HomeMy WebLinkAbout6.3 EdenHousing SpecPlan V
CITY CLERK
File # 1 II 2- O 3
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 20, 2003
SUBJECT: PUBLIC HEARING: PA 03-003 Eden Housing—Downtown Core Specific Plan
Amendment, Planned Development Rezoning Stage 1 & 2 Development Plan, and
Mitigated Negative Declaration ^//
(Report Prepared by.' Jerry Haag, Consulting Planner)"
ATTACHMENTS: 1. Resolution adopting a Mitigated Negative Declaration (with the
following Exhibit attached: Exhibit A, Mitigation Monitoring Program)
2. Resolution approving an Amendment to the Downtown Core Specific
Plan;
3. Resolution Making Findings Related to the Planned Development (PD)
Rezoning and Related Stage 1 and 2 Development Plan
4. Ordinance adopting a Planned Development (PD) Stage 1 & 2 Rezoning
(with the following Exhibits attached: Exhibit A-1, Stage 1 & 2
Development Plan and, Exhibit A-2 Rezoning Exhibit)
5. Planning Commission Staff report from May 13, 2003 (without attach.)
6. Applicant's Statement
7. Initial Study/Mitigated Negative Declaration and responses to comments
8. General Plan Amendment Diagram '
RECOMMENDATION: 1. Open public hearing
2. Receive Staff Report and public testimony
/J/„Y 3. Close public hearing and deliberate
r �/ ' 4. Adopt Resolution (Attachment 1) adopting the Mitigated Negative
Declaration
5. Adopt Resolution (Attachment 2) approving an Amendment to the
Downtown Core Specific Plan
6. Adopt Resolution(Attachment 3)Making Findings Related to the
Planned Development (PD) Rezoning and Related Stage 1 and 2
Development Plan
7. Waive the Reading and Introduce Ordinance adopting a Planned
Development (PD) Stage 1 & 2 Rezoning (Attachment 4, with the
following Exhibits attached: Exhibit A-1, Stage 1 & 2 Development
Plan and, Exhibit A-2 Rezoning Exhibit)
COPIES TO: The Applicant/Owner
PA file
'TEM NO.
6.702
00,-
PROJECT DESCRIPTION:
Existing Facilities and Surrounding Land Use:
The site that would contain the Eden Housing project is located within the rear portion of the former
Dublin Branch Library.
The General Plan land use designation o£the site is Retail/Office. The property is currently zoned PD-
Downtown Core Specific Plan. Although the project property was included in the Downtown Core
Specific Plan, no land use designation was assigned to the site. Land uses surrounding the site include a
Target retail store and other commercial land uses to the south, retail uses to the west, a commercial
parking lot to the east and the future Dublin Senior Center to the north. Multiple family residences have
also been constructed north o£Amador Valley Boulevard.
Senior Housing Project Description:
The project includes construction 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 intercom/buzzer 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 furore 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.
The proposed project site would be accessible from two directions: an existing driveway from Amador
Valley Boulevard and 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 comer 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 28 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 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.
Senior Housing Project Design:
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.
A preliminary color palette has been submitted 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 of the Senior Housing Project be approved by the Community
Development Director.
Landscaping for the project would help blend the project with the adjacent future Senior Center.
Although one large pine tree that is not in good health will have to be removed for the Senior Housing
Project, several other trees will be planted.
Ownership and Occupancy:
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
3
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. A back-up funding option is through the U.Si
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.
The type of funding that is being requested (the Tax Credit Allocation Bonds) would be limited to low-
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 a low-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.
Because this project has been designed to meet the Specific needs of seniors and will in all probability
cover the very low and extremely low income levels (below 50 percent of the median income), the project
may not meet the literal terms of the Inclusionary Zoning Regulations. The regulations require 12.5%
affordable units allocated among very low-, low-, and moderate-incomes in the following percentages,
respectively, 30%, 20%, and 50%. Since there will likely be no low- or moderate-income units, the
requirements would not be met. However, the Inclusionary Zoning Regulations permit the Council to
waive the requirements in whole in or in part where the project demonstrates alternate methods of
compliance that meet the purposes of the chapter. (See {} 8.68.040.E.) Since the project will provide
affordable units greatly in excess of the number of units required by the Inclusionary Zoning Regulations,
and therefore meet the intent of the Inclusionary Zoning Regulations, specific findings have been made in
the Planned Development Resolution (Attachment 3) waiving the moderate- and low-income
requirements.
Under the Inclusionary Zoning Regulations, a developer that constructs units in excess of the number of
units required by the regulations 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 nurnber of units otherwise
required.
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.
Planning Commission Action:
On May 13, 2003, the Planning Commission considered the project and adopted resolutions
recommending to the City Council the adoption of a Mitigated Negative Declaration, approval of a
General Plan Amendment, approval of a Amendment to the Downtown Core Specific Plan and Planned
Development (PD) Stage 1 and 2 Rezoning and Development Plan.
The Planning Commission also adopted resolutions approving a Site Development Review for the project
and a Tentative Parcel Map to subdivide the 2.0-acre former library site into two smaller parcels. The
4
proposed Eden Housing project would be sited on 0.58 acres and the Dublin Senior Center would be
located on the northerly 1.4-acre parcel. Although Staff explained the concerns of the senior community
to keep the housing separate from the future senior center, the Commission expressly requested that Staff
note to the City Council that the Commission would have preferred a stronger pedestrian connection
between the two buildings such as a covered walkway or other physical connection.
Conditions of approval for the Site Development Review and the Tentative Parcel Map stated that the
Planning Commission action would not be valid until the General Plan Amendment, Specific Plan
Amendment, Planned Development (PD) Stage 1 and 2 Rezoning and Development Plan are approved by
the City Council.
ANALYSIS:
Proposed Development Program:
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 briefly below and in another staff report on the May 20,
2003 City Council Agenda.
The Project 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 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 (of which this site is a part), High Density Residential
appears a more appropriate General Plan Land Use designation to accommodate the proposed senior
affordable project. Under this designation, high-density apartment and condominium developments are
appropriate with a density of 25 units and above per acre. Attachment 8 depicts the proposed GPA area.
Analysis of the goals and policies of the General Plan indicate that the proposed General Plan Amendment
is consistent with the intent of the General Plan.
The proposed General Plan Amendment 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. In order to minimize the number of general plan amendments, the Eden Housing
General Plan Amendment has been combined with the Valley Christian Center General Plan Amendment
into one resolution. This general plan amendment is contained in a separate staff report on this Agenda.
Under State law, this would count as only a single General Plan Amendment for a total of two
amendments for the City during this calendar year.
Downtown Core Specific Plan Amendment:
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 to 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."), and
Objective 5.3 (" Provide for new senior housing near the planned City of Dublin Senior Center.').
The Amendment to the Downtown Core Specific Plan would not be effective until the General Plan
Amendment is approved by the City Council.
Stage 1 and Stage 2 PD - Planned Development Rezoning:
The Applicant has requested both a Stage 1 and Stage 2 PD-Planned Development to rezone the site from
the Downtown Core Specific Plan to PD-Planned Development Downtown Core Specific Plan-Multi-
Family Residential. 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. 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 is 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.
The Planned Development rezoning would not be effective until the General Plan Amendment is
approved by the City Council.
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 a less-than-significant level. Therefore, adoption of a Mitigated Negative Declaration is
recommended as set forth in Attachment 1.
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 for a 20-day period between
February 8 and 28, 2003. Three minor comments Were received by the City which are attached to the
Initial Study document.
CONCLUSION:
The proposed General Plan Amendment, Specific Plan Amendment, and Planned Development rezoning,
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 City Council receive Staff report and public testimony, question Staff, applicant
and the public, deliberate and adopt the following resolutions:
1. Resolution (Attachment 1) adopting a Mitigating Negative Declaration;
2. Resolution (Attachment 2) approving a Downtown Core Specific Plan Amendment;
3. Resolution (Attachment 3) making Findings related to the Planned Development (PD) Stage 1 & 2
Rezoning; and,
Waive reading and introduce Ordinance (Attachment 4) adopting a Planned Development (PD) Stage 1 &
2 Rezoning (with the Development Plan attached as Exhibit A-1 and the Rezoning Exhibit attached as
Exhibit A-2).
RESOLUTION NO. 03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
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 Revie~v to construct up to 54 multi-family senior apartment
units with ground floor parking and related site improvements on the subject property. The Applicant has
requested that 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 based on state and federal funding
sources' requirements to be utilized in the construction of the project and is therefore not entitled to
credits under the City's Inclusionary Housing Ordinance; 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 for a 20-day period as required by CEQA Guidelines;
and
WHEREAS, the City received three letters commenting on the Mitigated Negative Declaration,
which letters are attached as Exhibit B and incorporated herein by reference. These responses are
acknowledged and do not require responses; and
WHEREAS, the Planning Commission held a public hearing on the project on May 13, 2003 at
which time they reviewed and considered the Mitigated Negative Declaration and all reports,
recommendations and ~estimony before them. Following the public hearing, the Planning Commission
recommended that the City Council adopt the Mitigated Negative Declaration and approve the General
Plan and Downtown Core Specific Plan amendments (Resolutions 03-__ and 03-__, respectively, which
are incorporated herein by reference); and
WHEREAS, the City Council considered the Planning Commission recommendations, a staff
report, the Mitigated Negative Declaration, comments on the Mitigated Negative Declaration and
responses thereto, and all written and oral testimony at a duly noticed public hearing on May 20, 2003;
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, the location and custodian of the documents which constitute the record of
proceedings for the project is the City of Dublin Community Development Department, 100 Civic Plaza,
Dublin CA 94568.
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The foregoing recitals are true and correct and made a part of this resolution.
B. The Mitigated Negative Declaration adequately describe the impacts of the project. As reflected
in the Mitigated Negative Declaration, the proposed amendments would result in the construction of
housing consistent with the intent of the Dublin General Plan. Project specific environmental effects have
been analyzed in the Initial Study/Mitigated Negative Declaration, which determined that the project
would not have a significant effect on the environment with the application of mitigation measures
identified in the Mitigated Negative Declaration. There is no substantial evidence in light of the whole
record before the City that the project as mitigated will have a significant effect on the environment.
C. The Mitigated Negative Declaration has been completed in compliance with CEQA, the CEQA
Guidelines and the City of Dublin Environmental Guidelines.
D. The Mitigated Negative Declaration is complete and adequate and reflects the City's independent
judgment and analysis as to the environmental effects of the proposed land use amendments.
BE IT FURTHER RESOLVED that based on the above findings, the City Council hereby adopts
the Mitigated Negative Declaration for PA 03-003, Eden Housing project, consisting of Exhibits A and B,
as described above and incorporated herein by reference.
PASSED, APPROVED and ADOPTED this 20th day of May 2003.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
g:\pa#k2003\03-003\cc reso md.doc Page 2
RESOLUTION NO. 03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROVING AN AMENDMENT TO THE DOWNTOWN CORE SPECIFIC
PLAN TO ADD A HIGH DENSITY RESIDENTIAL DENSITY LAND USE ON
THE EDEN HOUSING SENIOR PROJECT PROPERTY 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. The Applicant has requested that
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 based on state and
federal funding sources' requirements to be utilized in the construction of the project and
is therefore not entitled to credits under the City's Inclusionary Housing Ordinance; 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 Eden Housing site to accommodate a 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 requested General Plan Amendment and Specific Plan
Amendment requests proposes to change the land use designation to High Density
Residential (25.0+ dwelling units per acre) to accommodate the proposed senior multi-
family use; and
WHEREAS, the requested amendment to the Specific Plan is consistent with the
proposed amendment to the General Plan; and
WHEREAS, the amendment to the Downtown Core Specific Plan would not
become effective until after the approval of the General Plan Amendment request; and
G:h°A~2003\03-003\¢c Rcs° SPA'd°c 1 ~TTACHMENT 2
WHEREAS, the Eden Housing 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 wilt 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 did hold a public hearing to consider the
entire Eden Housing project on May 13, 2003, on the Mitigated Negative Declaration,
General Plan Amendment, Downtown Core Specific Plan Amendment, and Planned
Development Rezoning, and recommended approval of the project and the General Plan
Amendment to the City Council; and
WHEREAS, City staff prepared individual staff reports describing and analyzing
the proposed General Plan Amendments for both projects, which reports were presented
to the City Council at a duly noticed public hearing on May 20, 2003, at which time all
interested parties had the opportunity to comment on the project; and
WHEREAS, the City Council did hold a public hearing to consider the General
Plan Amendments, an Amendment to the Downtown Core Specific Plan, and Planned
Development Rezonings, and did hear and consider all such reports, recommendations,
testimony and the respective environmental documents hereinabove set forth, and
supports the General Plan Amendments and Specific Plan Amendments.
NOW} THEREFORE, BE IT RESOLVED THAT the Dublin City Council
does hereby approve the Eden Senior Housing Project request to amendment the
Downtown Core Specific Plan by adding a High Density Residential (25.0 + dwelling
units per acre) for the project site which will not be effective until after the approval of
the General Plan Amendment for PA 03-003 as follows:
G:~PA#k2003\03-003\cc Reso SPA.doc 2
PASSED AND APPROVED BY the City Council of the City of Dublin on this 20th day
of May 2003, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#X2003\03-003\cc Reso SPA. doc 3
RESOLUTION NO. - 03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
A RESOLUTION MAKING FINDINGS RELATED TO A PLANNED DEVELOPMENT (PD)
STAGE 1 AND STAGE 2 REZONING AND DEVELOPMENT PLAN AND FOR
ALTERNATIVE METHODS OF COMPLYING WITH CHAPTER 8.68.04E OF THE
ZONING ORDINANCE, FOR APPROXIMATELY 0.58 ACRES OF LAND FOR THE EDEN
HOUSING AFFORDABLE HOUSING PROJECT LOCATED AT 7606 AMADOR VALLEY
PARKWAY
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. The Applicant has
requested that the 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 based on state and federal funding
sources' requirements to be utilized in the construction of the project and is therefore not entitled to
credits under the City's Inclusionary Housing Ordinance; and
WHEREAS, the Applicant, Eden Housing, Inc., has requested to develop the project entirely for
very low and extremely low income seniors and is not entitled to any credits under the City's Inclusionary
Housing Ordinance as a result of this request; 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 Project is available and on file in the
Community Development Department; and
WHEREAS, Site Development Review (SDR) approval was granted by the Planning Commission
on May 13, 2003 to allow up to 54 senior occupancy affordable dwellings and an on-site manager unit
along with on-site parking, landscaping and related site improvements, but is not effective until approval
of the Planned Development (PD) Rezoning and Development Plan; and
WHEREAS, a Tentative Tract Map to divide the property into two separate parcels was approved
by the Planning Commission on May 13, 2003, but is not effective until approval of the Planned
Development (PD) Rezoning and Development Plan; and
WHEREAS, a Planned Development (PD) Stage 1 and 2 Rezoning and Development Plan have
been requested for approximately 0.58 acres to construct up to 54 senior affordable housing units, an on-
site managers unit, on-site parking and related site improvements; and
WHEREAS, the Ordinance approving the PD Stage 1 and 2 Rezoning and Development Plan are
attached to the Staff Report as Attachment 4; and
WHEREAS, the project will vary from the strict requirements from the City's Inclusionary
Housing Ordinance by not providing a percentage of moderate and low income housing but will meet the
needs of a very specific segment of the senior community by providing housing at the very low and
extremely low income levels; and
ATTACHMENT 3
WHEREAS, proper notice of the public hearing was given in all respects as required by taw; 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 did hold a public hearing on the project on May 13, 2003
on the General Plan Amendment, 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 report describing and analyzing the proposed Planned
Development Rezoning and Development Plan, which report was presented to the City Council at a duly
noticed public hearing on May 20, 2003, at which time all interested parties had the opportunity to
comment on the project; and
WHEREAS, the City Council did hear and consider all such reports, recommendations, and
testimony, and the Mitigated Negative Declaration, hereinabove set forth and supports the Planned
Development (PD) Rezoning and Stage 1 and 2 Development Plan; and
NOW, THEREFORE, BE IT RESOLVED THAT the foregoing recitals are true and correct
and made a part of this resolution.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Dublin City Council does
hereby find as follows regarding approval of the Planned Development Rezoning and Stage t and 2
Development Plan for PA 03-003:
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
5. 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
2
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 Eden Housing project is varying from the strict interpretation of the City's Inclusionary
Housing Ordinance in that it will not provide a percentage of moderate and low income housing,
but will instead provide all the units at the very Iow and extremely low income levels which targets
a specific segment of the senior community that needs this type of assistance. The City Council
by this action finds that by waiving the requirements of Chapter 8.68.040E of the Zoning
Ordinance and approving this alternative, the City is satisfying the intent and requirements of the
Inclusionary Housing Ordinance.
9. 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 because it will not be effective until it a
General Plan Amendment is approved changing the Land Use Designation on the site to High
Density Residential.
10. The Planned Development District (PD) Rezoning and accompanying Tentative Parcel Map,, and
Site Development Review will create an attractive, efficient, and safe environment; and
11. 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
t2. The Eden Housing project is consistent with the intent and purpose of the Zoning Ordinance.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council hereby waives the
requirements of the Chapter 8.68.04E of the Zoning Ordinance and approves the alternative method of
compliance as presented by Eden Housing and finds that this project and its affordability for specific
income level seniors meets the purposes of this Chapter.
PASSED AND ADOPTED BY the City Council of the City of Dublin on this 20th day of May
2003, by the following votes:
AYES:
NOES:
ABSENT:
3
ABSTAIN:
Mayor
ATTEST:
City Clerk
ORDINANCE NO. -03
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVE A RELATED
STAGE 1 AND 2 DEVELOPMENT PLAN FOR 0.58 ACRES FOR PA 03-003, EDEN HOUSING
AFFORDABLE HOUSING PROJECT LOCATED AT 7606 AMADOR VALLEY BOULEVARD
The Dublin City Council does ordain as follows:
SECTION 1:
Pursuant to Chapter 8.32, Title § of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ("the Property") to a Planned Development Zoning
District:
Approximately 0.58 acres of land located within the central portion of Dublin, south of the forme~
Dublin Branch Library along Amador Valley Boulevard at 7606 Amador Valley Boulevard
(Assessor's Parcel Number 941-305-0012-02.).
A map of the rezoning area is shown below:
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Planned Development (PD) Rezoning and Stage 1 & 2 Development Plan for the Project Area
(Exhibits A-1 & A-2, hereto) which are hereby approved. The Stage 1 & 2 Development consists of a
Planned Development (PD) Stage 1 & 2 Rezoning and Development Plan for the 0.58-acre site.
Any amendments to the Stage 1 & 2 Development Plan shall be in accordance with section
8.32.080 of the Dublin Municipal Code or its successors.
G:~PA#X2003\03 -003~PDord.doc
SECTION 3.
This Ordinance shall take effect and be enforced thirty (30) days following its adoption. Before the
expiration of fifteen (15) days after its passage, it shall be published once, with the names of the
Councilmembers voting for and against the same, in a local newspaper published in Alameda County and
available in the City of Dublin. Notwithstanding the foregoing, this Ordinance shall not take effect if the
City Council does not enact a resolution at its May 20, 2003 amending the Dublin General Plan to
designate the Property High Density Residential.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State
of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 20th day of May 2003, by
the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
Exhibit A-1
STAGE 1 & STAGE 2 PD-PLANNED DEVELOPMENT
REZONING AND DEVELOPMENT PLAN
PA 03-003- EDEN HOUSING PROJECT
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 & Stage 2 Development Plan for the 0.58-acre site.
The following Stage 1 & 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-Downtown Core
Specific Plan-Multi-Family 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 May 2, 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 May 2, 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 Valley Boulevard. The proposedproject 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 l~olicy 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 l~roject 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.
ic~--[ <.~;~ ~>~'~
· Policy 1, Promote development of affordable housing in Dublin. Analysis: The proposed ~ ~ ~
project would provide a new affordable housing project in the community and wouM 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 a low-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. The project has been designed to meet the specific needs of
seniors and will in all probability cover the very low and extremely low income levels (below 50%
of the median income), specific findings regarding the City's present inclusionary zoning
ordinance have been made in the Planned Development Resolution (Attachment 3) waiving the
moderate and low income requirements (Chapter 8.68.040E) by the City Council and approving
the Project proposal as meeting the requirements and intent of the Ordinance.
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 Parking
On-site parking shall be provided at a ratio of 0.56 spaces per unit, including handicapped spaces.
9. Architectural Standards and Guidelines. Architectural Standards and Guidelines for the Stage 1
& 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.
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 irrigation 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 Sign 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.
4
11. Dublin Zoning -Applicable Requirements. Unless otherwise specified herein, all other
provisions of the Dublin Zoning Ordinance shall apply to the Eden Housing project. The base
zoning district for this site shall be R-M.
12. 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.
g:\pa#\2003\03-003\cc reso pd.doc
4
z ~
0 t
0 ~
z ~
ILl --~
CHRIS LAMEN
ASSOCIATES
PLANT MATERIAL KEY AND SCHEDULE OF SIZES:
I PIT TOB PITTO~°ORUM VARIEGATED 5 GAL FIJLLr'BI.~'NY
_SITE PLAN GROUi'I)COVERS & VIN~S,
Lb
ERI KARER[GERON MEXICAN 4'POTS ot2' CO bJd LO
FEB GLAFESTgOA 9LUE FLATS ~ 8' CO I~/) .,~
.............................................. GFJ~ M¢.C GERANLM BLOOD 4'POT8 · 18' OC
...................... ' . ERI KAR SANGUINEU~ CRAN~SBILL
O
ANO STEEPER SLOPES THAT ARE INDIOAYED TO BE P~ELIHINAP-.¥
PLANTED WITH 8NCBEISS AND/OR ¢-¢-¢-¢-¢-¢-¢-¢-¢-G~OUNDOOVER PLANTIN®
NOIOATED TO BE PLANTED WITH SHRUBS AND/OR PLAN
~_LEVEL TWO PLAN
rD BKF ENOINEERS
.~..t ...,,:.. ,,,,{~ TENTATIVE PARCEL MAP 81 44
, . -:~_,----' _ __ .~.' .... ---"-
.... ' '-- ' .... /
/
: TENTATIVE PARCEL MAP 8144
..... ~'- z X... t'
?~?,~, ,,, . ...... ~ ~[~E~'
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: May 13, 2003
SUBJECT: 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) (~
ATTACHMENTS: 1 Resolution Recommending City Council Certification ora 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~I and the Development Plan
attached as Exhibit A-2)
4. Resolution ApproVing a Site Development Review (SDR)
application (xvith 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
RECOMMENDATION: 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 Do,~to,^m Core
Specific Plan (Attachment 2);
C~m=~ 'rr~. Appli
........ cant
PA File
Project Manager
ITEM NO. ~/~ r~
ATTACRMENT
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., a non-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 intercom/buzzer 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 pr.ograms 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
~w~,,~t~,,,o 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 mst 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.
Sto~water 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 trans~%rmer along the west
prope~y line would be relocated to an underground vault.
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. A back-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 a low-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. Hoxvever, 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 th/rd
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
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 theproposed
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 wouM provide a significant increase in the number of affordable rental
apartments and wouM 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
]>D-Planned Development rezoning has been requested. Therefore, the proposed project would be
consistent with this policy.
In addition to the Land Use Elemenf, 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.
7
}~ ct:~
%
· 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
thispolicy.
· 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 a low-income senior housing development.
Analysis: Eden Housing, Jnc, 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 ! Planned Development rezoning is more general than the info~ation required for a
Stage 2 Planned Development action. A Stage 1 Plavmed Development application requires basic
imformation 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.
8
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. O10 and 8. ] 04.020 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 Downtown 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
11 P~ 12
proposed parking ix less than normally a,,owed under the ~,ubttn 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 al[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 a less-
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.
J. 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 Plcln 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).
EI~qVIROI',IMEI'4TAL 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 a less-than-significant level. Therefore, adoption of a Mitigated Negative Declaration is
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 for a 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 Iow 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 (Attaclunent 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).
GENERAL INFORMATION:
APPLICANT: Eden Housing, Inc.
409 Jackson Street
Hay~Vard, CA 94544
PROPERTY OWNER: 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 941-305-0012-
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
RECEIVED
t~AR ~ ~ 2003
DUBLIN SENIOR HOUSING
~3U~L~ PLANNING
ARCHITECTURAL NARRATIVE
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 a three-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 wilt 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 l
FOURTH STREET - NO. A, SAN RAFAEL, CA 94901 (415) 456-2348 FAX (415) 456-6:;'"5_.:
Community spaces will be clustered around the central portion of the building. The fn'st
floor will have a entry lobby with small lonnge / 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. A main 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 buiidlng
materials.
A central gas fired water heating system, fluorescent lighting, motion sensors in all
common areas, energy star appliances in all apartments, and the building s exterior
thermal design; including forn~aldehyde 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
wilt 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
ATTACHMEHT '~
CITY OF DUBLIN
'~"~,~;~'., ~ ..."'~/,/~ 100 Civic Plaza, Dublin, California 94568 -.q[~J~ %~?:...., Website: http://www.ci.dublin.ca, us
Notke of Availabili~ of E2~ironmental
~ubli2 Senior Housi2g
The Ci~ of Dublin intends to certi~ a ~tigated Negative Declaration for the following
proposed project:
Project: PA 03-003, proposed Se~or Housing Project
Cons2uction of up to 54 senior independent living units,
including an on-site manager unib on 0.47 acres of land in
a t~ee-sto~ building configuration over surface-level
parking. Requested land use entitlements from the City of
Dublin include a Gener~ Plan Amendment, Amendment to
the Downtown Core Specific Plan, a PD-Planned
Development rezo~ng and Site Development Review
(SDR) approval. Occupancy of the dwellings would be age
and income restricted to low income residents 62+ years of
age.
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: Ci~ of Dublin
Eden Housing, ~c.
Comment Perio& The close of cogent period for ae Mitigated Negative
Declaration is 5:00 pm, February 20, 2003. Comments should be
forwarded to:
City of Dublin Development Services Depar~ent
At~: Jeri Ram, AICP
100 Civic Plaza
Dublin CA 94568
For Further Information: Contact the Ci~ of Dublin Development Services Depar~ent at
(925) 833 6610 for a copy of the Initial Study and project
information.
~ie Peabody~ Jr. AICP
Co~i~ 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 · PublicWorks/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
a new building within the Dublin civic center complex just north of the 1-580 freeway on
Civic Plaza. The existing branch library bUlldOg is planned for conge?sion 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 Page 2
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, a library/computer room and a laundry/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,
tess 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 Iow 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
! "C' L.._~~ ....
r''~* " ~ ~ _~ ~-~ ~...~-~
% ,' "- ............... VALLE .. ~ ', ",\ " '~-..,". *. ' ..... '
~ /' "", ~/ ) *tcADOR
,, ,..-' ..~ m
--'"'( .... ¢'"¢~" \. '\
i , ii ¢ '"',. \, \
! "// i,,.., ', V ..... \
~/ ×; \ ', kk .
.Y' .%3 I ~
....' Site
.... r ~ Project
-',.~;~77~.:::_~:~'
~ ~ I ~"x ........
! _.J ~ ',,~ ........
DUBLIN BOUL~V/~RD .....
-"Exhibit 1-Site Location N,T._S .......
Senior Housing Project
City of Dublin
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: City of Dublin
Eden Housing, Inc.
6. General Plan designation: 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.
Aesthetics - Agricultural X Air Quality
Resources
Biological X Cultural Resources Geology/Soils
Resources
Hazards and - Hydrology/Water Land Use/
Hazardous Quality Planning
Materials~
- Mineral Resources X Noise - Population/
, ~ Housing
- Public Services Recreation - Transportation/
Circulation
- Utilities/Service Mandatory
Systems Findings of
Significance
Determination (to be complected 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 "potent/ally significant impact" o.r "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.
Si
gna
ture:
Printed Name: ¢44J4~ Pe~'~3. t~ ,J~_M~ i>~For: ~ ~ 'O~_J~'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 a project-specific screening analysis).
2) Ail answers must take account of the whole action, including off-site as well as on-
site, cumulative as well as project-level, indirect as well as direct, and construction
as well as operational impacts.
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 Potentially I Less Than Less than No
following the checklist. SignificantI Significant Significant Impact
Impact With Impact
Mitigation
I. Aesthetics. Would the project:
a) Have a substantial adverse impact on a scenic X
vista? (Source: 4)
b) Substantially damage scenic resources,
including but not limited to trees, rock X
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 X
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) X
1I. Agricultural Resources
Would the project:
a) Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance, as
showing on the maps prepared pursuant to X
the Farmland Mapping and Monitoring
Program of the California Resources
Agency, to a non-agricultural use? (Source:
1, 4)
b) Conflict with existing zoning for agriculture
use, or a Williamson Act contract? (Source: X
l, 4)
c) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of X
farmland to a non-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 X
the applicable air quality plan? (Source: 5)
b) Violate any air quality standard or contribute
substantially to an existing or projected air X
quality violation? (Source: 5)
City of Dublin Page 12
Initial Study/Eden Senior Housing Project January 2003
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is non-attainment under an
applicable federal or state ambient air quality X
standard (including releasing emissions
which exceed quantitative thresholds for
ozone precursors? (5)
d) Expose sensitive receptors to substantial X
pollutant concentrations? (Source: 5)
e) Create objectionable odors? (Source: 5) X
IV. Biological Resources. Would the project
a) Have a substantial adverse effect, either
directly through habitat modifications, on
any species identified as a candidate, X
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 X
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 X
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 X
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 X
protection ordinances? (Source: 4)
City of Dublin Page 13
Initial Study/Eden Senior Housing Project January 2003
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
f) Conflict with the provision of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan or other X
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 X
defined in Sec. 15064.5? (Source: 4)
b) Cause a substantial adverse change in the
significance of an archeological resource X
pursuant to Sec. 15064.5 (Source: 4)
c) Directly or indirectly destroy a unique
paleontological resource or unique geologic X
feature? (Source: 4)
d) Disturb any human remains, including those
interred outside of a formal cemetery? X
(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 X
Geologist or based on other known evidence
of a known fault (Source: 5)
ii) Strong seismic ground shaking (5) X
iii) Seismic-related ground failure, including X
liquefaction? (5)
iv) Landslides? (4, 5) X
b) Result in substantial soil erosion or the loss of X
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 X
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 [ X
property? (Source: 5)
City of Dublin Page 14
Initial Study/Eden Senior Housing Project January 2003
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
e) Have soils capable of adequately supporting
the use of septic tanks or alternative
wastewater disposal systems where sewers X
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, X
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 X
release of hazardous into the environment?
(Source: 5)
c) Emit hazardous emissions or handle
hazardous materials, substances, or waste X
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 X
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 X
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 X
project area? (Source: 4)
g) Impair implementation of or physically
interfere with the adopted emergency
response plan or emergency evacuation X
plan?
(Source: 5)
City of Dublin Page 15
initial Study/Eden Senior Housing Project January 2003
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
h) Expose people or structures to a significant
risk of loss, injury or death involving
wildland fires, including where wildlands are X
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 X
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 X
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 X
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 X
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 X
provide substantial additional sources of
polluted runoff? (Source: 4, 5)
f) Otherwise substantially degrade water X
quality? (Source: 2) ~
g) Place housing within a 100-year flood hazard
area as mapped on a Flood Hazard Boundary X
or Flood Insurance Rate Map or other flood
delineation map? (Source: 2) I
City of Dublin Page 16
Initial Study/Eden Senior Housing Project January 2003
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
h) Place within a 100-year flood hazard area
structures which impede Or redirect flood X
flows? (Source: 2)
i) Expose people or structures to a significant
risk of loss, injury,, and death involving X
flooding, including flooding as a result of the
failure of a levee or dam? (2) ~
j) Inundation by seiche, tsunami or mudflow?(2) I X
IX. Land Use and Planning. Would the project:
a) Physically divide an established community? X
(Source: 1, 4)
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including but X
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 X
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 X
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 X
plan or other land use plan? (Source: 1, 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 X
applicable standards of other agencies?
(Source: 1, 4)
b) Exposure of persons or to generation of
excessive groundborne vibration or X
groundborne noise levels? (Source: 1, 4)
c) A substantial permanent increase in ambient
noise levels in the project vicinity above X
existing levels without the project? (Source:
1, 4)
City of Dublin Page 17
Initial Study/Eden Senior Housing Project January 2003
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
d) A substantial temporary or periodic increase
in ambient noise levels in the project vicinity X
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 X
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 X
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 X
infrastructure)? (Source: 1, 4)
b) Displace substantial numbers of existing
housing, necessitating the construction of X
replacement housing elsewhere? (11 )
c) Displace substantial numbers of people,
necessitating the replacement of housing X
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 X
Police protection X ~
Schools X
Parks X
Other public facilities X ~
City of Dublin Page 18
Initial Study/Eden Senior Housing Project January 2003
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
XIV. Recreation:
a) Would the project increase the use of existing
neighborhood or regional facilities such that
substantial physical deterioration of the X
facility would occur or be accelerated
(Source:l, 4)
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an X
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. X
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 X
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 X
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 X
farm equipment? (5)
e) Result in inadequate emergency access? (4) I X
f) Result in inadequate parking capacity? (4) ' X
g) Conflict with adopted policies, plans or
programs supporting alternative
transportation (such as bus turnouts and X
bicycle facilities) [
(4, 51)
City of Dublin Page 19
initial Study/Eden Senior Housing Project January 2003
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
XVI. Utilities and Service Systems. WouM the
project
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality [ X
Control Board? (2)
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the X
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 X
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 X
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 X
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 X
project's solid waste disposal needs? (5)
g) Comply with federal, state and local statutes X
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 X
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 Page 20
Initial Study/Eden Senior Housing Project January 2003
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With hnpact
Mitigation
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 X
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 X
on human beings, either directly or
indirectly? ~
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 24
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 ~cenic 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 a less-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 PM~0.
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
l~Hour -- 0:25' PPM
PM10 Annual Average 50 ug/m3 30 ug/m3
2~-Hour
150 ug/m3 50 ug/m3
PM2.5 Annual 15 ug/m3 --
, 2~-Hour --
65 ug/m3
i
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.
Proiect Impacts
a,c) Convert prime farmland to a non-agricultural use or involve other changes which could
result in conversion of farmland to a non-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 WilIiamson 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
cbnditions, 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
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 (diameter2.5 microns or
less) have also been established for 24-hour and annual averaging periods. The current
PM~0 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, PM~0 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 Days Exceeding Standard In:
1995 1996 1997 1998 1999
Ozone Federal 1-Hour 7 8 0 6 2
Ozone State 1-Hour 20 22 3 21 14
Ozone Federal 8-Hour 11 10 0 10 5
Carbon State/Federal 0 0 0 0 0
i Monoxide 8-Hour
PM~0 State 24-Hour 6 6 12 12 18
PM~0 Federal 24-Hour~ 0 0 0 0 0
Nitrogen State 1-Hour 0 0 0 0 0
I Dioxide
Source: Air Resources Board Aerometric Data Analysis and Management System (ADAM)
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 PM~0 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 1-hour ozone standard.
Under the California Clean Air Act the Bay Area is a nonattainment area for ozone and
PM~0. '.
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 PM~0 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 PM~0. 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 26
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 a less-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 Iess-
thanTsignificant.
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 2/
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 a [ess-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 fiat, with a gradual slope to the south.
Proiect 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 a less-than-significant
level.
b) Is the site subject to substantial erosion and/or the loss of topsoiI? 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 a less-than-significant level.
c-d) [s the site located on soil that is unstable or expansiTM or result in potential lateral
spreading, liquefaction, landslide or co[lapse? 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 foreseeabie
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 a less-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 [and 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
wiIdland fires or where residences are intermixed with wildIands? 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 lO0-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 lO0-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 ;.43
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 [ess-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.
Project 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 1-580 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 Conditionally. Normally Clearly
Acceptable Acceptable Unacceptable Unacceptable
Residential 60 or less 60-70 70-75 75+
Lodging Facilities 60-70 70-80 80+ --
Schools, churches, 60-70 70-80 80+ --
_nursing homes
Neighborhood ~ 60 or less 60-65 65-70 70+
i parks i
iOffice/Retail 70 or tess 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 3b
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. Urdoading 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 a less-than-significant level:
Mitigation Measure 5: Prior to issuance of a building permit, the project
applicant shalI 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 v~bration 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-ihan-significani.
e, f) For a project located within an airport land use plan, would the project expose people to
excessive noise [eve[s? NI. The project site is not located near any public or private
airport or airstrip. No impacts are therefore antici' 2ated 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) Projectionsm
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 1,443,741 523,366 1,588,900 526,010 1,669,400 595,400
!Co.
Dublin 30,007 i 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 lowzincome 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,.Calts 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
tess-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 alt 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 faciIities or require the construction of recreationaI
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 1-580 freeway and the 1-680 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 orr 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? NL 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 wilt 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 Page 42
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 federat, 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, substantia[Iy
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop
be[ow 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 proiects and the effects of probable future projects). No, the
proposed project involves construction of a low-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 indirect[y? 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:' RaYKuzbari, Traffic Engineer ,d~T-~/ft-
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 t3,500 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
approximaiely 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: IDE VELOPISenior Center-Housingltraffic impact m~mo. doc
:. :::::::::::::::::::::::::::::::::::::::::::::::::: :. ,f"".--~x..,'-~r"'<'","r'f-~,,~ ~ ?'x /I ...... .r---,, ,,r---~ ---
~ ~ u -.:-: ........ :~ :,-
...............................................................................................................................................................................................................................................
· ¥~...~. ........................... :::: ............... ::::::::::..~ ~:: ~333 F~ROADWKY, SUITE Z~-:~. OA:',,~AN~, CA ~4q;~2 ~ PHONE: (5~0) 83~-.2560 ~ ~AX: (5~0) 83~..2~ B5
AC Transit
~'~:~ ~'~ February 26, 2003
~lam~a
~,~s~ Ms. Jeri Ram
s~ ~, Planning Manager
c~tv o~ ~m~a Community Development Depa~ment
~,~,,~,~o,~,,~ .... City of Dublin
c~ o~ ~,,~ 100 Civic
Plaza
Dublin, CA 94568
~m ~ rojec, in the City of
~c~:::;~.,,~.~,~.~, S~CT: Comments on GPA 03-003 Proposed Senior Housing ~ ;
Dublin
C~y ~f Berkeley
:,~,,~:~:~,~.,~ Dear Jeri:
c~ o~ O.~,. Thank you for the oppo~unity to comment on the City of Dublin's General Plan ~endment
c~:~.<. ~.~ to construct up to 54 senior independent living units. The site is located in the rear parking lot
citvo~m~,,~o of the existing Dublin Branch of the ~ameda County Library at 7606 ~ador Valley
c,,::~;*~ ~,,,~ Boulev~d.
City of Fremont Based on our review of the GP& the ACCMA has no comment because the project does not
;~o~:.~: appear to meet the Tier ] requirements; therefore, it is exempt from the Land Use ~nalysis
City or Hazard Program of the C~.
Once again, tha~ you for the oppo~unity to comment. Please do not hesitate to contact me if
city of
~,,,~'~:~,~ you require additional information. I can be reached at 510/836-2560 ext. 13.
City of Newark ~, ,Jqincerel"'
V~ce
~ Walukas
City of Piedmont
c,,~,~:~,~ Senior Transpo~ation Planner
CRy of Ploasanton CC: file: C~ - Environmental Review Opinions - Responses - 2003
b4a~r
City o[ Sa~ Leandro
City of Union City
ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT
5997 PARKSIDE DRIVE ¢ PLEASANTON, CALIFORNIA 94588-5127 ¢ PHONE (925) 484-2600 FAX (925) 462-3914
February 20, 2003
Ms. Jeri Ram, Planning Manger
Community Development Department
City of Dublin
100 Civic Plaza
Dublin, CA 94568
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,
Jim Horen
Principal Engineer
Advance Planning
JPH:JF:arr/jr
cc: Ed Cummings
John Mahoney
Y.K. Chart
Dave Lunn
Joe Seto ~CEIVED
Matt Katen ~- ~
Jack Fong
P:~Advplan\CEQA-DublinSeniorHousingProject. doc 9DBLIN PLANNING
Parks and Community Services Department
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 - Proi ect 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.
PropOsed Eden Housing General Plan Amendment
PA 03-003