proposal result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the general plan or noise ordinance, or applicable standards of other agencies? (Source: 1, 4) b) Exposure of persons or to generation of excessive groundborne vibration or groundborne noise levels? (Source: 1, 4) c) A substantial permanent increase in ambient noise levels in the project vicinity above existing levels without the project? (Source: 1, 4) City of Dublin Initial Study/Eden Senior Housing Project Potentially Significant Impact Less Than Significant With Miti ation Less than Significant Impact No Impact X X X X X X X I X X X X Page 17 January 2003 d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project? (Source: 4) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working n the project area to excessive noise levels? (Source: 1, 4) f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 4) XII. Population and Housing. Would the project a) Induce substantial population growth in an area, either directly or indirectly (for example, through extension of roads or other infrastructure)? (Source: 1, 4) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (11) c) Displace substantial numbers of people, necessitating the replacement of housing elsewhere? (Source: 4) XIII. Public Services. Would the proposal: a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service rations, response times or other performance objectives for any of the public services? (Sources: 2, 5) Fire protection Police protection Schools Parks Other public facilities City of Dublin Initial Study/Eden Senior Housing Project Potentially Significant Impact Less Than Significant With Miti ation Less than Significant Impact No Impact X X X X X X X X X X X Page 18 January 2003 XIV. Recreation: a) Would the project increase the use of existing neighborhood or regional facilities such that substantial physical deterioration of the facility would occur or be accelerated (Source: 1, 4) b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source: 5) XV. Transportation and Traffic. Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads or congestion at intersections)? (3) b) Exceed, either individually or cumulatively, a level of service standard established by the County Congestion Management Agency for designated roads or highways? (3) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (5) d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses, such as farm equipment? (5) e) Result in inadequate emergency access? (4) f) Result in inadequate parking capacity? (4) g) Conflict with adopted policies, plans or programs supporting alternative transportation (such as bus turnouts and bicycle facilities) (4, 51) Potentially Significant Impact Less Than Significant With Miti ation Less than Significant Impact No Impact X X X X X X X X X City of Dublin Initial Study/Eden Senior Housing Project Page 19 January 2003 XVI. Utilities and Service Systems. Would the project a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (2) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (2, 4, 5) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (4, 5) d) Have sufficient water supplies available to serve the project from existing water entitlements and resources, or are new or expanded entitlements needed? (2) e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the providers existing commitments? (5) f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (5) g) Comply with federal, state and local statutes and regulations related to solid waste? (5) 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? City of Dublin Initial Study/Eden Senior Housing Project Potentially Significant Impact Less Than Significant With Miti ation Less than Significant Impact No Impact ~, X X X X X X X X Page 20 January 2003 b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects and the effects of probable future projects). c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant Impact Less Than Significant With Miti ation Less than Significant Impact No Impact X X Sources used to determine potential environmental impacts 1. Dublin General Plan 2. Letter from City of Dublin Traffic Engineer 3. Discussion with City staff or service provider 4. Site Visit 5. Other Source XVII. Earlier Analyses a) Earlier analyses used. Identify earlier analyses and state where they are available for review. City of Dublin Page 21 Initial Study/Eden Senior Housing Project January 2003 Attachment to Initial Study Discussion of Checklist 1. Aesthetics Environmental Setting The project site is located in a primarily retail and commercial area of Dublin. Buildings on surrounding properties are generally limited to one and two stories, although buildings to the south are "big box" retail uses and are relatively tall. A number of sources of light exist in the project area, generated by street lights along Amador Valley Boulevard and from building and parking lot lights on surrounding properties. Project Impacts a) Have a substantial adverse impact on a scenic vista? LS. The proposed project would convert a surface parking lot to a multi-story building housing seniors. The building would be an estimated 44 feet tall and may partially block southerly views of residences north of the site. However, such blockage would not be significant, since no scenic vistas exist to the south, such as views of Mt. Diablo. Therefore, this would be ales-than-significant impact. b) Substantially damage scenic resources, including state scenic highway? NI. The proposed project is not located adjacent to a state or local scenic highway, so there would be no impact in this regard. c) Substantially degrade existing visual character or the quality of the site? LS. The project site is already urbanized and located within an urbanized portion of Dublin. Although construction of the proposed three-story (over parking) residential building would change the visual character of the site, adherence to City design requirements imposed through the Site Development Review (SDR) process by the Dublin Planning Commission would ensure this impact would be less-than- significant. d) Create light or glare? LS/M. Construction of the proposed project would add new light sources on and adjacent to the project area including new balcony and window lights that would be especially visible from sites off of the project site due to the height of the proposed building. Adherence to the following mitigation measure would reduce this impact to a less-than-significant level: Mitigation Measure 1: Building plans for the proposed project shall include specifications requiring that all exterior light fixtures be equipped with cut-off lenses to minimize spill-over of light and glare onto adjacent properties. City of Dublin Page 22 Initial Study/Eden Senior Housing Project January 2003 upwind portions of the greater Bay Area. Transport of pollutants also occurs between the Livermore Valley and the San Joaquin Valley to the east. During the winter, the sheltering effect of terrain and its inland location results in frequent surface-based inversions. Under these conditions pollutants such as carbon monoxide from automobiles and particulate matter generated by fireplaces and agricultural burning can become concentrated. Ambient air quality standards Both the U. S. Environmental Protection Agency and the California Air Resources Board have established ambient air quality standards for common pollutants. These ambient air quality standards are levels of contaminants which represent safe levels that avoid specific adverse health effects associated with each pollutant. The ambient air quality standards cover what are called "criteria" pollutants because the health and other effects of each pollutant are described in criteria documents. The federal and California ambient air quality standards are summarized in Table 1 for important pollutants. The federal and state ambient standards were developed independently with differing purposes and methods, although both federal and state standards are intended to avoid health-related effects. As a result, the federal and state standards differ in some cases. In general, the California state standards are more stringent. This is particularly true for ozone and PMlo• Table 1. Federal and State Ambient Air Quality Standards Pollutant Averaging Federal State Time Primary Standard Standard Ozone 1-Hour 0.12 PPM 0.09 PPM 8-Hour 0.08 PPM -- Carbon Monoxide 8-Hour 9 PPM 9.0 PPM 1-Hour 35 PPM 20.0 PPM Nitrogen Dioxide Annual Average 0.05 PPM -- 1-Hour -- 0.25 PPM Sulfur Dioxide Annual Average 0.03 PPM -- 24-Hour 0.14 PPM 0.05 PPM 1-Hour -- 0.25 PPM PM10 Annual Average 50 ug/m3 30 ug/m3 24-Hour 3 3 150 u /m 50 u /m PM2,5 Annual 15 ug/m3 24-Hour 3 -- 65 ug/m PPM =Parts per Million _g/m3 =Micrograms per Cubic Meter Source: Bay Area Air Quality Management District City of Dublin Page 24 Initial Study/Eden Senior Housing Project January 2003 2. Agricultural Resources Environmental Setting The project site is located within the central portion of Dublin and has been developed with a public building and paved parking lot for approximately 35 years. No crops are produced on the property and the site is not included in a Williamson Act Land Conservation Agreement. Project Impacts a,c) Convert prime farmland to anon-agricultural use or involve other changes which could result in conversion of farmland to anon-agricultural use ? NI. Although the project site may be underlain by prime agricultural soils, it was converted to urban uses approximately 35 years ago for the existing library facility, so there would be no impact with regard to conversion of prime agricultural soils or farmland to a non- agricultural use. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? NI. The project site is not encumbered with a Williamson Act Agreement, so there would be no impact with regard to this topic. 3. Air Quality Environmental Setting The project is within the Amador Valley, a part of the Livermore sub-regional air basin distinct from the larger San Francisco Bay Area Air Basin. The Livermore sub-air basin is surrounded on all sides by high hills or mountains. Significant breaks in the hills surrounding the air basin are Niles Canyon and the San Ramon Valley, which extends northward into Contra Costa County. The terrain of the Amador Valley influences both the climate and air pollution potential of the sub-regional air basin. As an inland, protected valley, the area has generally lighter winds and a higher frequency of calm conditions when compared to the greater Bay Area. The occurrence of episodes of high atmospheric stability, known as inversion conditions, severely limits the ability of the atmosphere to disperse pollutants vertically. Inversions can be found during all seasons in the Bay Area, but are particularly prevalent in the summer months when they are present about 90% of the time in both morning and afternoon. According to the Bay Area Air Quality Management District, air pollution potential is high in the Livermore-Amador Valley, especially for ozone in the summer and fall. High temperatures increase the potential for ozone, and the valley not only traps locally generated pollutants but can be the receptor of ozone and ozone precursors from City of Dublin Page 23 Initial Study/Eden Senior Housing Project January 2003 The U.S. Environmental Protection Agency in 1997 adopted new national air quality standards for ground-level ozone and for fine Particulate Matter. The existing 1-hour ozone standard of 0.12 PPM will be phased out and replaced by an 8-hour standard of 0.08 PPM. New national standards for fine Particulate Matter (diameter 2.5 microns or less) have also been established for 24-hour and annual averaging periods. The current PMlo standards were retained, but the method and form for determining compliance with the standards were revised. Implementation of the new ozone and Particulate Matter standards has been complicated by a lawsuit. On May 14, 1999, the Court of Appeals for the District of Columbia Circuit issued a decision ruled that the Clean Air Act as applied in setting the new public health standards for ozone and particulate matter, was unconstitutional as an improper delegation of legislative authority to the Environmental Protection Agency. The decision has been appealed, but the legal status of the new standards will probably remain uncertain for some time. Ambient air quality The project is within the nine-county Bay Area Air Basin. The Bay Area Air Quality Management District (BAAQMD) operates a network of air quality monitoring sites in the region, including one in central Livermore on Old First Street. Table 2 shows a summary of air quality data for this monitoring site for the period 1995-1999. Data are shown for ozone, carbon monoxide, PMIo and nitrogen dioxide. The number of days exceeding each standard are shown for each year. Table 2. Air Quality Data for Livermore, 1995-1999 Pollutant Standard Da s Exceedin Standard In: 1995 1996 1997 1998 1999 Ozone Federall-Hour 7 8 0 6 2 Ozone State 1-Hour 20 22 3 21 14 Ozone Federal8-Hour 11 10 0 10 5 Carbon Monoxide State/Federal 8-Hour 0 0 0 0 0 PMIO State 24-Hour 6 6 12 12 18 PMlo Federal 24-Hours 0 0 0 0 0 Nitrogen Dioxide State 1-Hour 0 0 0 0 0 Source: Air Resources Board Aerometric Uata Analysis and Management System ~tiut~ivi~ City of Dublin Page 25 Initial Study/Eden Senior Housing Project January 2003 Table 2 shows that concentrations of carbon monoxide and nitrogen dioxide at the Livermore monitoring site meet state/federal standards. Ozone concentrations exceed both the state and federal standards, and exhibit wide variations from year-to-year related to meteorological conditions. Years where the summer months tend to be warmer than average tend to have higher average ozone concentrations while years with cooler than average temperatures tend to have lower average ozone concentrations. Levels of PM10 at Livermore meet the federal ambient standards but exceed the more stringent state standard. Attainment status The federal Clean Air Act and the California Clean Air Act of 1988 require that the State Air Resources Board, based on air quality monitoring data, designate air basins within the state where the federal or state ambient air quality standards are not met as "nonattainment areas." Because of the differences between the federal and state standards, the designation of nonattainment areas is different under the federal and state legislation. The Bay Area is currently a nonattainment area for the federal l-hour ozone standard. Under the California Clean Air Act the Bay Area is a nonattainment area for ozone and PMIO• To meet federal Clean Air Act requirements, the District has adopted an Ozone Attainment Demonstration Plan. In addition, to meet California Clean Air Act requirements, the District has also adopted and updated a Clean Air Plan addressing the California ozone standard. The control strategy contained in these plans include new limits on emissions from industry, prohibitions on sources of hydrocarbons, regional transit and HOV programs, buy back programs for older vehicles and educational programs. The California Legislature, when it passed the California Clean Air Act in 1988, recognized the relative intractability of the PMlo problem with respect to the state ambient standard and excluded it from the basic planning requirements of the Act. The Act did require the CARB to prepare a report to the Legislature regarding the prospect of achieving the State ambient air quality standard for PMIO. This report recommended a menu of actions, but did not recommend imposing a planning process similar to that for ozone or other pollutants for achievement of the standard within a certain period of time. Sensitive Receptors The Bay Area Air Quality Management District defines sensitive receptors as facilities where sensitive receptor population groups (children, the elderly, the acutely ill and the City of Dublin Page Z6 Initial Study/Eden Senior Housing Project January 2003 chronically ill) are likely to located. These land uses include residences, schools playgrounds, child-care centers, retirement homes, convalescent homes, hospitals and medical clinics. Project Impacts a) Would the project conflict or obstruct implementation of an air quality plan? NI. The proposed project would not conflict with the local Clean Air Plan adopted by the Bay Area Air Quality Management District, since the proposed housing development would generate the same or fewer trips than are presently generated by the existing library facility. No impacts are therefore anticipated. b) Would the project violate any air quality standards? LS/M. Construction of the proposed senior residential building may violate regional air quality standards due to wind-borne erosion of earthern material stored on the site. This could be a potentially significant impact that could be reduced to ales-than-significant level by adherence to the following mitigation measure: Mitigation Measure 2: Prior to issuance of a grading or building permit, whichever is first, an erosion control plan shall be prepared by a registered civil engineer that complies with standards recommended by the Bay Area Air Quality Management District to minimize erosion potential. The erosion control plan shall be approved by the Dublin Public Works Department and shall include, at a minimum, covering of graded material and frequent watering of unprotected areas. c) Would the project result in cumulatively considerable air pollutants? NI. The proposed project would not generate additional automobile trips over existing trips to the project site. The project would also not involve any manufacturing or processing that would generate air pollutants. No impacts are therefore anticipated. d,e) Expose sensitive receptors to significant pollutant concentrations or create objectionable odors? LS. Future occupants of the project would include seniors with a minimum age of 62. Since the project site is located in a commercial area with no significant generation of major pollutants, impacts to future project residents would be less- than-significant. 4. Biological Resources Environmental Setting No significant biological resources exist on the project site, since it has been developed for urban uses for at least 35 years. The one biological resource on the site is ornamental landscaping installed with the construction of the branch library, which includes pine trees and liquidambar species. No wetlands have been observed on the site. City of Dublin Page 27 Initial Study/Eden Senior Housing Project January 2003 Surrounding properties have also been developed with urban uses. No rare, threatened or endangered plant or animal species or their habitats are located on the project site. Project Impacts a) Have a substantial adverse impact on a candidate, sensitive, or special-status species? NI. Since the project site is developed for urban land uses, there would be no impact to sensitive biological resources, including but not limited to candidate, sensitive, listed or special-status plant or animal species. b, c) Have a substantial adverse impact on riparian habitat or federally protected wetlands? NI. No impacts would result to wetlands or riparian habitat, since the project site is fully developed with an existing library building. d) Interfere with movement of native fish or wildlife species? NI. The project area is fully developed with a library building, commercial and higher density residential land uses on the north side of Amador Valley Boulevard. No open spaces or wetlands exist near the project site. No impacts are therefore anticipated with regard to interference with movement of fish or wildlife species. e, f) Conflict with local policies or ordinances protecting biological resources or any adopted Habitat Conservation Plans or Natural Community Conservation Plans? NI. The site is not located within the boundaries of any Habitat Conservation Plan or Natural Community Conservation Plan. No impacts would therefore result. 5. Cultural Resources Environmental Setting The project site and surrounding area has been fully developed with a library, commercial and residential land uses within the last 35 years (approximately). No historic resources therefore exist on the site. Project Impacts a) Cause substantial adverse change to significant historic resources? NI. The project site has been previously developed with a library building within the past 35 years. The library has no historic value and is planned to be converted to a senior center in the near future. There will therefore be no impacts with regard to historic resources. b, c) Cause a substantial adverse impact or destruction to archeological or City of Dublin Page 28 Initial Study/Eden Senior Housing Project January 2003 paleontological resources? LS/M. There is a remote but potentially significant possibility that construction activities, including trenching and excavation, may uncover significant archeological and/or paleontological resources on the site. Adherence to the following Mitigation Measures will reduce this potential impact to aless-than-significant level. Mitigation Measure 3: If archeological, paleontological, or historic resources materials or artifacts are identified during project construction, work on the project shall cease until a resource protection plan conforming to CEQA Section 15064.5 is prepared by a qualified archeologist and/or paleontologist and approved by the Dublin Community Development Director. Project work may be resumed in compliance with such plan. If human remains are encountered, the County Coroner shall be contacted immediately and the provisions of State law carried out. d) Disturb any human remains, including those interred outside of a formal cemetery? LS/M. This impact is addressed under subsection "c," above. 6. Geology and Soils Environmental Setting Geology and soils The project area is located in the central portion of the Coast Ranges geomorphic province. The Coast Ranges are characterized by a series of parallel, northwesterly trending, folded and faulted mountain chains. A dominant structural feature is Mt. Diablo, located approximately nine miles north of the project area. The project area does not lie within an Earthquake Fault Zone (formerly Alquist-Priolo Special Studies Zone). Major active faults in the region that influence earthquake susceptibility include the San Andreas, Hayward, Calaveras, and Greenville Faults. Topographically, the project area is relatively flat, with a gradual slope to the south. Project Impacts a) Expose people or structures to potential substantial adverse impacts, including loss, injury or death related to ground rupture, seismic ground shaking, ground failure, or landslides? LS. Similar to many areas of California, the project site is likely subject to ground shaking caused by the regional faults identified above. Under moderate to severe seismic events, which are probable in the Bay Area over the next 30 years, structures built on the project area would be subject to damage caused by ground shaking. However, since the project area is not located within City of Dublin Page 29 Initial Study/Eden Senior Housing Project January 2003 an Earthquake Fault Zone (formerly Alquist-Priolo Zone), the potential for ground rupture is anticipated to be minimal. Adherence to the Uniform Building Code as enforced by the City of Dublin will ensure that ground shaking impacts would be reduced to aless-than-significant level. b) Is the site subject to substantial erosion and/or the loss of topsoil? LS/M. Construction of the proposed senior housing complex could lead to erosion of top soil from grading and excavation activities. Adherence to Mitigation Measure 2 would reduce erosion impacts to aless-than-significant level. c-d) Is the site located on soil that is unstable or expansive or result in potential lateral spreading, liquefaction, landslide or collapse? LS. Although the project site is located in an alluvial area that is flat, the geotechnical report for the project that is required by the City of Dublin Building Division as part of the construction process will contain provisions to ensure any impacts on the building foundation or other improvements related to lateral spreading or liquefaction will be reduced to a less-than-significant level. e) Have soils incapable of supporting on-site septic tanks if sewers are not available? NI. All of the dwelling units associated with the proposed project will be connected to the DSRSD sanitary sewer system, so there would be no impacts with regard to septic systems. 7. Hazards and Hazardous Materials Environmental Setting The project area is characterized by public building, commercial uses and residential dwellings. No hazardous material is routinely manufactured, used or stored on the project site or in the immediate vicinity, except for normal and customary cleaners, solvents and lawn and garden care products. Project Impacts a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? NI. The proposed project includes construction of a senior housing complex and would not involve use, transport or handling of significant quantities of hazardous material, except for construction materials and normal and customary cleaning solvents and lawn care products. No impacts are therefore anticipated. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the City of Dublin Page 30 Initial Study/Eden Senior Housing Project January 2003 environment? LS/M. Although the project site has been in use as a local library facility for a number of years, there is a possibility of release of hazardous material during site excavation and construction activities from potentially hazardous material from off this site that may have migrated under the site. The following mitigation measure is therefore recommended to reduce this impact to a less-than- significant level. Mitigation Measure 4: Prior to issuance of a building permit, the project applicant shall have a Phase I Environmental Site Assessment performed on the project site to ensure this is no history of previous uses on or adjacent to the site that could involve potentially hazardous material. If potentially hazardous materials are believed to exist on or adjacent to the site, a Soil and Water (as appropriate) Management Plan shall be prepared to safely remediate hazardous conditions to ales-than-significant level Worker safety plans shall also be included in the Management Plan. Permits shall be obtained from appropriate regulatory agencies. c) Emit hazardous materials or handle hazardous materials or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? LS. Since the project site has been used as a community library for approximately 35 years, the risk of emission of hazardous materials is considered low. However, adherence to Mitigation Measure 4 would ensure this impact would be less-than-significant. d) Is the site listed as a hazardous materials site? LS. The project site is not listed on the State Department of Toxic and Substances Control Agency as a contaminated site as of January 3, 2003. There would therefore be no impact. e,f) Is the site located within an airport land use plan of a public airport or private airstrip? NI. The project area is not located near a public or private airport, airfield or airstrip. No impacts are therefore anticipated regarding airport safety issues. g) Interference with an emergency evacuation plan? NI. The proposed project would be located at the rear of the existing Dublin library and would not block any adjacent streets. Therefore, no impacts are anticipated with regard to interference with emergency evacuation plans. h) Expose people and structures to a significant risk of loss, injury or death involving wildland fires or where residences are intermixed with wildlands? NI. The project area lies in a substantially developed area so there will be no impact with regard to wildland fires. City of Dublin Page 31 Initial Study/Eden Senior Housing Project January 2003 8. Hydrology and Water Quality Environmental Setting No surface bodies of water are located on the project site. Stormwater runoff from the site flows into the local storm drain system which, in turn flows into regional storm drain facilities maintained by the Alameda County Flood Control and Water Conservation District Zone 7 for ultimate disposal into San Francisco Bay. Surface water quality Water quality in California is regulated by the U.S. Environmental Protection Agency's National Pollution Discharge Elimination System (NPDES), which controls the discharge of pollutants to water bodies from point and non-point sources. In the San Francisco Bay area, this program is administered by the San Francisco Bay Regional Water Quality Control Board (RWQCB). Federal regulations issued in November 1990 expanded the authority of the RWQCB to include permitting of stormwater discharges from municipal storm sewer systems, industrial processes, and construction sites that disturb areas larger than five acres. The City of Dublin is a co-permittee of the Alameda County Clean Water Program, which is a coordinated effort by local governments in Alameda County to improve water quality in San Francisco Bay. Flooding and tsunami hazards The project site is located near downtown Dublin and is not located within a 10-year flood hazard area. Project Impacts a) Violate any water quality standards or waste discharge requirements? LS. Construction of the proposed project will be required by the Dublin Public Works Department to employ Best Management Practices to ensure that less-than-significant surface water quality impacts are created. No impacts are anticipated with regard to exceeding treated water quality discharge requirements since the proposed project will be connected to the DSRSD sewer system. b) Substantially deplete groundwater recharge areas or lowering of water table? NI. No impacts are anticipated with regard to depletion of groundwater resources, since potable water for the project would be supplied by DSRSD which relies on piped outside water. Similarly, no impacts are anticipated with regard to overcovering groundwater recharge areas since no new impervious surfaces would be created as part of project implementation. It is anticipated that trenching may be needed for construction of foundations, which may require dewatering to remove groundwater intruding into excavations. If dewatering is necessary, standard specifications included on project plans would be employed to safely dewater trenches. Necessary permits would be obtained City of Dublin Page 32 Initial Study/Eden Senior Housing Project January 2003 from the Regional Water Quality Control Board to ensure water quality standards are met. c) Substantially alter drainage patterns, including streambed courses such that substantial siltation or erosion would occur? NI. No impacts are anticipated with regard to substantial changes of existing site drainage patterns, since the site is already covered with a paved impervious parking lot. Adherence to Mitigation Measure 2 would ensure that no significant erosion or siltation would with construction of the proposed project. d) Substantially alter drainage patterns or result in flooding, either on or off the project site? NI. No impacts or changes to drainage patterns are anticipated since the site is already covered with a paved parking lot. e) Create stormwater runoff that would exceed the capacity of drainage systems or add substantial amounts of polluted runoff? NI. No significant increases in the quantity, direction or velocity of existing drainage patterns are proposed since no changes in the amount of impervious surfaces are proposed. No impacts would therefore result with regard to drainage systems. f) Substantially degrade water quality? NI. Construction of the proposed project will be required by the Dublin Public Works Department to adhere to Best Management Practices for surface water quality. No impacts are therefore anticipated. g) Place housing within a 100-year flood hazard area as mapped by a Flood Insurance Rate Map? NI. The project site is not located within a 100-year flood plain, so there would be no impact with regarding to placement of housing within a 100-year flood plain. h, i) Place within a 100-year flood hazard boundary structures that impeded or redirect flood flow, including dam failures? NI. Since the project site is not located within a 100- year flood plain, no impacts no impacts are anticipated with regard to impedance of flood waters or flows. j) Result in inundation by seiche, tsunami or mudflows? NI. The project site is located well inland from San Francisco Bay and is not near any major inland lakes or other bodies of water that could result in an impact related to seiche. No impacts are therefore anticipated in this regard. City of Dublin Page 33 Initial Study/Eden Senior Housing Project January 2003 9. Land Use and Planning Environmental Setting Existing land uses The project site is located just north of downtown Dublin and is presently occupied by the Dublin Branch of the Alameda County Library. Uses north, south, east and west of the project site include retail and commercial uses and parking areas associated with commercial uses. Medium density residences have been constructed north of the commercial buildings on the north side of Amador Valley Boulevard. Regulatory framework Land uses within Dublin are regulated by the Dublin General Plan. The General Plan presently designated the project site for "Retail and Commercial" land uses. An application has been filed to change the land use designation to "Residential: High Density" to allow the proposed senior housing project to move forward. The project site is also included in the Downtown Core Specific Plan, but no land uses have been assigned to the site. Therefore an Amendment has been requested to assign a Residential: High Density land use designation to the project site, consistent with the proposed General Plan Amendment. Rezoning of the site is also proposed as described in the Project Description section of the Initial Study. Project Impacts a) Physically divide an established community? LS. The project site is located at the rear of the existing Dublin Branch Library site and adjacent to commercial land uses. No existing residences are located on the project site so there would be no impacts to possible division of any established community. b) Conflict with any applicable land use plan, policy or regulation? LS. The proposed project would not be consistent with existing General Plan and Specific Plan land use designations; however, applications have been filed with the City to reclassify the General Plan land use designation and the Downtown Specific Plan land use designation. Since construction of the proposed project would not occur unless these land use regulatory changes are made, there will be less-than-significant impacts with regard to land use regulatory program conflicts. c) Conflict with a habitat conservation plan or natural community conservation plan? NI. No such plan has been adopted within the City of Dublin. There would therefore be no impact to a habitat conservation plan or natural community conservation plan for the proposed project. City of Dublin Page 34 Initial Study/Eden Senior Housing Project January 2003 10. Mineral Resources Environmental Setting The project area contains no known mineral resources. Pro~ct Impacts a, b) Result in the loss of availability of regionally or locally significant mineral resources? NI. The City of Dublin does not indicate that significant deposits of minerals exist in the project area, so no impacts would occur. 11. Noise Environmental Setting The City defines "noise" as a sound or series of sounds that are intrusive, irritating, objectionable and/or disruptive to daily life. Noise is primarily a concern with regard to noise sensitive land uses such as residences, schools, churches and hospitals. Although noise is controlled around commercial, industrial and recreation uses, community noise levels rarely exceed maximum recommended levels for these uses. The Noise Element of the General Plan identifies the following primary community- wide noise Dublin: aircraft traffic noise and noise generated by the BART line that runs along the I-580 freeway. The Noise Element identifies the following maximum noise exposure levels by land use type. Table 3. City of Dublin Land Use/Noise Compatibility Standards (decibels) Land Use Normally Acce table Conditionally Acce table Normally Unacce table Clearly Unacce table Residential 60 or less 60-70 70-75 75+ Lod in Facilities 60-70 70-80 80+ -- Schools, churches, nursin homes 60-70 70-80 80+ -- Neighborhood arks 60 or less 60-65 65-70 70+ Office/Retail 70 or less 70-75 75-80 80+ Industrial 70 or less 70-75 75+ -- Source: Dublin General Plan Noise Element, Table 9-1 In addition to the above, the City of Dublin enforces the State of California interior residential noise standard of 45 decibels. City of Dublin Page 35 Initial Study/Eden Senior Housing Project January 2003 Project Impacts a) Would the project expose persons or generation of noise levels in excess of standards established by the General Plan or other applicable standard: LS/M. Approval and construction of the proposed senior housing complex would add a permanent population in an area which presently is developed for a library parking lot. The Future Noise Exposure Contour exhibit included in the Dublin Noise Element (Figure 9-1) indicated that the project site is anticipated to be exposed to exterior noise levels of approximately 65 decibels. In addition, a loading dock is located south of the project site as part of the commercial use. Unloading activities could generate exterior noise levels in excess of residential noise exposure standards. Taken together, there could be a potentially significant noise impact on future senior residents on the site. The following mitigation measure is therefore recommended to reduce future noise levels to aless-than-significant level: Mitigation Measure 5: Prior to issuance of a building permit, the project applicant shall submit an acoustic report to the City of Dublin prepared by a qualified acoustic consultant, identifying existing and future noise levels on the site and specific design and construction methods that are to be taken to ensure that applicable interior and exterior noise levels are met. The report shall be reviewed and approved by the Dublin Community Development Department. Recommendations included in the acoustic report shall be incorporated into the final site plan and building plans for the project. b) Exposure of people to excessive groundborne vibration or groundborne noise levels? LS. Although the proposed project could result in groundborne vibration for construction of the building foundation, heavy equipment and similar activities, due to a lack of sensitive receptors in the immediate vicinity (i.e. residential uses, schools, hospitals or similar uses). This impact would therefore be less-than- significant. c) Substantial increases in permanent in ambient noise levels? LS. Operation of the proposed senior complex would result in the addition of new noise sources in terms of HVAC equipment, elevator equipment and similar noise sources. Due to lack of nearby sensitive noise receptors, these noise sources are anticipated to be less-than-significant. Future noise sources due to project traffic is similarly expected to be less-than-significant since no net increase of traffic is anticipated (see Traffic and Circulation section of this Initial Study). d) Substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels without the project? LS. Construction of the project could result in short- term noise and vibration due to trenching, foundation construction and similar activities. There would also be increased noise levels from trucks and other construction vehicles needed for the project. In the short-term, these activities could exceed City noise exposure standards for residential land uses. Adherence to City of Dublin Page 36 Initial Study/Eden Senior Housing Project January 2003 City requirements for hours of construction would ensure that short-term construction impacts would be less-than-significant . e, f) For a project located within an airport land use plan, would the project expose people to excessive noise levels? NI. The project site is not located near any public or private airport or airstrip. No impacts are therefore anticipated in terms of airport noise. 12. Population and Housing Environmental Setting Population The Association of Bay Area Governments (ABAG), the Council of Governments organization responsible for preparing and tracking population and demographic changes within the Bay Area region anticipates that the Bay Area will continue to grow at a steady rate. Factors contributing to this growth include a favorable climate, recreational activities, top universities and career opportunities. Over the next 20 years, the population is expected to increase to more than 8 million persons, a 16% increase over the current (2002) population. Population increases are expected to be primarily due to increases in births and longer life expectancies rather than significant in-migration. Table 4 depicts anticipated comparative growth in the Bay Area, Alameda County and Dublin. Table 4. Regional, County and Dublin Total Population (Pop) & Household (HH) Projections~i~ 2000 2010 2020 Pop. HHs Pop. HHs Pop. HHs Region 6,783,760 2,466,019 7,513,800 2,697,080 8,014,100 2,894,370 Alameda I Co. 1,443,741 523,366 1,588,900 526,010 1,669,400 595,400 Dublin I I 30,007 9,335 47,500 15,330 57,900 19,260 Source: ABAG Projections 2002 City of Dublin Page 37 Initial Study/Eden Senior Housing Project January 2003 Alameda County's growth is expected to reach a level of 1.67 million over the next 20 years, making it the second most populous county in the ABAG region behind Santa Clara County. ABAG notes that the Tri-Valley areas are anticipated to experience the highest growth rates in Alameda County over the next 20 years. Housing affordability and regional housing needs The State of California has determined that each local agency must be responsible for providing their respective fair share of the total housing need. This includes affordable housing for all income levels, including very low (below 50% of median County income), low (between 50 and 80% of median County income), moderate (80-120% of median County income) and above moderate (120+% of median County income) households. The Association of Bay Area Governments (ABAG) is responsible for allocating region-wide fair share housing goals among member agencies. Housing goals are established for seven years periods. Identification of appropriate housing sites and implementation strategies to assist in the achievement of these targets is to be carried out through Housing Elements of the General Plan for each community. For the City of Dublin ABAG has established the total number of new dwellings within the seven-year period (1999-2006) is 5,436 units. This includes: Very Low income households (796 dwellings), Low income households (531 dwellings), Moderate income households (1,441 dwellings), and Above Moderate income households (2,668 dwellings). The City of Dublin is in the process of adopting an updated Housing Element to accommodate the City's fair share housing targets. Project Impacts a) Induce substantial population growth in an area, either directly or indirectly? LS. Approval of the proposed project would increase population on a site that is currently General Planned for commercial land uses and developed as a library. An increase of approximately 68 new residents is anticipated. This is based on an average per-unit occupancy of 1.25 persons similar to other senior projects developed and managed by Eden Housing This number of dwellings is anticipated to be less-than-significant, since the restricted low-income nature of the proposed project would contribute to the City's fair share of low income house for a special needs population of the City. b,c) Would the project displace substantial numbers of existing housing units or people? NI. The proposed project would not affect existing residential units, since none presently exist on the project site. No impacts would therefore occur with regard to population displacement. City of Dublin Page 38 Initial Study/Eden Senior Housing Project January 2003 13. Public Services Environmental Setting The following provide essential services to the community: Fire Protection. Fire protection services are provided by the Alameda County Fire Department, which is the contract fire agency for the City of Dublin. The Department provides fire suppression, emergency medical response, fire prevention, education, building inspection services and hazardous material control. Police Protection: Police and security protection is provided by the Alameda County Sheriff, on a contract basis to the City of Dublin, which maintains a 24-hour security patrol throughout the community. Other services provided include crime prevention, investigation services, youth services and traffic control. Schools. The Dublin Unified School District provides K-12 educational services to the community. • Maintenance. Maintenance of streets, roads and other governmental facilities are the responsibility of the City of Dublin. • Solid Waste: Solid waste service is provided by the Dublin/Livermore Disposal Company, which provides residential and commercial solid waste and recycling pick-up. Project Impacts a) Fire protection? LS. Approval of the proposed project would have less-than- significant impacts to the Alameda County Fire Department. New residences would be added to the site where none presently exist, increasing the risk of fire to future residents and improvements. Calls for emergency medical services would also likely increase due tot he proposed occupancy of the project. The relative low number of future residents of the project is anticipated to result in a less-than- significant impact related to emergency medical calls for service. Adherence to the Uniform Building Code, Uniform Fire Code and other applicable building regulations that would require adequate fire and life safety exiting, minimum water service and pressure, access to all portions of the building, use of appropriate building materials and similar requirements that will be required by the Alameda County Fire Department as part of the development review process City of Dublin Page 39 Initial Study/Eden Senior Housing Project January 2003 will ensure that fire Impacts to the Alameda County Fire Department would be less-than-significant. b) Police protection? LS. Approval and construction of the proposed project would increase police calls for service, based on a population base on the project site where none presently exist. Given proposed security programs anticipated to be included as part of the including secured access into the building, as well as standard City security provisions that will be included in the project through the development review process, police impacts are anticipated to be less-than- significant. c) Schools? NI. There would be no impact to school service should the proposed project be approved and constructed, since all of the new residential units are to be occupied by seniors. There would therefore be no generation of school age children to be served by the Dublin Unified School District. d) Other governmental service, including maintenance of public facilities? NI. There would be no impact to maintenance services provided by the City, since the proposed project would be privately maintained. e) Solid waste generation? LS. Less-than-significant impacts regarding generation of solid waste is anticipated since proposed dwelling units would be compact and would be served with local recycling services. 14. Recreation Environmental Setting The nearest public park to the project site is Mape Park, consisting of three acres of land located west of San Ramon Road, south of Silvergate Drive at the terminus of Calle Verde. The existing Dublin Branch Library of the Alameda County Library System is located immediately north of the project site. A new Library is nearing completion at the Dublin Civic Center and the existing branch library is proposed to be converted to a City Senior Center. The Dublin General Plan identifies Amador Valley Boulevard as a Class II Bikeway, which consists of a dedicated bicycle lane adjacent to vehicle travel lanes. No neighborhood parks exist on the project site, Regional park facilities are provided by the East Bay Regional Park District. City of Dublin Page 40 Initial Study/Eden Senior Housing Project January 2003 Project Impacts a) Would the project increase the use of existing neighborhood or regional parks? LS. Limited and less-than-significant impacts to neighborhood and regional parks would occur should the proposed project be approved and constructed. A portion of the anticipated increased demand for recreational facilities would likely be met by the proposed Dublin Senior Center, to be located just north of the proposed senior housing project. b) Does the project include recreational facilities or require the construction of recreational facilities? NI. The restricted occupancy of project dwellings to seniors would minimize the need for on-site park and recreational facilities. No impacts are therefore anticipated. 15. Transportation/Traffic Environmental Setting Local access to the project site is provided by Amador Valley Boulevard, an east-west 4- lane divided roadway just north of the site. Nearby north-south streets include San Ramon Road to the west and Amador Plaza Road to the east. Regional access is provided to surrounding areas by the I-580 freeway and the I-680 freeway. Fixed route and dial-a-ride transit service in Dublin is provided by the Livermore- Amador Valley Transportation Agency through WHEELS. A WHEELS fixed route line traverses Amador Valley Boulevard in front of the project site. Local sidewalks have also been constructed along Amador Valley Boulevard and other nearby streets. Project Impacts a) Cause an increase in traffic which is substantial to existing traffic load and street capacity? NI. Based on information provided by the City of Dublin Traffic Engineer, the proposed senior housing project is anticipated to generate the same or fewer peak hour vehicle trips on local roadways as the existing Dublin branch library operation. No impacts regarding traffic increases are therefore anticipated. b) Exceed, either individually or cumulatively, a LOS standard established by the County CMA for designated roads)? NI. Since the same or fewer vehicle trips would be generated with the proposed project as opposed to the current land use no impacts to CMA routes are anticipated. City of Dublin Page 41 Initial Study/Eden Senior Housing Project January 2003 c) Change in air traffic patterns? NI. The proposed project would have no impact on air traffic patterns, since it involves approval and construction of a senior housing complex. d) Substantially increase hazards due to a design feature or incompatible use? NI. All design aspects of the proposed project will meet City of Dublin and other applicable housing standards to ensure there would be no impact with regard to transportation hazards. e) Result in inadequate emergency access? NI. The location of the proposed senior housing complex would be within an existing parking lot. No existing streets, roads or driveways would be blocked by proposed construction. Adequate vehicular and pedestrian access would be provided as part of site design, as will be approved by the City of Dublin through the Site Development Review (SDR) process. No impacts would therefore result. f) Inadequate parking capacity? NI. No impacts to on-site parking would result, since the proposed project would be occupied by senior residents who generally have fewer cars. Adequate parking will be required by the City of Dublin through the Site Development Review (SDR) process. g) Hazards or barriers for pedestrians or bicyclists? NI. Approval and construction of the proposed project would not result in hazards or barriers to pedestrians or bicyclists, since the project would not be sited in a location that is currently occupied by sidewalks or bicycle lanes. Pathways to surrounding commercial areas from the project site will be reviewed by the City of Dublin through the Site Development Review process. There would therefore be no impact with regard to this topic. 16. Utilities and Service Systems Environmental Setting The project area is served by the following service providers: • Water supply: Dublin San Ramon Services District (DSRSD) and Zone 7 • Sewage collection and treatment: Dublin San Ramon Services District (DSRSD) • Storm drainage: City of Dublin (local facilities), Zone 7 (regional facilities) • Electrical and natural gas power: Pacific Gas and Electric Co. • Communications: Southwestern Bell (formerly Pacific Bell). City of Dublin rage 4z Initial Study/Eden Senior Housing Project January 2003 Project Impacts a) Exceed wastewater treatment requirements of the RWQCB? NI. The proposed project would be provided sewer service by DSRSD. DSRSD representatives have indicated that sewer collection, treatment and disposal services can be provided to the project without exceeding Regional Water Quality Control Board discharge standards. No impacts would therefore result. b) Require new water or wastewater treatment facilities or expansion of existing facilities? NI. The project site is presently served with water and sewer service by DSRSD. Limited on-site extensions would be required to connect the proposed senior housing building to DSRSD facilities. Based on a telephone conversation with DSRSD staff (1/10/03), the District can provide water and sewer service for the proposed project No impacts are anticipated. c) Require new storm drainage facilities? LS. The project site is presently developed and no significant changes to drainage patterns are anticipated. The project applicant may be required to pay regional drainage fees to off-set any potential downstream drainage impacts. Less-than-significant impacts are anticipated. d) Are sufficient water supplies available? NI. Based on information provided by DSRSD staff, adequate water can be supplied to the project for domestic and firefighting purposes, so no impact to water service is anticipated. e) Adequate wastewater capacity to serve the proposed project? LS. See response to "a," above. e, f) Solid waste disposal? LS. Small quantities of solid waste would be generated by the implementation of the proposed project, which would be construction debris. This amount of solid waste is anticipated to be less-than-significant and can be accommodated in the local sanitary landfill. g) Comply with federal, state and local statutes and regulations related to solid waste? NI. The existing service provider will ensure adherence to federal, state and local solid waste regulations should the proposed reorganization be approved. No impacts are anticipated in this regard. 17. 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 City of Dublin Page 43 Initial Study/Eden Senior Housing Project January 2003 important examples of the major periods of California history or prehistory? No. The preceding analysis indicates that the proposed project will not have a significant adverse impact on overall environmental quality, including biological resources or cultural resources. b) Does the project have 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). No, the proposed project involves construction of aloes-income senior housing complex within an urbanized, developed area. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? No. No such impacts have been discovered in the course of preparing this Initial Study. City of Dublin Page 44 Initial Study/Eden Senior Housing Project January 2003 Initial Study Preparers Jerry Haag, Urban Planner, project manager 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 Jeri Ram, AICP, Planning Manager Julia Abdala, Housing Specialist Ray Kuzbari, Traffic Engineer Dublin San Ramon Services District Rhodora Biagton, Engineer Eden Housing, Inc. Marian Gushiken, Associate Development of Development References Dublin General Plan, City of Dublin, Updated through 11/5/02 Downtown Core Specific Plan, City of Dublin, 2000 City of Dublin Page 45 Initial Study/Eden Senior Housing Project January 2003 Letter From City of Dublin Traffic Engineer City of Dublin Page 46 Initial Study/Eden Senior Housing Project January 2003 Public Works Department MEMORANDUM DATE: January 19, 2003 TO: Julia Abdala, Housing Specialist FROM: Ray Kuzbari, Traffic Engineer SUBJECT: Proposed Senior Center/Housing Project This is to let you know that Public Works Staff has reviewed trip generation for the proposed Senior Center/Housing project to be constructed on the existing Dublin Branch Library site at 7606 Amador Valley Boulevard. The project consists of up to 54 senior units in a single three-story building and an approximately 13,500 gross sq. ft. senior center. Staff calculated the net change in peak hour vehicle trips resulting from replacing the existing library with the proposed Senior Center/Housing development, using the appropriate ITE trip generation rates. Based on this analysis, it was found that the proposed project would result in a net increase of approximately 4 trips during the AM peak hour and a net decrease of approximately 84 trips during the PM peak hour. This project would also result in a net reduction of approximately 367 daily trips. Based on this analysis, the proposed project would have no significant traffic impacts on the adjacent street system. cc: Jerry Haag, Planning Consultant G:IDEVELOPISenior Center-Housingltra~c impact memo.doc ~,..:. v' ~ ~~ ~ '; i' ~, t~ 0 n. 1 1, T bl`(' ~`~ ~~~ c .: AC Transit ...cror ~~t~.,~:.:., ., Alameda County City of Alameda ~;,~~,~~~„~~u,~. City of Albany r~la{ i ~;_„B~;,x;,, of ect:a ,~.~-;~ ~,,k~~ City of Berkeley lAS I;.kllf ~".h2~ City of Dublin Cu~~ae~meniLe~ City of Emeryville Cu::nc;r ar fiber :^,ia Sid>„ City of fremant !~1agc City of Hayward City of Livermore ,,. ;?a~:rihai fora `Jargz:> City of Newark i.1~ ,_. c1~25 City of Oakland I an:~ l?eiJ City of Piedmont ~.;~ ono', n-rater City of Pleasanton .. ,_.r..a ion ~~~,rz:r ~o-~a as City of San Leandro May.^_~ City of Union City aa,-r~r .d~k Lmer. Executive Director Dennis R. a, s i r h~ i ~t Si`iS°Zbi?J a ;'X , ~.t~ ii.i~..21:3.~ ~ a:~.z c~~,ot~~ ernY...c;ITr. ~ ::~.t b Ofti<l}~.rd'e,. C ~.:14t> ; ._ . iC i:_. • ) (~• F h~ikl: ma:::Maccma c~:.c~o•.~ s GvEE 9i1-. <:c~rra i, ;.~w February 26, 2003 Ms. Jeri Ram Planning Manager Community Development Department City of Dublin 100 Civic Plaza Dublin, CA 94568 SL'I3JECT: Ccmments or, GPA 03-003 Proposed Senior Dousing Project in the City of Dublin Dear Jeri: Thank you for the opportunity to comment on the City of Dublin's General Plan Amendment to construct up to 54 senior independent living units. The site is located in the rear parking lot of the existing Dublin Branch of the Alameda County Library at 7606 Amador Valley Boulevard. Based on our review of the GPA, the ACCMA has no comment because the project does not appear to meet the Tier 1 requirements; therefore, it is exempt from the Land Use Analysis Program of the CMP. Once again, thank you for the opportunity to comment. Please do not hesitate to contact me if you require additional information. I can be reached at 510/836-2560 ext. 13. Sincerely, Beth Walukas Senior Transportation Planner cc: file: CMP -Environmental Review Opinions -Responses - 2003 ~~~~ ~ 4 ~~~~ ~°~~ . rep ~?_`~' A~~~~~~ S ~~~`e~ ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT 5997 PARKSIDE DRIVE J PLEASANTON. CALIFORNIA 94588-5127 ~ Pr oo:e {925) 484-2600 =ax (925) 462-3914 Ms. Jeri Ram, Planning Manger Community Development Department City of Dublin 100 Civic Plaza Dublin, CA 94568 February 20, 2003 Re: Mitigated Negative Declaration and Initial Study for Proposed Senior Housing Project Dear Ms. Ram: Zone 7 has reviewed the referenced CEQA referral and we have one comment which is made in the context of Zone 7's role in providing wholesale treated water, non-potable water for agriculture and irrigated turf, flood protection, and groundwater and stream management in the Livermore-Amador Valley. Also, note that Zone 7 does not have any existing or planned facilities in the project vicinity. Our comment is in reference to Section 8, "Hydrology and Water Quality," item d), page 33 of the Initial Study. Although there does not appear to be a substantial impact to the existing site drainage, it is expected that the proposed alterations would affect it to some degree. Please note that mitigation for any additional impervious surface from this project would be handled through the payment of the appropriate Zone 7 Special Drainage Area 7-1 fees. We appreciate the opportunity to comment on this document. Please feel free to contact me at (925) 484-2600, ext. 400, or Jack Fong at ext. 245, if you have any questions or comments. Sincerely, a v~. a"^ 1 F o r~ Jim Horen 0 Principal Engineer Advance Planning JPH:JF:arr/jr cc: Ed Cummings John Mahoney Y.K. Chan Dave Lunn Joe Seto Matt Katen Jack Fong P: IAdvptan I CEQA-Dublin SeniorHousingProject. doc RECEIVED ~: ~- B 2 ~ 2003 7UBLIN PLANNING ~~~ ~ 1~ Parks and Community Services Department ~~~ sz w_~ ~l MEMORANDUM DATE: January 29, 2003 TO: Jeri Ram, AICP Planning Manager FROM: Diane Lowart, Parks & Community Services Director ~~ SUBJECT: Proposed Negative Declaration for Senior Housing Project PA 03-003 I would like to offer the following comments on the aforementioned document. Page 2 -Project Location and Context In the third paragraph of this section, you state that the existing branch library building is planned for conversion to a senior center to be owned and operated by the City of Dublin. Please note that the City intends to demolish the existing building and build a new senior center. Page 28 -Cultural Resources -Project Impacts In paragraph a) you state that the library has no historic value and is planned to be converted to a senior center in the near future. Please note that the City intends to demolish the existing building and build a new senior center. Page 40 -Recreation -Environmental Setting In paragraph two you state that the existing branch library is proposed to be converted to a City Senior Center. Please note that the City intends to demolish the existing building and build a new senior center. Please contact me if you have any questions. City of Dublin Eden Housing Affordable Project PA 03-003 5/03 Mitigated Negative Declaration Response to Comment Comment Letter 1: Diane Lowart. Dublin Parks and Community Services Director (1/29/03) Comment :Please correct pages 2, 28 and 40, where the Initial Study indicates that the City of Dublin proposes to convert he former Dublin Branch Library to a Senior Center. The City intends to demolish this existing building and construct a new Senior Center in its place. Response: Comment acknowledged. Since this action is not part of the proposed project, no further action is required. Comment Letter 2: Alameda County Zone 7 (2/20/03) Comment: It noted that any increases in site drainage, although no anticipated to be significant, would be handled through payment of Zone 7 Special Drainage Area 7-1 fees. Response: Comment acknowledged. The proposed project will be charged necessary and applicable fees as part of the normal development review by the City of Dublin. Comment Letter 3: Alameda County Congestion Management Agency ((2/26/03) Comment: The proposed project is exempt from the Land Use Analysis program of the CMP since it does not generate sufficient peak hour vehicular trips. Response: Comment acknowledged. No further response necessary.