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HomeMy WebLinkAbout02-024 PinnBrthrHmes 09-23-2003January 9, 2003, and approved the annexation of the property on that date. Final annexation of the Silveria Ranch and Nielsen properties to the City of Dublin occurred on May 5, 2003 with the filing of the annexation map and payment of State taxes and fees. Pinn Brothers Fine Homes has submitted a project application consisting of a Planned Development Rezoning and Stage 2 Development Plan, Vesting Tentative Tract Map and Site Development Review for 254 multi- family and single-family homes on approximately 93.4 acres of annexed properties located southeast and northeast of the intersection of Tassajara Road and the future extension of Fallon Road. The 93.4 acres to be developed include the Silveria and Haight properties, now known as the Silveria Ranch. The remaining 10 acres of the original annexation area are owned by Robert Nielsen Jr., and are not included in the proposed development. If the property owner of the parcel proposes to develop the site in the future for a use other than agriculture, approval of a Planned Development Rezoning and Stage 2 Development Plan will be required prior to development. The homes would be clustered and constructed on approximately 36 acres of the 93.4-acre project site in four phases, with 49.1 acres designated as permanent private open space under a conservation easement, or other similar instrument, agreed to by the Applicant/Developer. The remaining 8 acres lies south of Fallon Road adjacent to the rear yard areas of the single-family and medium-density homes, and would remain as open space. The only permitted development in the open space area will be a private trail and related facilities as shown on the project plans (see Attachment 1, Exhibit A-2 for Development Plan), maintenance road and utility easements as shown on the Site Plan and the Open Space Plan for the project in the Development Plan. The Applicant/Developer intends to construct 102 multi-family dwelling units or condominiums (The Villas), 73 single-family cluster homes (The Manors), and 79 single-family homes (The Estates) on the site. The Silveria Ranch properties are currently used for cattle grazing. There are a rural residence and farm structures on the property, which will be removed as part of the development. The surrounding land owners and uses include the Lin property to the east which is used primarily as grazing land and is under City review for a proposed development; the Dublin Ranch property which is being developed for residential use; and the Nielson property with a rural residential home and agricultural use to the south. The Mission Peak Homes property to the north is currently being used for cattle grazing, and may be considered for development in the future. The western property boundary is defined by Tassajara Road, which serves as a connection between Alameda County and Contra Costa County. The future extension of Fallon Road divides the Silveria Ranch properties into two portions and is proposed to be extended to Tassajara Road with the development. ANALYSIS: The Dublin Zoning Ordinance establishes the intent and requirements of a Planned Development Zoning District. The intent of the Planned Development Zoning District is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be possible under a single zoning district or combination of zoning districts. This district requires that a Stage 1 and Stage 2 Development Plan be adopted to establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District. As the Stage 1 Development Plan was previously approved by the City Council, the Stage 2 Development Plan is being considered to further implement the project and to ensure project consistency with the Stage 1 plan. The proposed Stage 2 Development Plan is illustrated on Sheets 3 and 4 of the project plans in Attachment 1, Exhibit A-2. The Stage 2 Development Plan depicts the precise location of land uses, unit count, and densities for the project. East Dublin Specific Plan The project is consistent with the East Dublin Specific Plan development, ridgeline and open space goals and policies. The project site lies within two subareas of the East Dublin Specific Plan: the Tassajara Village Center Subarea and the Foothill Residential Subarea. Approval of the Stage 2 Development Plan, Site Development Review, and Vesting Tentative Tract Map would allow for a mix of residential densities consistent with the Specific Plan subarea designations: medium density residential and medium high density residential. Fallon Road divides the proposed project into two distinct neighborhoods; The Tassajara Village neighborhood to the south of Fallon Road, and the Foothill Residential neighborhood to the north of Fallon road. Each neighborhood has its own design character due to its topographic conditions. The design objective of the Tassajara Village neighborhood is to combine a range of residential densities in a compact space to create a "village-like" character. This residential neighborhood is organized by a system of streets that are generally radial to the Tassajara Road/Fallon Road intersection. This radial pattern generally follows the curve of the hillside to the south. Additionally, the density of development decreases with distance from the intersection. The different dwelling types are integrated to form a cohesive whole. Condominium units (The Villas) are located at the Tassajara Road/Fallon Road intersection. The Villas are flanked on each side by Manor homes along the major streets. The lower density single-family estate homes are located within the interior or the development area, backing on the hillside to the south. The Foothill Residential neighborhood is located in the hillside area to the north of the extension of Fallon Road. The design objective of the Specific Plan for this area was to create a neighborhood that serves as a transition between the more intensely developed Tassajara Village area to the southwest, and the open space to the east. To achieve this objective, the proposed development area is confined to a contiguous area in order to reduce grading and preserve 56.2 acres of open space for continuity. The proposed street serving this area is aligned to follow the natural topography. Slopes are graded to form a gentle transition between the graded area and undisturbed topography. Much of the grading proposed for site development is for landslide repair. As shown on the Stage 2 Development Plan, a total of 44 single-family estate homes are proposed with a minimum lot size of 4,000 S.F. Stage 2 Development Plan. The Applicant/Developer's proposal consists of two single-family residential detached products and a multi-family residential product. The single-family products shown in the Stage 2 Development Plan are small lot (minimum 2,720 square foot lots) cluster homes, identified as The Manors on 7.6 acres; and, larger executive homes (minimum 4,000 square foot lots), identified as The Estates on 14.6 acres. The remainder of the residential units in the proposed development would be multi-family homes or condominiums on 7.2 acres, identified as The Villas (see Attachment 1, Exhibit A-2 for Development Plan/Project Plans). Further details on the Applicant/Developer's development concept are contained in Attachment 4, the Applicant's Project Description and Statement. Additionally, the remaining 56.2 acres would be designated as private open space, with 49.1 acres to be under a conservation easement, or similar preservation easement or instrument, agreed upon by the Applicant/Developer and the City or another entity. The only permitted development in the open space area will be a private trail, landscaping, and related facilities as shown on the project plans (see Attachment 1, Exhibit A-2 for Development Plan), and necessary maintenance road and utility easements. The purpose of preserving this open space area is to provide a buffer between the dwelling units and other portions of the site or other adjacent properties which may be developed in the future, and to provide an area for mitigation of potential effects of development on certain wildlife species consistent with previously adopted mitigation measures in the Eastern Dublin EIR, and to conserve open space and ridgelands consistent with the Stage 1 Development Plan (see Environmental Review discussion below for further information). Statement of Proposed Uses: The project is proposed for development in four phases (see Attachment 1, Exhibit A-2, Sheet 16, for Phasing Plan). All phases of the project consist of the development of residential 3 dwelling units at various densities and the establishment of open space areas (see Attachment 1, Exhibit A-2, Sheet 17, for Open Space Plan). Conditional and accessory uses would be permitted in accordance with those allowed by the Zoning Ordinance. The proposed residential land uses for the property are as follows: mo PD - Medium Density Residential Permitted Uses: Phases 1 and 2 - Single Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-1 Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance Bo PD - Medium High Density Residential Permitted Use: Phase 3 - Multi-Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-M Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance PD - Single Family Residential Permitted Use: Phase 4 - Single Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-1 Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance Do PD-Open Space No land uses are permitted in the Open Space parcels designated on the Stage 2 Development Plan, Site Plan, Vesting Tentative Map, and Open Space Plan other than a public trail and related facilities, maintenance road, and utility easements. This area is to serve as potential aestivation habitat for the California Tiger Salamander, as discussed in the section on Environmental Review, below. Stage 2 Site Plan. The Stage 2 Site Plan is shown in the Stage 2 Development Plan (project plans) for Silveria Ranch in Attachment 1, Exhibit A-2, on Sheets 3 and 4, provided by Pinn Brothers Homes. The Stage 2 Site Plan depicts the location of the proposed land uses, circulation system, parking areas, topography and limits of grading on the site. Site Area, Proposed Densities, And Phasing Plan. Approximately 36 acres of the site would be utilized for the construction of the clustered subdivision, and a substantial amount of the property would be preserved as open space. The 36 acres of the property proposed for development of the residential subdivision will be developed in four phases, with 49.1 acres north of Fallon Road of the 93.4 acreage set aside as permanent open space under an easement. The remaining 8 acres will remain as open space adjacent to the rear yard areas of the homes south of Fallon Road. Except as specifically modified by the provisions of this PD District/Stage 2 Development Plan, the use, development, improvement and maintenance of property within this PD District shall be subject to the provisions of the City of Dublin Zoning Ordinance. The first phase of the project includes 35 single-family estate homes designated Single Family Density Residential, and 28 single-family cluster homes designated Medium Density Residential, and is located south of Fallon Road. An 8-acre portion of the private open space will be included in this phase. Street "A" and Street "B" as shown on the Development Plan will be constructed in Phase 1, along with the access way to the Nielsen property as agreed to by the Pinn Brothers during the annexation process (See Development Plan, Sheet 11 for location and diagram of access way). A temporary E.V.A. will be constructed from the east end of"A" Street to Tassajara Road. Additionally, a portion of the south frontage of Tassajara Road will be constructed in this phase. The applicant also proposes to complete rough grading and slide repair for all four phases of development as part of Phase 1. The development of Phase 1 is to begin in 2004, with Phase 2 through 4 following thereafter. 4 The second phase of development consists of the remaining 45 single-family cluster homes south of Fallon Road. Road improvements in Phase 2 include the construction of"D" Street and a public access road along the western Fallon Road R.O.W. from Tassajara Road southward to Lot 57. Phase 3 consists of 102 multi-family condominium dwelling units designated Medium-High Density Residential, and located south of Fallon Road. Road improvements in Phase 3 include additional improvements to the south frontage along Tassajara Road. The fourth phase includes the remainder of the single-family estate homes located north of Fallon Road. Phase 4 proposes up to 44 units on 8.8 acres. Road improvements in Phase 4 include Street "E," full improvement of Fallon Road, and construction of the remaining portions of the interim Tassajara Road alignment. A phasing summary is provided below indicating the proposed land use, number of units, and net acreage for each phase. PHASING PLAN Lots/ Max. Net* Phase No. Land Use Parcel # Units Acres I Medium Density Residential 1-28 28 4.4 Single Family Residential 29-63 35 5.8 Rural Residential/Agriculture A, G, H, I, J, K, L 0 8.3 2 Medium Density Residential 64-108 45 4.3 3 Medium High Density Residential B 102 7.2 4 Single Family Residential 109-152 44 8.8 Rural Residential/Open Space C, D, F 0 49.0 Total 254 87.8 *Net Acreage excludes the private roads and local streets Compatibility with Stage 1 Development Plan. The Stage 2 Development Plan proposed at this time is generally consistent with the Stage 1 Development Plan approved in 2002 as the table below illustrates: Silveria Ranch Properties Proposed Stage2 Development Plan Stage 1 Development Plan Acres+ Units Acres* Units The Villas (Medium High 7.2 102 6.4 96 Density Residential) Manor Homes 7.6 73 16.7 112 (Medium Density Residential) Estate Homes 14.6 79 12.8 50 (Single Family Residential) Rural Residential/Open Space 57.4 0 59.8 1 Tassajara Road/Fallon Road - 6.6 R.O.W. TOTAL 93.4 254 103.7 259 As illustrated in the preceding table, more units have been allocated for the Single Family Residential category (79 compared to 50) than previously proposed, and less units (73 compared to a range of 112) have been allocated to the Medium Density Residential category. Flexibility in proposed density ranges is allowed by the General Plan and the East Dublin Specific Plan for a development, which contains policies promoting innovative approaches to site design and encouraging clustering as a method of reducing or avoiding impact to constrained portions of the planning area. In development of the Stage 2 plan, the location of the dwelling units was refined based on the topography of the land and the findings of the final Geotechnical report, adjustments in the alignment of Tassajara Road during the review process, and to provide a greater amount of open space area around the development. As steep slopes and valleys characterize the land, the clustering of the units slightly changed. The total number of 254 residential units to be developed on the site is close to the total number of units stated in the Stage 1 Development Plan (254 versus 259), and is consistent with the land use densities of the East Dublin Specific Plan and the Dublin General Plan, as discussed below. Architectural Standards. The architectural standards for the Stage 2 Development Plan are established by the architectural drawings prepared by the Dahlin Group in the project plans (see Sheets A1.01 through A4.02 of the Project Plans in Exhibit A-2). Additionally, the Applicant has provided supplemental information in Attachment 3, Colored Elevations, Streetscapes and Landscape Plan, which includes the color samples for the various home styles and designs. Development Standards. To accomplish the land plan envisioned, specific development standards are established in the Development Plan to guide the Stage 2 development of the property. Pursuant to Chapter 8.32 of the Dublin Zoning Ordinance, the proposed Development Plan and development standards for the PD zoning district are attached as Exhibit A-1 and Exhibit A-2, Project Plans, stamped by the City, "received August 22, 2003." The Stage 2 Development Plan sets the standards for the development of the site. Where the conditions of approval or the zoning are silent, the development of the site will rely upon the Zoning Ordinance that is currently in effect at the time of the development or any future modifications to the site. Refer to the City of Dublin Zoning Ordinance for any regulations not specified below. Preliminary Landscape Plan. The Preliminary Landscape Plan is shown on Sheets L-1 through L-6 of the project plans, Attachment 1. A condition of the Site Development Review requires the submittal of a Final Landscaping and Irrigation Plan that must conform to the Preliminary Landscape Plan and the requirements of the Zoning Ordinance. Inclusionary Zoning Regulations. The Applicant/Developer will comply with the Inclusionary Zoning Ordinance and any City Council Resolution relating to that ordinance in effect at the time of the issuance of the first building permit for this project. The regulations recently adopted by the City Council require new residential projects to provide 12.5% of the total number of dwelling units with the development as affordable units. The City Council may authorize that fees in-lieu of construction can be paid for 40% of the required units. The Applicant/Developer proposes to provide 19 affordable units within the Medium and Medium High Density (multi-family) residential areas, which equals 7.5% of the total number for units within the project site. Eleven of the affordable units will be constructed within the Medium High Density Residential (The Villas) area, and 8 units within the Manor homes. The applicant proposes to meet the remaining percentage of the affordable housing requirement through the payment of in-lieu fees. The Applicant/Developer is proposing to provide the built affordable units in the Medium and Medium High Density portion of the project, as they believe it would be difficult to develop an affordable housing product type for the Single-Family Residential areas that would be compatible with the character of other single-family areas in eastern Dublin. An agreement between the City and the Developer will be prepared to facilitate meeting the affordable housing requirement. The City Council will be the authority in determining how the applicant will be required to meet this housing need. Consistency with General Plan. The proposed development is consistent with the Dublin General Plan and the Eastern Dublin Specific Plan. The project proposes 254 dwelling units, which is within the overall range of 226 to 515 dwelling units allowed by the plan designations on the property. The portion of the property designated Rural Residential/Open Space is consistent with the General Plan as it will be placed under an open space easement be maintained as permanent open space. The following table summarizes the General Plan land use designations and permitted density ranges, the range in number of units allowed by the East Dublin Specific Plan, and the number of multi-family and single-family dwelling units being proposed for each plan designation by the proposed project: GENERAL PLAN LAND USE PROPOSED PROPOSED PROPOSED DESIGNATION DENSITY (Average ACREAGE q- NUMBER OF dwelling units per (Not including UNITS acre) Tassajara Rd. or Fallon Rd.) Rural Residential/Agriculture 0 57.4 0 1 du/1 O0 acre) Single Family Residential 5.4 14.6 79 0.9-6 du/acre) Medium Density Residential 9.6 8.7 73 ~,6.1-14 du/acre) Medium High Density 14.2 7.2 102 Residential (14.1-25 du/acre) rassajara Road/Fallon Road 0 6.6 N/A R.O.W tOTAL NEW UNITS 87.3 254 Based on the proposed densities for the various land use designations, the project can be found to be consistent with the designations and land use map of the Dublin General Plan. Development Agreement As required by the Eastern Dublin Specific Plan, all applicants proposing development within the planning area boundaries must enter into a negotiated Development Agreement with the City. Items in the Development Agreement include, but are not limited to, the financing and timing of infrastructure; payment of traffic, noise and public facilities impact fees; and the oversizing, construction and general maintenance responsibilities for roads and infrastructure; and, other general provisions. The Development Agreement for the Pinn Brothers project is currently being prepared by the City Attorney's Office, and will be considered by the City Council at a later date following the approval of the Stage 2 Development Plan. SITE DEVELOPMENT REVIEW: Topography and Site Development The site is located within a section of the Coast Ranges, identified as the Tassajara Hills. The project site has slopes, which range from 5% in the area between Tassajara Road and the proposed Fallon Road to more than 40% in the area north of the proposed Fallon Road. The majority of the proposed development is located on the more level portion of the site between Tassajara Road and the future Fallon Road. The grading proposed for the project takes into consideration the hilly terrain, and wherever possible, is contoured to the hillsides in order to avoid excessive cuts and fills. In conformance with the Specific Plan, the steeper portions of the site have been designated for detached single-family housing, and the more level topography is reserved for the medium density and medium high density residential uses. The steeper slopes and ridgelands are designated as rural residential uses. Architectural Concepts & Themes The architectural concept for the community is to create a character with strong roots in California, such as Craftsman, Spanish, Italian and Monterey style architecture. These architectural styles are articulated on the homes with detailed features such as wood, board and batten, wrought iron, brick and stone. Three different housing types with selected architectural styles have been developed by Pinn Brothers Homes to achieve the architectural concept for the subdivision and provide some innovative residential designs: The Villas: These are condominiums consisting of three to four floor plans in a cluster of six or eight houses. Unit sizes range between 1,017 to 1,845 square feet. The garages are tucked under the living space and entered off an auto court, creating a pedestrian friendly street front. Each unit has a large front balcony and the largest plan includes additional exterior yard space. Two units have three bedrooms and two units have 2 bedrooms. All units include dining areas, powder rooms and in two instance either family rooms or bonus room spaces. In addition, two of the floor plans are designated as affordable units, and eleven of the Villas units will be designated as affordable units. While not a typical California architectural theme, the Northern European styled elevations lends an alternative and interesting flair to the often seen Craftsman or Spanish themed multi-family residences. The applicant has proposed 4 different color schemes for the fourteen buildings and the recreation building. The Manors: Single-family homes consisting of three floor plans sited along small carriage lanes. The unit sizes range between 1,775 to 2,079 square feet. Courtyard entrances to each home are located off the common carriage lane. While this type of residence would usually be entered along a paseo or walkway on the opposite side of the home from the auto entrance, this approach allows for back yards at every lot - a feature that is expected from a single-family home in a less urban setting. Individual courtyard settings have been included to enhance the entrance to each home. All units include either 3 or 4 bedrooms, family rooms or dens. All units have 2 ½ baths. Spanish and Italian elevations are grouped together along each side of the carriage lane to unify these smaller homes and give them a presence along the street. Eight of the proposed Manor homes will be designated as affordable units. The applicant is proposing 3 different color schemes for each of the two different architectural styles. The Estates: Designed for the largest lots in the community, these single-family homes are sited to maximize the views of the surrounding hillsides. Three varied floor plans incorporate features such as garages pushed to the rear to enhance the streetscape, front porches and second floor balconies to enjoy the views, and two story volume spaces. Sizes range between 2,479 to 2,858 square feet and incorporate 4 to 5 bedrooms, family rooms, nooks, bonus spaces and up to 3 ½ baths. The elevation themes are typically Californian, styled after Craftsman, Monterey, Italian and Spanish homes and enhanced with brick and stone detailing. Eight varied color schemes are offered for the 4 different elevations. The Dahlin Group has provided supplemental information in Attachment 3, Colored Elevations and Streetscapes, with the color samples for the various home styles and designs for reference. Additionally, large renderings of the streetscapes and the architectural styles will be available at the meeting for review. Lot Coverage In the context of this Planned Development, the Applicant is requesting that the lot coverage standard in the Zoning Ordinance of 40 % for two-story residences be increased to 45% for the single-family density residences and 50% for the medium density residences. All units proposed in the development contain two stories. The Planned Developments in the eastern Dublin planning area generally contain smaller lots than those of the traditional residential subdivisions in Dublin. These newer developments also exhibit higher lot coverage ratios, often due to the clustering of units away from sensitive resources, unstable ground, or hillside areas. As the proposed Silveria Ranch area contains such restraints, the lots in the development tend to be smaller in size than traditional lots. Lot coverage in the development would also increase as the standard square footage of the homes is similar to that in recent developments and the lots are smaller in size. The allowable maximum lot coverage shall be 45% for single-family residential dwellings. The allowable maximum lot coverage shall be 50% for medium density dwelling units. The minimum lot size in the Manors style homes in the proposed development is 2,720 square feet, with the average size 3,401 square feet. The minimum lot size in the Estates style homes in the proposed development is 4,000 square feet, with the average size 5,459 square feet. Landscape Design Theme The Preliminary Landscaping Plan is presented in Sheets L-1 through L-6 of the project plans, and colored renderings of the plan are included in Attachment 3, Colored Elevations and Streetscapes. As Silveria Ranch consists of three distinct product types, single family Estate homes, Manor homes and The Villas, the landscape elements have been designed by Rose Associates, Landscape Architects, to blend with and enhance the architectural theme. The landscape elements have also been designed to tie the project to the surrounding open space areas, and integrate all into a cohesive community. A street tree program and streetscape with pedestrian walkways and open space areas unify the project and provide a hierarchy of color, texture and size. The various entries to the development are characterized by monumentation, textured concrete paving and boxed specimen canopy trees (see Sheets L-1 through L-4 and L- 6 of the project plans for monuments and paving features). Rows of deciduous trees surround the project for shade and seasonal color. Evergreen trees are planned to be provided in open space areas in proximity to the residential units to provide year round foliage. Landscaped sidewalks and trails are designed for pedestrians to travel throughout the site and into the open space with tree lined pathways and trellises for visual relief. The developed area and open space areas have been designed to provide views into the Dublin Valley from the hillside subdivision. According to the applicant, the landscape has been designed to enhance the residents' experience and provide the City with a quality development. 9 Irrigation for this development will be an automatic and efficient system designed to reduce overspray and excessive runoff, utilize low precipitation heads and conserve water. Irrigation valves will be separated based on orientation, exposure to the sun, shade and wind and will be designed to be sensitive to the water requirements of the plant material selected. The irrigation design in the Final Landscape and Irrigation Plan will be required to meet the City's water efficient landscape regulations. Traffic and Circulation Tassajara Road is currently a two-lane road extending from Dublin Ranch northward to Contra Costa County. The East Dublin Specific Plan anticipates that Tassajara Road will eventually be expanded to six lanes. As shown in the East Dublin Specific Plan, Fallon Road is proposed as a through street and will eventually "T- intersect" into Tassajara Road. The intersection of the two roads will "T" on property previously known as the Haight property, but now owned by Silveria Ranch, LLC. The proposed extension of Fallon Road will divide the Silveria Ranch properties into two development areas within the project boundaries. Fallon Road, south of the project site is currently under construction within the Dublin Ranch development. The City of Dublin is required by Mitigation Measure 3.3/14.0 of the Eastern Dublin General Plan Amendment/Specific Plan Mitigation Measures/Action Programs/Implementation Measures to reserve sufficient right-of-way along Tassajara Road to accommodate cumulative development of projects along this roadway corridor. To accomplish this, the City is currently developing a Precise Alignment and preparing an Initial Study for the future improvement of Tassajara Road to widen the existing two-lane County road to a six-lane divided arterial. Because the right-of-way lines associated with this future widening have not Yet been established pursuant to Municipal Code Chapter 7.68, the Applicant/Developer will be required to refrain from recording any Final Maps that rely on the right-of-way line establishment until the Precise Alignment is formally adopted by the City Council tentatively, in late October. In addition, the Applicant/Developer will be required to adjust the subdivision configuration and any proposed subdivision improvements to accommodate the adopted Precise Alignment if the adopted alignment differs from the assumed location of the right-of-way for Tassajara Road on the Development Plan. The Applicant will be required to construct Fallon Road from Tassajara Road southward to intersect with the other portion of Fallon Road at the Silveria/Lin property line, subject to credit and reimbursement arrangements as determined in the conditions of approval in the Resolution in Attachment 2 for the proposed project and the Development Agreement to be considered by the City Council at a later date. Vehicular and pedestrian access to the Tassajara Village neighborhood is available from both Tassajara Road and Fallon Road. Proposed Street "A" provides an internal connection between the two streets. Street "A" is 36' curb-to-curb to provide for parking on both sides of the street. Sidewalks are also proposed for both sides for the street to facilitate pedestrian circulation. For a portion of its length, Street "A" has homes on only one side to allow visual access to the hillside open space to the south. The Tassajara Road/Street "A" intersection and Tassajara Road/Fallon Road intersection will be signalized. The street in the residential area on the north side of Fallon Road conforms to the hillside street design standard specified in the East Dublin Specific Plan. Curb-to-curb width varies between 32' and 36' depending on whether homes are located on one side or both sides of the street. The wider street width allows for parking on both sides where homes front both sides. Additional landscaping has also been incorporated in to the plan to enhance the area between the roadway and the pedestrian walkway, and to provide a better visual experience for pedestrians and drivers. Emergency vehicle access roads are provided to allow for secondary fire and police access to the neighborhood. Other traffic mitigation measures required of the Applicant, which are contained in the Conditions of Approval l0 for the project, include contributing a pro-rata share toward funding the following improvements: Adding a shared right/left-turn lane on the 1-580 Eastbound Off-ramp at Hacienda Drive as identified in the East Dublin Properties EIR. Improvements for the intersection of Dublin Boulevard/Dougherty Road as evaluated in the traffic study under Buildout conditions. The Applicant will be required to advance to the City applicable monies for acquisition of right-of-way and construction of the improvements assumed in the traffic study for the project. The amount of money advanced to the City will be based on the Applicant's fair share of the deficit (spread over those projects which are required to make up the deficit) between funds available to the City from Category 2 Eastern Dublin Traffic Impact Fee funds and the estimated cost of acquiring the right-of-way and constructing the improvements. The City will provide credit for the Category 2 Eastern Dublin Traffic Impact Fee to the Applicant for any advance of monies made for the improvements planned for the Dublin Boulevard/Dougherty Road intersection Additionally, off-site right-of-way must be acquired from neighboring property owners for dedication to the City and Alameda County for the Tassajara Road improvements. Specifically, the following right-of-way must be dedicated by the Applicant, if not dedicated by another property owner or developer: 1. Right-of-way for a northbound to eastbound right-turn lane at Street "A" must be acquired from Nielsen (APN 985-002-09) for dedication to the City (required with Phase 1). 2. Right-of-way for the northern segment of Tassajara Road, north of the Fallon Road intersection must be acquired from Mission Peak Homes, Inc. (APN 985-002-01) for dedication to the City (required with Phase 4). 3. Additional right-of-way may be necessary to construct a pedestrian bridge across the Tassajara Creek tributary that extends through the Kobold and surrounding properties (APN 985-002-05-1) for dedication to the City (required with Phase 1). Access Easement for Nielsen Property: As a condition of the annexation of the property to the City, Pinn Brothers Homes agreed to provide an access easement to Robert Nielsen, Jr. for access to his property from Tassajara Road with development of the proposed project. To facilitate this, a condition has been included in the Conditions of Approval for the Vesting Tentative Tract Map an access easement across a portion of Parcel A will be granted to Robert Nielsen, Jr., the adjacent property owner, by the Applicant/Developer. The easement is shown on the Development Plan, Sheet 11, and also in Attachment 7. The configuration and the approach from Street "A" has been designed to allow tractor-trailer trucks safe, convenient, and unobstructed access to the Nielsen property from Street "A". The Applicant/Developer will also be required to provide conform grading and road surfacing on the Nielsen property as needed to provide a suitable connection to the existing Nielsen driveway. The Applicant/Developer must also provide provisions for closure of the existing Nielsen property driveway if directed by the City. Water Supply The project will be served by two DSRSD water pressure zones, Zone 2 and Zone 3. Zone 2 will provide water service up to an elevation of 580 feet. Zone 3 will provide water service up to an elevation of 770 feet. The highest point in the development is at an elevation of 704 feet. Development in Phases 1, 2, and 3, located in pressure Zone 2, will be served by a northerly extension of the existing Zone 2 water line in Tassajara Road that now terminates at Dublin Ranch. This water line will be extended to the Tassajara Road/Street "A" intersection and then loop through Street "A" to Fallon Road, extending southeasterly along Fallon Road to the southerly property line of the Silveria Property. Development in Phase 4 located within pressure Zone 3, will be served by a Zone 3 water line to be extended southerly along Fallon Road connecting to the Zone 3 water line in Dublin Ranch. The Dublin Ranch developers will extend the water line to the Dublin Ranch/Silveria Ranch boundary. Sanitary Sewer Sanitary sewer service for the proposed project will be provided by extending the existing 12" sanitary sewer line in Tassajara Road, which currently ends at the northerly boundary of Dublin Ranch. This 12" line will be extended northerly to the first entry road (Street "A") to the Silveria property. The sewer line will then follow Street "A" to Fallon Road. All sanitary sewer lines will gravity flow. Storm Drainage Project storm drainage will be conveyed by proposed storm drain lines in Tassajara Road and Fallon Road that will gravity flow to a temporary connection to the existing 54"x62" elliptical culvert under Tassajara Road located adjacent to the Kobold property. Storm water will enter the culvert by a proposed temporary manhole to be located in the street above the culvert. Ultimately, the existing culvert will be removed and replaced with a bridge. The bridge is not part of this development. Scenic Corridor Tassajara Road and Fallon Road are currently identified as Scenic Corridors by the City of Dublin. Both of these roads traverse the project site. To guide development that may be visible from these designated scenic corridors, the City of Dublin has adopted the "Eastern Dublin Scenic Corridor-Policies & Standards". This document sets forth requirements and provisions for preserving views of scenic ridgelines and knolls from the scenic corridor. Within the project area, which is located in the Tassajara Village area, the document calls for preservation of the prominent knolls located to the north and south of the Fallon Road extension. The Stage 2 site plan conforms to the scenic corridor Policies and Standards including preserving the backdrop views of the knolls from Fallon Road and Tassajara Road, much of which is included in the open space area proposed to be preserved. Additionally, any grading impacts on the lower portions of the knolls will be offset by contouring of slopes, berming, and landscaping consistent with the surroundings. Open Space In the Development Plan for the project, a large portion of the project site, approximately 57.4 acres, has been preserved as permanent open space. The Specific Plan indicates that this area is to be permanently preserved as a visual and natural resource area with little, or no development allowed. The designation provides an open space corridor and potential wildlife migratory and habitat area as well as maintaining the ridgelands on the site as a visual resource (see Environmental Review section below for further details). These ridgelands are indicated in the East Dublin Specific Plan as "Visually Sensitive Ridgelands." Walls and Fences A combination of a 6-foot tall wrought iron view fencing, wood fencing and low retaining walls will be constructed along the property boundary of the residential lots along Tassajara Road and the future extension of Fallon Road in Phases 1, 2, and 3 of the project (see locations of fencing on Sheets L-1 through 3, and details of fencing on Sheet L-5 of Development Plan. Wood fencing (6-foot) and retaining walls will be used in Phase 4. A 6-foot solid wood property line fence will be constructed between the single-family residential lots for privacy. Maintenance of Landscaping/Streets/Open Space The City generally is responsible for maintenance of landscaping within the rights-of-way of streets that are accepted for dedication. The landscape improvements for street right-of-way and open spaces parcels will be installed by the Developer concurrently with the development of the adjacent residential parcel unless otherwise specified by the Development Agreement. Private streets and landscaping on lands jointly owned by the cluster 12 home homeowners will be maintained by the Homeowners Association of the clustered homes. Tassajara Road and the public streets in the project will be publicly maintained. The open space areas were part of the Stage 1 Development Plan, and have been further refined with the Stage 2 plan. The 49.1 acre permanent open space area will be under the authority of an agreed upon entity related to the easement, but maintained by the Homeowners Association made up of all property owners within the entire development. The 8 acre open space area will be owned and maintained by the Homeowners Associations with authority over the adjacent developed subdivided lots as shown on the Open Space Ownership and Maintenance Responsibilities Exhibit on Sheet 7 of the Development Plan (Exhibit A-2 of Attachment 1). VESTING TENTATIVE TRACT MAP The Applicant has submitted Vesting Tentative Tract Map 7441 for the four phases of the project. The map proposes to subdivide the two existing parcels comprising the Silveria Ranch and consisting of 93.4 acres into 254 lots and 10 permanent open space parcels. The first 63 residential lots would constitute Phase 1 of the development. Subsequent lots would be developed according to the phasing plan in the Development Plan and as shown above in the Phasing Plan table. The primary access to the project will be from Tassajara Road, via a public street (Street "A"), and the secondary access will be via the future extension of the public Fallon Road which will intersect with Tassajara Road as shown on the Development Plan, Sheets 3 through 8. Street "A" also extends through the project are from Tassajara Road to Fallon Road to provide a north access route for the first three phases of the project. Street "E' will provide access from the fourth phase of the project to the extension of Fallon Road for the 44 single-family homes in the hillside area of the project. Other than Street "F" which will be a private street providing access to the proposed condominium portion of the project, public streets and cluster drive aisles will provide additional access to residences. Improvements provided by the Vesting Tentative Tract Map, along with the Conditions of Approval in Attachment 2, address flood control, street improvements, utilities, schools, phasing, noise mitigation, landscaping, and the open space area. The Development Agreement for the project will also include information and requirements of the Applicant related to improvements. Street improvements and right-of-way dedications are shown in detail on the Vesting Tentative Tract Map and Site Plans contained in the Stage 2 Development Plan (Exhibit A-2 of Attachment 1). Requirements of the affected utilities and special districts have been incorporated into the Conditions of Approval as part of the required obligations of the Applicant/Developer. ENVIRONMENTAL ANALYSIS: This project is within the Dublin General Plan's Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report, certified by the City of Dublin in 1993 including revisions to Part I of the Responses to Comments relating to the Kit Fox, and Addendum to the DEIR dated May 4, 1993 and a DKS Associates Traffic Study dated December 15, 1992 (SCH#91103064) ("Eastern Dublin EIR"). The Eastern Dublin EIR is a program EIR, which anticipated several subsequent actions related to future development in Eastern Dublin. The EIR did identify some impacts from implementation of the General Plan/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts. Pursuant to the recent comments in the Citizens for a Better Environment case, the City Council will be required to adopt a new Statement of Overriding Considerations for significant and adverse impacts identified by the Eastern Dublin EIR applicable to the project. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area, and the City proposes to adopt an addendum to the Eastern Dublin EIR for the project (See Attachment 5). 13 Government Code section 65457 provides that any residential project that is consistent with a specific plan for which an EIR has been certified is exempt from CEQA, unless a supplemental EIR is required. The City prepared an Initial Study, dated June 12, 2001, which was revised on June 28, 2002 and September 17, 2003, for the project, to determine whether there will be supplemental environmental impacts occurring as a result of this project beyond or different from those already addressed in the Program EIR (see Initial Study and Addendum, Attachment 5). Biological and Wildlife Resources Surveys Zander Associates conducted reconnaissance-level surveys of the subject properties in March 1999, February 2000 and February 2001. Those studies determined that no habitat areas exist on the site for the red-legged frog, San Joaquin kit fox, California tiger salamander or the golden eagle. Additionally, a follow-up survey prepared by Olberding Environmental, Inc., wetland biologists, to determine the likelihood of red-legged frog dispersion habitat on the properties was completed in June 2002, and found that such habitat does not exist on the Silveria Ranch properties. In August 2003, a survey was conducted and a report prepared by Olberding Environmental, Inc. to determine the likelihood of California tiger salamander, a Species of Special Concern as identified by the California Department ofFish and Game (CDFG), potential habitat occurring on the project site (see Attachment 6, California Tiger Salamander Assessment for the Silveria-Haight Property, for additional details). In surveying the adjacent site owned by the Mission Peak Development Company, the biologist found a pond approximately 172 feet from the Silveria property boundary containing two California tiger salamanders. Although the species usually occurs in wetland areas such as Tassajara Creek and ponds, and the Silveria Ranch property does not contain any wetland areas, it is known to travel within a range of one mile for aestivation and breeding habitat in abandoned burrows created by other small animals and rodents. A Species of Special Concern has no legal status; however the California Department of Fish and Game recommends considering it when analyzing project impacts to protect declining populations. Although the species was not found on the Silveria Ranch property, the biologist has recommended that a buffer of approximately 750 feet be maintained from the pond during grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) for potential aestivation and breeding habitat. The closest limit of grading from the pond to the Silveria Ranch property is approximately 275 feet (see Figure 6 in Attachment 6, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The Eastern Dublin Specific Plan suggests at least a 100-foot buffer between biological resources and development. The Applicant has incorporated this recommendation and other recommendation of the biological survey report in the project Development Plan, and these recommendations are also included in the Conditions of Approval in the Resolution in Attachment 2. Additionally, as part of the project, the Applicant has designated approximately 49.1 acres of the 56 acres of project open space will be retained as permanent open space and potential habitat value. This area allows a large amount of land to remain essentially undeveloped as an open space corridor connecting to surrounding open space areas on adjacent properties, and contiguous with the buffer area for the subject project, thereby providing potential aestivation habitat for the tiger salamander. An addendum to the Eastern Dublin EIR has been prepared summarizing the issues related to the Califomia tiger salamander (See Attachment 5). This constitutes a minor change in the project and environmental review under CEQA guidelines Section 15164(a), and the project will have no significant impact on the species that was not addressed in the previous EIR. All other environmental impacts of this project were fully addressed in the Eastern Dublin EIR, and no new significant information has arisen for this project during the preparation of the initial study and addendum that would require further environmental review. 14 CONCLUSION: This application has been reviewed by the applicable City Departments and agencies, and their comments have been incorporated into the Stage 2 Development Plan (see Resolution, Attachment 1) and the conditions of approval for the Vesting Tentative Tract Map and Site Development Review (see Resolution, Attachment 2). The proposed project is consistent with the Dublin General Plan, Eastern Dublin Specific Plan, and Stage 1 Development Plan previously approved, and represents an appropriate and well-planned project for the site. RECOMMENDATION: Staff recommends the Planning Commission: 2. 3. 4. 5. Open the public hearing and hear Staff presentation. Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close the public hearing and deliberate. Adopt the Resolution (Attachment 1) recommending City Council adopt the Ordinance approving the Planned Development Rezoning and Stage 2 Development Plan and EIR addendum for PA 02-024. Adopt Resolution Approving Vesting Tentative Tract Map and Site Development Review and EIR addendum (Attachment 2) for PA 02-024. g:pa02024~PC-sr2.doc GENERAL INFORMATION: APPLICANT: PROPERTY OWNERS: CONSULTANTS: LOCATION: APN: EXISTING ZONING: GENERAL PLAN DESIGNATIONS: SPECIFIC PLAN DESIGNATION: ENVIRONMENTAL REVIEW: Pinn Brothers Construction, Inc. 1475 S. Saratoga Ave., Suite 250 San Jose, CA 95129 Contact: Dale Garren, Vice President of Construction Silveria Ranch, LLC 6615 & 6833 Tassajara Road Dublin, CA 94568 Ruggeri-Jensen-Azar & Associates, Engineers & Planners The Dahlin Group, Architects Zander & Associates, Wildlife Biologists Olberding Environmental, Inc., Wetland Regulation & Permitting Located southeast and northeast of the intersection of Tassajara Road and Fallon Road, at 6615 & 6833 Tassajara Road. 985-0002-007-01 & 985-0002-008-02 Planned Development (PD) - PD- Single Family Density Residential PD - Medium Density Residential PD - Medium High Density Residential PD - Open Space Single Family Density Residential 0.9 - 6 units per acre Medium Density Residential 6.1 - 14 units per acre Medium-High Density Residential 14.1 - 25 units per acre Rural Residential/Agriculture Single Family Density Residential Medium Density Residemial Medium-High Density Residential Rural Residential/Agriculture The Enviromnental Impacts of this project were addressed in the Eastern Dublin EIR. Site-specific surveys have been performed for the presence of certain wildlife species (see discussion above), and an addendum to the Eastern Dublin EIR has been prepared (see Attachment 5). 16 RESOLUTION NO. XX-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDNG THE CITY COUNCIL ADOPT THE ORDINANCE FOR A PLANNED DEVELOPMENT (PD) REZONING AND STAGE 2 DEVELOPMENT PLAN FOR PINN BROTHERS FINE HOMES/SILVERIA RANCH EAST OF TASSAJARA ROAD AT THE INTERSECTION OF FALLON ROAD PA 02-024 WHEREAS, Allan R. Pinn of Pinn Brothers Fine Homes has requested approval of a Planned Development Rezoning and Stage 2 Development Plan for PA 02-024, the Silveria Ranch project on approximately 93.4 acres generally located east of Tassajara Road and at the intersection of Fallon Road to the north and south, encompassing 2 properties and the contiguous right-of-way known as Tassajara Road, APN. 985-0002-008-02 and APN. 985-0002-007-02, for development of a 254 dwelling unit residential development, in the Eastern Dublin Specific Plan area; and WHEREAS, the City Council did hold a public hearing on the request for annexation to the City and a Planned Development Prezoning and Stage 1 Development Plan for the Project on September 17, 2002, and did approve the said Project on that date; and WHEREAS, the Local Agency Formation Commission of Alameda County did hold a public hearing on the request for annexation on January 9, 2003, and did approve the annexation of the property on that date; and WHEREAS, final annexation of the Silveria Ranch property to the City of Dublin did occur on May 5, 2003 with the filing of the annexation map and payment of State taxes and fees; and WHEREAS, this project is within the scope of the Eastern Dublin Specific and General Plan Amendment, for which a Program EIR was certified (SCH No. 91-103064). Pursuant to the California Environmental Quality Act (CEQA), residential projects that are consistent with a specific plan for which an EIR has been certified are exempt from CEQA unless a supplemental EIR is otherwise required by CEQA (See Government Code section 65457). To determine if there were any supplemental impacts that would require the preparation of a supplemental EIR, the City prepared an Initial Study for the project in June 2001 and updated the Initial Study on September 17, 2003. The Initial Study found that the environmental impacts of this project were addressed by the Eastern Dublin EIR (SCH/~91-103064). Additionally, wildlife surveys were performed in Spring and August 2003 by Jeff Olberding, Inc., which found two tiger salamander in a pond on the adjacent Mission Peak property, approximately 172 feet from the Project property boundary. The City also reviewed the results of a survey for California tiger salamander breeding and aestivation habitat (California Tiger Salamander Assessment for the Silveria- Haight Property, Olberding Environmental, Inc., September 2, 2003) for the project site. The report recommended four strategies that could be implemented during project construction to assure that the project would not affect tiger salamander that could potentially be present including that a buffer of approximately 750 feet be maintained from the pond during grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) for potential aestivation habitat. The closest limit of grading from the pond to the Silveria Ranch property is ATTACHMENT 1 approximately 275 feet (see Figure 6 in Attachment 6 to the project report, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The Eastern Dublin Specific Plan suggests at least a 100 foot buffer between biological resources and development. The Applicant has incorporated the 750 foot non-disturbance buffer and other recommendations of the biological survey report in the project Development Plan, which are also included in the Conditions of Approval in the Resolution in for the Vesting Tentative Tract Map and Site Development Review; and WHEREAS, the applicant has incorporated all four recommendations in the Project, and also designated 49.1 acres of open space to remain permanently undeveloped to provide potential aestivation habitat areas; and WHEREAS, a complete application for a Stage 2 Planned Development Rezoning and Development Plan, as required by Section 8.32 of the Zoning Ordinance, has been submitted by the Applicant/Developer which is available and on file in the Community Development Department, Planning Division; and WHEREAS, the Planning Commission held a public hearing on said application on September 23, 2003 and proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the Stage 2 Planned Development Rezoning and Development Plan for PA 02-024, and the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth prior to taking action on the proposed Planned Development Rezoning and Stage 2 Development Plan. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does hereby make the following findings and determinations regarding the said proposed Planned Development Rezoning and Stage 2 Development Plan for PA 02-024: The proposed Stage 2 Planned Development and Development Plan meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a Stage 2 Development Plan for the project for the Pinn Brothers Fine Homes, Silveria Ranch properties project (PA 02-024) that will create a desirable use of land and an environment that will be harmonious and compatible with existing and potential development in surrounding areas, and because the site plan has been designed to be compatible with other proposed and approved plans in the vicinity. The project site is physically suitable for type and intensity of this residential project in that it is intended to conform with the City policies related to hillside development and to be designed to minimally effect the existing topography and terrain of the site; has adequate access; and, is of a sufficient size to provide housing as well as 49.1 acres of permanent open space and 8 acres of open space for the future residents of the project. The proposed Planned Development Rezoning and Stage 2 Development Plan for the project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety or welfare because the Stage 2 Development Plan for the project has been designed in accordance with the Stage 1 Prezoning and Development Plan approved on September 17, 2002, City of Dublin General 2 Plan, Eastern Dublin Specific Plan and Program EIR, and Addenda. Additionally, project specific analysis has determined that the project's design is sensitive to biological features onsite and to surrounding land uses. The proposed Planned Development Rezoning and Stage 2 Development Plan for the project is consistent with all elements and policies of the Dublin General Plan and the Eastern Dublin Specific Plan because the project is within, and is consistent with, the total number of units allowed within the density range of the Rural Residential, Single Family, Medium Density Residential and Medium-High Density Residential designations of both the City of Dublin General Plan Land Use Element and Eastern Dublin Specific Plan (as amended), and because it conforms to the elements and policies of those plans through the provision of open space and wildlife habitat protection required by the Land Use, Parks and Open Space and Conservation Elements, roadways consistent with the Circulation Element, adequate public facilities as required by the Schools, Public Lands and Utilities Element, Housing as desired by the Housing Element, and safe design as required by the Seismic Safety and Safety Element. o The Stage 2 Planned Development Rezoning and Development Plan is consistent with Chapter 8.32 of the City's Zoning Ordinance because the Stage 2 Development Plan for the project establishes permitted uses which will ensure that the project is compatible with existing and proposed residential and public uses in the immediate vicinity; and o The Stage 2 Planned Development Rezoning and Development Plan will provide efficient use of the land pursuant to the Eastern Dublin Specific Plan that includes the preservation of significant open areas and natural and topographic landscape features with minimum alteration of natural land forms; and o The Stage 2 Planned Development Rezoning and Development Plan will not overburden public services as all agencies must commit to the availability of public services prior to the issuance of building permits as required by the Eastern Dublin Specific Plan policies and mitigation measures; and o The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the mitigation measures in the Conditions of Approval of Vesting Tentative Tract Map 7441 and the Site Development Review for the project, serve as the reporting and monitoring program required by Public Resources Code Section 21081.6 for the Project. BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby adopt a resolution recommending the City Council adopt an Ordinance approving a Planned Development Rezoning and Stage 2 Development Plan for the project (PA 02-024, Pinn Brothers Fine Homes -Silveria Ranch) as set forth in Attachment 1, Exhibit A-1 (Rezoning) and A-2 (Development Plan), of the Staff report and attached hereto, dated September 23, 2003, which constitutes regulations for the use, improvement, and maintenance of the property. PASSED, APPROVED AND ADOPTED this 23rd day of September 2003. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Commission Chairperson Planning Manager g:\02024~PC-ResoPDStage2.doc EXHIBIT A-1 PLANNED DEVELOPMENT REZONING STAGE 2 DEVELOPMENT PLAN PINN BROTHERS HOMES/SILVERIA RANCH (PA 02-024) This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for the Pinn Brothers Fine Homes/Silveria Ranch project, generally located in an recently incorporated area of Dublin bounded by Tassajara Road to the west and at the intersection of Fallon Road to the north and south. Thc project site encompasses 2 properties and thc contiguous right-of-way known as Tassajara Road, located to thc north of thc Quarry Lane School and property owned by Robert Nielsen, Jr. (Nielsen Ranch) within the Eastern Dublin Specific Plan area (APNs: 985-0002-008-02 and 985-0002-007-02). This Development Plan meets ali of the requirements for the Stage 2 review of the project. This Development Plan is also represented by the Aerial Photo, Stage 2 Site Plan, Stage 2 Phasing Plan, Vesting Tentative Tract Map (Tract 7441), Preliminary Landscape Plan, Land Use Summary Table, Typical Street Sections, Preliminary Grading and Utility Plan, Erosion Control Plan, and Floor Plan and Elevations, consisting of sheets dated September 11, 2003, and dated "received September 12, 2003," labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. 03 - ), and on file in the Planning Division of the Community Development Department. The Planned Development Zoning District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section 8.32 of the Zoning Ordinance are satisfied. The Development Plan consists of.' A Stage 2 Development Plan for 2 parcels, known as the Silveria Ranch, consisting of approximately 93.4 acres. The Stage 2 Development Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance and consists of the following: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Statement of compatibility with the Stage 1 Development Plan. Statement of proposed uses. Stage 2 Site Plan. Site area, proposed densities. Development regulations. Phasing Plan. Dublin Zoning Ordinance - Applicable Requirements Lot Coverage. Architectural Standards. Preliminary Landscaping Plan. Inclusionary Housing Provisions. Exhibit A-1 STAGE 2 DEVELOPMENT PLAN Zoning: This PD Planned Development Zoning District is to provide for and regulate the development of the Pinn Brothers Fine Homes/Silveria Ranch Properties as shown on Exhibit A-2. (General Plan land use designations include: Single Family Residential, Medium Density Residential, Medium-High Density Residential, and Rural Residential/Agriculture). This Stage 2 Development Plan does not address the remaining 10 acres (the Nielsen Property) of the previous annexation project to the south of the Silveria Ranch Properties, and identified as Rural Residential/Agriculture in the Stage 1 Development Plan approved in December 2002. When an actual development is proposed for the 1 O-acre property in the future, approval of a PD Rezoning and Stage 2 Development Plan, and possibly additional environmental review, for that particular parcel will be required prior to development/construction. 2. Statement of Proposed/Permitted Uses: The following are uses permitted for this site: A) PD Single Family Residential Intent: Single Family land use designations are established to: a) reserve appropriately located areas for family living at reasonable population densities consistent with sound standards of public health and safety; b) ensure adequate light, air, privacy and open space for each dwelling; c) provide space for semi-public facilities needed to complement urban residential areas and for institutions that require a residential environment; and d) accommodate single family housing, including a wide range of units from small-lot and zero-lot line units to large lot estate units. Intensity of Use: .9 - 6.0 dwelling units per acre Permitted Uses: Per the R-1 Zoning District Conditional Uses: Per the R-1 Zoning District Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance B) PD Medium Density Residential Intent: Medium Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive size in relation to the land around them; e) provide necessary 2 Exhibit A-1 space for oft-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity of Use: 6.1 - 14.0 dwelling units per acre Permitted Uses: Per the R-1 Zoning District Conditional Uses: Per the R-1 Zoning District Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance C) PD Medium-High Density Residential Intent: Medium High Density land use designations are established to: a) reserve appropriately located areas for family living in a variety of types of dwellings at a reasonable range of population densities consistent with sound standards of public health and safety; b) preserve as many as possible of the desirable characteristics of the one-family residential district while permitting higher population densities; c) ensure adequate light, air, privacy and open space for each dwelling unit; d) minimize traffic congestion and avoid the overloading of utilities by preventing the construction of buildings of excessive six in relation to the land around them; e) provide necessary space for off-street parking of automobiles and, where appropriate, for off-street loading of trucks; and f) protect residential properties from the hazards, noise and congestion created by commercial and industrial traffic. Intensity of Use: 14.1 - 25.0 dwelling units per acre Permitted Uses: Per the R-M Zoning District Conditional Uses: Per the R-M Zoning District Accessory Uses: All Accessory Uses shall be in accordance with Section 8.40 of the Dublin Zoning Ordinance 3 Exhibit A-1 D) PD Private Open Space Intent: To provide private open space for visual quality of the community, enhanced views, d areas for wildlife habitat and migration, as well as maintaining the ridgelands on the site as a visual resource. Intensity of Use: N/A Permitted Uses: Approximately 57.4 acres of the site shall remain as private open space. Approximately 49.1 of the private open space lying north of Fallon Road shall be maintained as open space under a conservation easement, or other deed restriction acceptable to the Community Development Director, City Engineer and City Attorney, that precludes development in that area other than private trails, landscaping, and necessary maintenance facilities, as shown on the Open Space Plan, Sheet 17 of the Project Plans. Stage 2 Site Plan: The Stage 2 Development Site Plan consists of Sheets 3 and 4 of the Project Plans in Exhibit A-2, dated September 11, 2003, and "received September 12, 2003" (hereafter, Project Plans). Site area, proposed de. nsities, size and new area. Site consists of two parcels.known as the Silveria Ranch totaling 93.4 acres. See attached Project Plans, Sheet 3 for Land Use Summary. Development Regulations. Residential development regulations have been established to ensure that the proposed buildings and site plan achieve the desired design character and development quality. The regulations set forth the minimum requirements necessary for planning of the property. Refer to the City of Dublin Zoning Ordinance for any regulations not specified below. Single Family Manor Homes Lot Size: 2,720 square feet minimum Front Yard Setbacks: As shown on Project Plans Side Yard Setbacks: 5' minimum; Side Yard Setback for Street Side Comer Lot: 10' minimum, 5' minimum to side entry garage with no parking on apron Building Separation: 10' minimum Rear yard Setbacks: 14' (Typ.), 9' min. Accessory Structures: Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 32' maximum, 2 stories 4 Exhibit A-1 Architectural Projections: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards, but never closer than 2' from property line. There shall be a minimum 36" clear on one side yard. Single Family Estate Homes (Single-Family Residential) Lot Size: Lot Width: Lot Depth: Front Yard Setbacks: A. Garage B. Front porch C. Front ofhouse 4,000 square feet minimum; 5,459 square feet average 50 feet minimum 80 feet minimum 18' minimum 10' minimum 15' minimum (All dimensions shall be measured from back of right-of-way line.) Side Yard Setbacks: 5' minimum Side Yard Setback for Street Side Comer Lot: 10' minimum. If a comer lot is adjacent to a landscape parcel between the side yard and the street, the side yard setback shall be 5' min. Building Separation: 1 O' minimum Rear yard Setbacks: 1 O' minimum; 5' to rear garage Accessory Structures: Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 35' maximum, 2 stories Architectural Projections: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards, but never closer than 2' from property line. One side yard shall not shall not be obstructed to less than 36 inches. Parking/Garages: Each unit shall be provided a two-car garage and one guest parking space. Guest parking may be located on street or in specifically designated guest parking areas. The Villas Lot Size: N/A Front Building Setbacks: 10' 5 Exhibit A-1 Side Yard Setbacks: Building Separation: Rear building Setbacks: Accessory Structures: Building Height: Architectural Projects: Parking/Garages: N/A 25' minimum 10' minimum Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. 40' maximum Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards. Plans 1, 2, and 4 shall provide a two-car garage. Plan 3 shall be provided with a one-car garage. Guest parking shall be provided at 0.5 spaces per unit, Guest parking may be located on street or in specifically designated guest parking areas. o e 10. Single-family residential development within the Stage 2 Development Plan is subject to the requirements of the R- 1 Zoning District unless otherwise specified above. Multi-Family development is subject to the requirements of the R-M Zoning District unless otherwise specified above. Phasing Plan: The site will be developed in four phases. Refer to Project Plans, Sheet 16 of Exhibit A-2, Phasing Plan. Dublin Zoning Ordinance - Applicable Requirements. Except as specifically modified by the provisions of this Planned Development District Rezoning/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned Development District Rezoning. Lot Coverage. The allowable maximum lot coverage shall be 45% for single-family residential dwellings. The allowable maximum lot coverage shall be 50% for medium density dwelling units. Architectural Standards. See attached Floor Plans and Elevations, Sheets A. 1.01 through A.4.02, contained in Exhibit A-2, Development Plan. Any modifications to the project design shall be substantially consistent with these plans and of equal or superior materials and design quality. Landscaping Plan. Refer to Project Plans, Sheets L-1 through L-5, Preliminary Landscaping Plan and Details. All Project monumentation and entry signs shall conform to Sheet L-6, Preliminary Landscaping Details of the Project Plans. A Final Landscaping Plan will be required to be submitted and approved prior to building permit issuance. 6 Exhibit A-1 11, Inclusionary Zoning Ordinance. To satisfy the City's Inclusionary Zoning Ordinance (Dublin Municipal Code Chapter 8.68) and any amendments thereto, 12.5%, or 32 dwelling units in the project must be affordable units in accordance with the regulations of the Ordinance. The Applicant/Developer shall construct at least 7.5% of the affordable units in the project, or 19 units, in Phases 1, 2, and 3, and designate those units as for-sale ("ownership") Inclusionary units affordable to very low-, low-, and moderate-income households, and shall enter into an agreement with the City to impose appropriate resale controls and rental restrictions on the units. In addition, Applicant/Developer shall pay $79,754 per unit in "in lieu" fees for each remaining Inclusionary unit, or 13 units, required to meet the City's Inclusionary Ordinance standard of affordable units prior to issuance of the first building permit within the first phase of the project (Phase 1). G:\PA#\2002\02-024\Stage 2 Development Plan 7 Exhibit A-1 RESOLUTION NO. 03 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A VESTING TENTATIVE TRACT MAP 7441 AND SITE DEVELOPMENT REVIEW FOR PA 02-024 PINN BROTHERS HOMES, SILVERIA RANCH TASSAJARA ROAD/FALLON ROAD WHEREAS, Allan R. Pinn, on behalf of Pinn Brothers Fine Homes, has requested approval of a Vesting Tentative Tract Map and Site Development Review for a subdivision of 254 residential dwelling units in the Eastern Dublin Specific Planning area; and WHEREAS, a complete application for the above noted entitlement request is available and on file in the Community Development Department; and WHEREAS, this project is within the scope of the Eastern Dublin Specific and General Plan Amendment, for which a Program EIR was certified (SCH No. 91-103064). Pursuant to the California Environmental Quality Act (CEQA), residential projects that are consistent with a specific plan for which an EIR has been certified are exempt from CEQA unless a supplemental EIR is otherwise required by CEQA (See Government Code section 65457). To determine if there were any supplemental impacts that would require the preparation of a supplemental EIR, the City prepared an Initial Study for the project in June 2001 and updated the Initial Study on September 17, 2003. The Initial Study found that the environmental impacts of this project were addressed by the Eastern Dublin EIR (SCH#91-103064). Additionally, wildlife surveys were performed in Spring and August 2003 by Jeff Olberding, Inc., which found two tiger salamander in a pond on the adjacent Mission Peak property, approximately 172 feet from the Project property boundary. The City also reviewed the results of a survey for California tiger salamander aestivation habitat (California Tiger Salamander Assessment for the Silveria-Haight Property, Olberding Environmental, Inc., September 2, 2003) for the project site. The report recommended four strategies that could be implemented during project construction to assure that the project would not affect tiger salamander that could potentially be present including that a buffer of approximately 750 feet be maintained from the pond during grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) for potential aestivation habitat. The closest limit of grading from the pond to the Silveria Ranch property is approximately 275 feet (see Figure 6 in Attachment 6 to the project report, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The Eastern Dublin Specific Plan suggests at least a 100-foot buffer between biological resources and development. WHEREAS, the Applicant has incorporated the 750 foot non-disturbance buffer and other recommendations of the biological survey report in the project Development Plan, and designated 49.1 acres of open space to remain permanently undeveloped to provide potential aestivation habitat areas, which are also included in the Conditions of Approval in the Resolution in for the Vesting Tentative Tract Map and Site Development Review; and WHEREAS, an addendum to the Eastern Dublin EIR has been prepared summarizing the issues related to the California tiger salamander (See Attachment 5). This constitutes a minor change in the project and environmental review under CEQA guidelines Section 15164(a), and the project will have no significant impact on the species that was not addressed in the previous EIR. All other environmental impacts of this project were fully addressed in the Eastern Dublin EIR, and no new significant information has arisen for this project during the preparation of the initial study and addendum that would require further environmental review; and WHEREAS, the City Council did hold a public hearing on the request for annexation to the City and a Planned Development Prezoning and Stage 1 Development Plan for the Project on September 17, 2002, and did approve the said Project on that date; and WHEREAS, the Local Agency Formation Commission of Alameda County did hold a public hearing on the request for annexation on January 9, 2003, and did approve the annexation of the property on that date; and WHEREAS, final annexation of the Silveria Ranch property to the City of Dublin did occur on May 5, 2003 with the filing of the annexation map and payment of State taxes and fees; and WHEREAS, the Planning Commission did hold a public hearing on the application for a Site Development Review and Tentative Parcel Map on September 23, 2003 for the rezoning and development plan; and WHEREAS, proper notice of said public hearing waS given in all respects as required by law; and WHEREAS, a Staff report was submitted recommending that the Planning Commission approve the Planned Development Rezoning and Stage 2 Development Plan, Site Development Review, and Tentative Tract Map, subject to conditions; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony herein above set forth. NOW THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Vesting Tentative Tract Map: The Vesting Tentative Tract Map 7441 for PA 02-024 is consistent with the intent of all applicable subdivision regulations and related ordinances. The design and improvements of Vesting Tentative Tract Map 7441 is consistent with and conform to the City's General Plan and Eastern Dublin Specific Plan policies as they apply to the subject property in that it is a subdivision for implementation of a residential project in an area designated for a mix of Single Family, Medium Density, and Medium High Density Residential development. The Vesting Tentative Tract Map 7441 is consistent with the Eastern Dublin Specific Plan and the Planned Development Rezoning proposed for this project and is, therefore, consistent with the City of Dublin Zoning Ordinance. The site is located adjacent to major roads and a highway on approximately 93.4 acres and development will be clustered to avoid the physical constraints of the site, and surrounded by approximately 56 acres of open space. The site is, therefore, physically suitable for the type and density of development and the proposed subdivision into 254 residential lots. 2 With the incorporation of mitigation measures from the Eastern Dublin EIR and the recommendations of the biological surveys, the design of the subdivision will not cause environmental damage or substantially injure fish or wildlife or their habitat or cause public health concerns. o The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of, property within the proposed subdivision. The City Engineer has reviewed the map and title report and has not found any conflicting easements of this nature. o Required fire and water service will be provided to the subdivision pursuant to the requirements of water and sewer providers, if standards and conditions are met and fees paid. NOW, THEREFORE, BE IT FIJRTItER RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Site Development Review for: Approval of this Site Development Review (PA 02-024) as conditioned is consistent with the purpose and intent of Section 8.104 (Site Development Review) of the Dublin Zoning Ordinance. ° The approval of this application, as conditioned, will comply with the policies of the General Plan, the Eastern Dublin Specific Plan as amended, and the Planned Development Rezoning and Development Plan for the project which allows for residential development at this location. ° The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans and requires the Applicant/Developer to either construct or pay for the project's fair share of transportation improvements. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances of the City of Dublin and implements the General Plan, as proposed for amendment. o The proposed site development, including site layout, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to provide a desirable environment for the development. o The project has been designed with architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings have been incorporated into the project and as Conditions of Approval in order to ensure compatibility of this development with the development's design concept and character of surrounding uses. o Landscape considerations, including the location, type, size and coverage of plant materials and similar elements combined with Conditions of Approval have been established to ensure visual relief and an attractive public environment. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve the Vesting Tentative Map and Site Development Review for PA 02-024 Pinn Brothers/Silveria Ranch Residential Project, subject to the following Conditions of Approval and subject to City Council approval of the proposed Planned Development Rezoning and Development Plan. This approval shall be as generally depicted by materials labeled Exhibit A-2, Development Plan, stamped "approved" and on file in the Dublin Planning Division of the Community Development Department, which includes Architectural (floor and elevations) Plans prepared by the Dahlin Group, Inc., dated "received September 12, 2003"; Preliminary Landscape Plan prepared by Rose Associates dated "received September 12, 2003"; and, Preliminary Grading and Utility Plan and Vesting Tentative Tract Map prepared by Ruggeri- Jensen-Azar & Associates, dated "received September 12, 2003", except as modified by the Conditions of Approval contained below. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Department of Community Development review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [ADM] Administration/City Attorney, [BI Building division of the Community Development Department, [DSR] Dublin San Ramon Services District, [FI Alameda County Fire Department/City of Dublin Fire Prevention, [FIN] Finance Department, [PL] Planning Division of the Community Development Department, [PO] Police, '[PW] Public works Department. VESTING TENTATIVE TRACT MAP 7441 GENERAL CONDITIONS 1. Approval of Tentative Tract/Subdivision Map. PL, PW City Approval Standard Approval of thc Tentative Tract/Subdivision Map for of Final Map Tract No. 7441, Silveria Ranch, is conditioned upon the requirement that the development be consistent with the approved Planned Development (PD) Rezoning, including the Land Use and Development Plan, and the related General Provisions, Standards and Conditions. The City of Dublin, by its approval of the Tentative Map, makes no finding, expressed or implied, as to whether the proposed division and development of the property will or will not reasonably interfere with the free and complete exercise of rights described in Government Code Section 66436 (a)(3)(A)(1). Approval of this map includes the right to develop these parcels with these general uses. The Final Map(s) shall substantially comply with Exhibit A, the Vesting Tentative Tract Map prepared by Ruggeri- Jensen-Azar & Associates, Engineers, dated received September 12, 2003 and those plans prepared by the Dahlin Group, Architects, and Rose Associates, Landscape Architects, dated received September 12, 2003, unless modified by the Conditions of Approval contained herein. 4 Prio~ t~: 2. Action Programs/Mitigation Measures. PL, PW Approval of Standard Applicant/Developer shall comply with all applicable Improvement action programs and mitigation measures of the Eastern Plans through Dublin EIR and Mitigation Monitoring program that have completion not been made specific Conditions of Approval. 3. Standard Public Works and Site Development Review PW Approval of Standard Conditions of Approval. Applicant/Developer shall Improvement comply with all applicable City of Dublin Standard Public Plans through Works (Attachment A) and Site Development Review completion Conditions of Approval incorporated herein. In the event of a conflict between the Standard Public Works Conditions of Approval and these Conditions, these conditions shall prevail. 4. Requirements. Applicant/Developer shall meet or PL, PW Approval of Standard perform all of the requirements of the Subdivision Map Improvement Act, the City's Subdivision Ordinance, and the approved Plans through Tentative Map for the project prior to City Council completion acceptance of offers of dedication. 5. Pre-Annexation Agreement. Applicant/Developer shall PW On-going PW comply with all requirements of the Pre-Annexation Agreement between City of Dublin, Pinn Brothers Construction Inc., Silveria Ranch LLC, and the Albert C. Haight Living Trust recorded as Series No. 2002-503274 on 11/04/02. 6. Development Agreement. Applicant/Developer shall not PL, PW, City Approval Standard develop any of the parcels created by this map until of 1st Final Applicant/Developer has entered into a Development Map Agreement with the City as required by Eastern Dublin Specific Plan, Chapter 11. Such "Specific Plan Development Agreement" will address such issues as required by Chapter 11 of the Eastern Dublin Specific Plan. The term "develop" shall mean recordation of the first final subdivision map for Tract 7441 that further subdivides the parcels created by this map, a final map for single-family, medium, and medium-high density residential uses or issuance of a building permit. 7. Ordinances/General Plan/Policies. The Developer shall PL Approval of Standard comply with the City of Dublin Subdivision Ordinance, Improvement City of Dublin Zoning Ordinance adopted September Plans through 1997, the City of Dublin General Plan, (as amended) completion applicable Specific Plan, (as amended) Public Works criteria and City Grading Ordinance. AGENC~ 8. Eastern Dublin General Plan Amendment/Specific PL Approval of Standard Plan. Applicant/Developer shall comply with all Improvement applicable action programs and mitigation measures of Plans through the Eastern Dublin General Plan Amendment/Specific completion Plan and companion Final Environmental Impact Report (EIR), Mitigation Measures identified in the Mitigated Negative Declarations prepared for the Eastern Dublin General Plan Amendment/Specific Plan that have not been made specific Conditions of Approval of this or previous projects, thereby superceding the pertinent Mitigation Measures referenced in those documents. The City shall determine which of the requirements from these prior approvals are applied at this stage of approval, and which are applicable upon approval of subsequent individual tentative subdivision maps. 9. Building Codes and Ordinances. All project B Ongoing Standard construction shall conform to all building codes and ordinances in effect at the time of building permit. 10. Fire Codes and Ordinances. All project construction F Building Standard shall conform to all fire codes and ordinances in effect at Permit the time of building permit. 11. Fees. Applicant/Developer shall pay all applicable fees Various Various times, Standard in effect at the time of building permit issuance, but no later including, but not limited to: Planning fees; Building fees; than Issuance Dublin San Ramon Services District fees; Public of Building Facilities fees; Dublin Unified School District School Permits Impact fees; Public Works Traffic Impact fees; Alameda County Fire Services fees; Noise Mitigation fees; Inclusionary Housing In-Lieu fees (or as set forth in Condition #95); Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised TIF's shall be subject to recalculation and assessment of the fair share of the new or revised fees. If the Development Agreement approved for this project conflicts with this condition, the Development Agreement shall prevail. 12. Required Permits. Applicant/Developer shall obtain all Various Various times, Standard necessary applicable permits required by other agencies but no later including, but not limited to, Alameda County Public than approval Works, Alameda County Flood Control District (Zone 7); of first Final California Department of Fish and Game; Army Corps of Map Engineers; and State Water Quality Control Board, and shall submit copies of the permits to the Department of Public Works. Applicant/Developer shall also apply, pay all required fees and obtain permits from PG&E for power service connection required to energize traffic signals and streetlights. 13. Work in Unincorporated Alameda County. According PW Prior to PW to the Annexation Diagram for the Silveria Ranch approval of Reorganization recorded in Book 264 of Maps at Page 34 Improvement on 5/05/03, the northern segment of Tassajara Road to be Plans for Phase improved by the Applicant/Developer as part of Phase IV 4 lies outside of the current City limit in unincorporated Alameda County. If this area is not annexed to the City prior to the commencement of work for Phase IV, then the Applicant/Developer shall obtain necessary permits from Alameda County before commencing with said work. 14. Conditions of Approval. In submitting subsequent plans PW Prior to Standard for review and approval, Applicant/Developer shall approval of submit six (6) sets of plans to the Engineering first Final Map Department for plan check. Each set of plans shall have attached a copy of these Conditions of Approval with responses to conditions filled in indicating where on the plans and/or how the condition is satisfied. A copy of the Standard Public Works Conditions of Approval shall also be submitted which has been notated to indicate where on the plans and/or how the condition is satisfied. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. 15. Tassajara Road Future Right-of-Way Line PW Approval of PW Reservation. The City of Dublin is required by first Final Map Mitigation Measure 3.3/14.0 of the Eastern Dublin General Plan Amendment/Specific Plan Mitigation Measures/Action Programs/Implementation Measures to reserve sufficient right-of-way along Tassajara Road to accommodate cumulative development of projects along this roadway corridor. To accomplish this, the City is currently developing a Precise Alignment and preparing an Initial Study for the future improvement of Tassajara Road to widen the existing two-lane County road to a six- lane divided arterial. Because the right-of-way lines associated with this future widening have not yet been established pursuant to Municipal Code Chapter 7.68, the Applicant/Developer shall refrain from recording any Final Maps that rely on said right-of-way line establishment until the Precise Alignment is formally adopted. In addition, the Applicant/Developer shall 7 adjust the subdivision configuration and any proposed subdivision improvements to accommodate the adopted Precise Alignment if the adopted alignment differs from the Applicant/Developer's assumed location of the right- of-way for Tassajara Road. 16. Infrastructure. The location and siting of project PL, PW Approval of Standard specific wastewater, storm drain, recycled water, and Improvement potable water system infrastructure shall be consistent Plans with the resource management policies of the Eastern Dublin Specific Plan. 17. Refuse Collection. The refuse collection service PL, PW Occupancy of Standard provider shall be consulted to ensure that adequate space Any Building is provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents within this project. 18. Refuse Collection Location. The Applicant/Developer PL, PW Approval of Standard shall provide designated refuse collection areas for the Improvement project, to the satisfaction of the City Engineer and the Plans; Community Development Director. Collection areas shall Approval of be shown on the improvement and landscape plans for Final Map, this phase. Applicant/Developer shall provide "No Occupancy of Parking" signs in designated refuse collection areas. The Any Building signs shall also state no trash cans shall be left overnight (For Each on any streets and violators will be subject to fine placed Phase of the by the community homeowners association. These Signs Project) shall be installed so they can be easily viewed from the private streets in the area of designated collection areas and that no parking between certain time on specific collection days (time and day of the week). If trash dumpsters will be provided for the condominiums, then said dumpsters shall be stored in enclosures designed for architectural compatibility with the surrounding buildings, and each enclosure shall have a roof. The refuse collection plan shall be approved by the appropriate solid waste collection company prior to approval of improvement plans. 19. Recycling. Applicant/Developer shall provide refuse- PW Occupancy of Standard recycling collection and conform to the City of Dublin's Any Building recycling program. 20. Water Quality Measures. Project specific water quality PL, PW Approval of Standard measures shall be submitted with development Final Map improvement plans incorporating water quality measures outlined in the book "Start at the Source". These water quality measures should address improving the quality of storm runoff and the removal of discharged pollutants P~ior to from surface runoff into drainage facilities to thc satisfaction of thc City Engineer. 21. Water Quality Requirements. All development shall PL, PW Approval of EDSP mcct thc water quality requirements of the Alameda Final Map County's NPDE$ Permit No. CAS0029831 and thc Alameda Countywide Clean Water Program. The Applicant/Developer shall submit a copy of a Notice of Intent obtained from thc State Water Resources Control Board, together with a Storm Water Pollution Prevention Plan. In addition, all storm water inlets within the street areas of thc project shall be stenciled "No Dumping - Drains to Bay" using a stencil approved by the City. 22. Survey Control. Survey monuments shall be set in PW Prior to City PW finished public streets and at designated property comers acceptance of or other control points in accordance with the final maps improvements recorded for this project, and as required by the City Engineer. Said street monuments shall be set within twenty (20) seconds for any angle and 1 in 10,000 feet for distances between monuments as required by Municipal Code §9.20.040. In addition, pursuant to Subdivision Map Act §66497, the surveyor of record shall, within five days after the final setting of all monuments has been completed, give ~vritten notice to the City Engineer that the final monuments have been set. The Applicant/Developer shall then present evidence to the City Engineer of the payment and receipt of payment by the surveyor of record for the monument setting. 23. Survey Monuments/Benchmarks. Applicant/Developer PW Prior to PW shall establish a new benchmark in the vicinity of the approval of major development area that is shown on the Eastern first Final Map Dublin Specific Plan and to the satisfaction of the City Engineer. 24. Vesting Tentative Tract Map SDR Package for Tract PW Approval of Standard 7441. Unless stated in these Conditions of Approval, Final Map(s) Applicant/Developer shall conform to the Tentative Tract Map and site plans shown in Vesting Tentative Map SDR Package for Tract 7441, as described in the Resolution, dated received September 12, 2003, and to the satisfaction of the City Engineer. The Applicant/Developer shall prepare Final Map(s) subdividing the existing property into the configuration, size and number of lots shown on the said submitted Tentative Tract Map 7441 in accordance with the requirements of the Subdivision Map Act and City of Dublin standards. The map shall be reviewed and approved by the City Engineer. 25. Improvement Agreement and Security. Pursuant to PW, ADM Approval of Standard §7.16.620 of the Municipal Code and Subdivision Map Final Map(s) Act §66499, the Applicant/Developer shall enter into Improvement Agreement with the City for each Final Map to guarantee the required subdivision improvements. The Agreement will require Improvement Security to be posted to guarantee the faithful performance of the permitted work and the payment for labor and materials. Such Security shall be in the form of cash, a certified or cashier's check, a letter of credit, or surety bonds executed by the Applicant/Developer and by a corporate surety authorized to do business in California. The amount of the Security guaranteeing faithful performance shall be 100% of the estimated cost of the work. The amount of the Security guaranteeing the payment for labor and materials shall be 100% of the estimated cost of the work. The Applicant/Developer shall provide an estimate of these costs with the first submittal of the final map and improvement plans for checking. 26. Release of Security. When all improvements governed PW, ADM Acceptance of Standard by the Improvement Agreement are complete to the Improvements satisfaction of the City Engineer, the City Council will consider accepting the improvements and releasing the Security. Prior to the Council's acceptance, the Applicant/Developer shall furnish the following to the City: 1. A Maintenance Bond or other replacement security in an amount equal to 25% of the estimated cost of the work to guarantee against defects for a one-year period. 2. As-Built or Record Drawings printed on mylar of all Improvement Plans and maps associated with the project. 3. Digital computer files of the plans in a format compatible with the City's GIS system. 4. A recorded copy of the Covenants, Conditions, and Restrictions that govern the project. 5. A Declaration or Report by the project Geotechnical Engineer confirming that all geotechnical and grading work associated with the project has been performed in accordance with the Engineer's recommendations. 6. Payment of any outstanding City fees or other debts. 7. Any other information deemed necessary by the City Engineer. 10 CO~ITION TEXT RESPON. [ WHEN SOURCE AGENCY Prior to: BIOLOGICAL RESOURCES 27. Conservation/Open Space Easement. Although no PL, PW Approval of PL species are present on the site, a portion of the property Final Map has been identified as potential aestivation habitat for the California tiger salamander, a Species of Special Concern. The subject open space area, which has been incorporated into the project, and consists of Open Space areas/parcels C, D, and F totaling 49.1 acres, shall be preserved for potential habitat. A conservation/open space easement, or similar instrument shall be agreed to by the Applicant, in a form approved by the City Engineer, City Attorney and Director of Community Development, and recorded for the property, including a map illustrating the parcels within the said easement area. The area shall be maintained by the Homeowners Associations. All recorded documents shall be submitted to the City Engineer for City records. 11 CONDI~ON TEXT ~SPON. W~N SO'CE Prior to: 28. Biological Resource Recommended Measures PL Issuance of PL Incorporated in Project. In addition to the open space Building easement area discussed in Condition #24, the Permits & On- Applicant/Developer has incorporated the following going recommended measures in the Project, as discussed in the survey prepared by Olberding & Associates (September 2003), during the construction of the development project: a. In coordination with the project biologist, install silt fence exclusionary barriers between the breeding pond and the construction area to prevent CTS from migrating from the pond into the construction site. The fencing shall be designed to allow any potential migrating CTS to move from the project site to the pond on the adjacent Mission Peak property. Fencing should be placed prior to the onset of the breeding season which normally coincides with the first rains of the winter. Exclusion fencing shall remain in place until construction of the project is completed. b. A biological monitor shall be present on-site during grading and ground disturbance construction activities to assure no threats or impacts occur to CTS. c. Conduct erosion and sedimentation best management practices on the project site to reduce potential impacts to the drainages and downstream watercourses. d. Prohibit grading and vegetation clearing in the immediate area (a minimum of 750') surrounding the bree.ding pond during the breeding and migratory seasons (November through June). 12 CONDITION TEXT RESPON, W~N SOURCE AGENCY ~Q prior to: DEDICATIONS AND IMPROVEMENTS 29. Traffic Study. Thc Applicant/Developer shall construct PW Prior to PW all necessary on-site and off-site traffic mitigation acceptance of improvements as discussed in A Traffic Study for the Improvements Proposed Silveria Ranch Development in the City of Dublin prepared by TJKM Transportation Consultants. In addition to the Project-Specific mitigations listed in the report, the Applicant Developer shall also contribute a pro-rata share toward funding the following improvements: 1. Adding a shared right/left-turn lane on the 1-580 Eastbound Off-ramp at Hacienda Drive as identified in the East Dublin Properties EIR. 2. Improvements for the intersection of Dublin Boulevard/Dougherty Road as evaluated in the study under Buildout conditions. The Applicant/Developer shall advance to the City applicable monies for acquisition of right-of-way and construction of the improvements assumed in the study. The amount of money advanced to the City will be based on the Applicant/Developer's fair share of the deficit (spread over those projects which are required to make up the deficit) between funds available to the City from Category 2 Eastern Dublin Traffic Impact Fee funds and the estimated cost of acquiring the right-of-way and constructing the improvements. The City will provide credit for the Category 2 Eastern Dublin Traffic Impact Fee to the Applicant/Developer for any advance of monies made for the improvements planned for the Dublin Boulevard/Dougherty Road intersection. 13 AGENCY P~i°~ ~oi 30. Off-site Right-of-Way Acquisition and Dedication. PW Prior to PW The exhibits prepared by Ruggeri-Jensen-Azar & approval of Associates indicate that off-site right-of-way must be Improvement acquired from neighboring property owners for dedication Plans or Filing to the City and Alameda County for the Tassajara Road of Final Map improvements. Specifically, the following right-of-way for the must be dedicated, if not dedicated by another property specified phase owner or developer: 1. Right-of-way for a northbound to eastbound right-turn lane at Street "A" must be acquired from Nielsen (APN 985-0002-009) for dedication to the City (required with Phase 1) 2. Right-of-way for the northern segment of Tassajara Road, north of the Fallon Road intersection, must be acquired from Mission Peak Homes, Inc. (APN 985-0002-001) for dedication to Alameda County (or to the City, if annexed). (required with Phase 4) 3. Additional right-of-way may be necessary to construct a pedestrian bridge across the Tassajara Creek tributary that extends through the Kobold and surrounding properties (APN 985-0002-005- 01) for dedication to the City. (required with Phase 1) The Applicant/Developer shall undertake good-faith efforts to negotiate the acquisition of these rights-of-way from neighboring property owners for subsequent dedication. In the event the Applicant/Developer cannot successfully negotiate the right-of-way acquisitions, the City shall use its eminent domain authority to facilitate the acquisitions. All costs associated with the right-of- way acquisition and/or condemnation shall be borne by the Applicant/Developer. 14 CO~ITION TEXT RESPON~ WHEN SOURCE AGENCy 31. Public Service Easement (PSE) Dedications. PW Approval of Standard Applicant/Developer shall dedicate on the Final Map 10 Final Map foot wide (minimum) Public Service Easements over all proposed water, sewer, joint utility trench lines and publicly-maintained storm drain lines to the satisfaction of the City Engineer. In the event any additional utilities are needed to serve any parcel and/or lot in the development, Applicant/Developer shall also provide additional Public Utility Easements per the requirements of the City Engineer and/or public utility companies as necessary to serve this development with utility services and allow for their vehicular and utility service access. All storm drain lines that are not located in public streets, public parcels or public easements shall be in a dedicated private easement to the homeowners association and operated and maintained by the community Home Owner's Association. 32. Street Names and Address Numbering System. Prior PW Approval of PW to approval and recordation of any Final Map(s), street Final Map names and address numbers shall be assigned to each public/private street and dwelling unit pursuant to Municipal Code Chapter 7.08. The Applicant/Developer shall propose a list of preferred and alternate street names and address numbers for review and approval by the City and all interested Outside agencies. Street names must not match or be closely similar to existing street names within Alameda County. Address numbers shall be based on the existing address grid developed for Alameda County. 33. Public Access Easement Dedication. Unless specified in PW Approval of PW the CC&Rs', Applicant/Developer shall dedicate Final Map reciprocal access easements to all lots in the development that share common driveway access, parking and sidewalks as approved by the City Engineer. 34. Frontage Improvements. If not constructed by a PW Approval of PW previous construction project or development, Applicant/ Improvement Developer shall construct street frontage improvements, Plans including all curb, gutter, sidewalk, landscaping and center median curb along Tassajara Road, Fallon Road and internal roadways where Tract 7441 fronts these streets to the satisfaction of the City Engineer. All frontage landscaping (including tree grates) to the curb shall be maintained by the community Home Owners Association and shall be included in the CC&Rs 35. Title Report. A current title report and copies of the PW With submittal PW recorded deed of all parties having any recorded title of Final Map interest in the property to be divided, copies of the deeds, for plan and the Final Maps for adjoining properties and checking easements shall be submitted as deemed necessary by the 15 City Engineer. 36. Abandonment of Existing PG&E Easements. The PW Prior to PW existing easements controlled by Pacific Gas & Electric Acceptance of Company recorded on 7/07/59 in Book 9080 Pages 583 Improvements and 585, as identified in thc report by First American Title (Order Number 610646ALA) dated 3/28/02 shall be extinguished prior to approval of the final map. The Applicant/Developer shall provide the City with an updated Title Report as evidence that said easements have been extinguished. 37. Access to Nielsen. An access easement across a portion PW Acceptance of of Parcel A shall be granted to Nielsen for access between Final Map Street "A" and APN 985-0002-009. The easement configuration and the approach from Street "A" shall allow tractor-trailer trucks safe, convenient, and unobstructed access to the Nielsen property from Street "A". The structural pavement section for Street "A" shall be extended to and conform to the existing surfacing at the common property line. The Applicant/Developer shall provide conform grading and road surfacing on the Nielsen property as needed to provide a suitable connection to the existing Nielsen driveway, subject to permission being granted by the property owner. Improvements shall be in general conformance with the attached exhibit dated 9/17/03 prepared by RJA and Associates. The Applicant/Developer shall also provide provisions for closure of the existing Nielsen property driveway if directed by the City. 38. Location of Improvements/Configuration of Right of PW Approval of PW Way. All public sidewalks, handicap ramps, or other Improvement street improvements in the curb return area shall be Plans located within the public right of way. The location of all street improvements and configuration of right of way that is not shown on Tentative Tract Map 7441 shall be approved by the City Engineer prior to construction. 39. Improvement of Tassajara Road. With the PW Guaranteed PW development of Tract 7441, Applicant/Developer shall Recordation of improve Tassajara Road from the southerly edge of the Final Map and property (south of Street "A"- to the northerly edge of the Approval of property (north of Fallon Road) for public street purposes Improvement and as agreed upon in the Development Agreement Plans between the City and Pinn Brothers Homes. Improvements shall generally conform to the alignment, typical sections, and phasing plan shown on Sheets 1-3 and Sheet 8 of the tentative map, with the following added conditions: 16 AGENcy P~ior to: 1 ) The entire Tassajara Road right-of-way for Tract 7441 shall be dedicated as part of the Phase 1 final map. 2) The interim Fallon Road connection to the existing Tassajara Road alignment (Phase 2) shall include a southbound left turn lane and a southbound merge/ acceleration lane on Tassajara Road and other improvements to provide for safe ingress and egress on Tassajara Road, as determined by the City Engineer. The Applicant/Developer shall confer with the Alameda County Fire Department prior to development of improvement plans for Phase 2 to determine the possibility of deferring a connection between the two roads until Phase 4. The City Engineer may consider deferring the connection if approved by ACFD. 3) The final interim lane channelization and geometrics at the Fallon Road/Tassajara Road intersection (Phase 4) shall be as approved by the City Engineer. The Phase 4 improvements shall include retention of the existing Tassajara Road pavement as a southbound free-right turn through the intersection. 4) The City Engineer may require additional improvements with each phase to provide for suitable transitions between improvements and to provide for public safety. 5) The City Engineer may modify the scope and phasing of improvements to allow for orderly integration of this work with improvements to be constructed by adjoining developments. 40. Dedications. Unless otherwise stated, all offers of PW Approval of PW dedication shown on the Tentative Map 7441 shall be Final Map dedicated to the community Homeowners Association and to public agencies as shown on Sheets 7 and 8 of Tentative Map SDR Package for Tract 7441, and shall be incorporated as part of the Final Map 7441 for the development as approved by the City Engineer. Unless otherwise stated, all dedications shall be shown as part of the Final Map and Improvements must be secured prior to Final Map approval. Dedication shall be as shown on the phasing plan unless otherwise required by these conditions. 41. Improvement and Dedication of Private Trail. In PW Recordation of PW accordance with the Development Agreement between Final Map and the City of Dublin and Pinn Brothers Homes for Silveria Approval of Ranch dated September~, 2003, with the parcelization Improvement or development of adjacent parcels within the tract Plans 17 CONDITION TEXT ~SPON~ W~N SOURCE AGENCY Prio~ to: adjacent to the southerly and easterly open space areas, Applicant/Developer shall improve the trail with an all- weather surface and landscaping as shown on the Planned Development exhibits and Tentative Tract Map 7441. The trail and adjacent open space areas shall be for private access purposes and will be maintained by the community Homeowners Association, and shall be dedicated to the Homeowners Association on the Final Map. 42. Improvement of Fallon Road. Improvement of Fallon PW Approval of PW Road. The Applicant/Developer shall improve Fallon Improvement Road for public street purposes (110' width right-of-way, Plans, Final 80' curb-to-curb)as shown on the Tentative Map, from Map for Tassajara Road to the southerly project boundary, specified phase including 20' of pavement on each side of the street, curb and gutter, sidewalks and parkway landscaping strip along the project frontage to the satisfaction of the City Engineer. Improvements shall also include center median streetlighting and interim left-turn lane channelization at the intersections. Construction of the center median and inside travel lanes will not be required. Applicant/Developer shall install street improvements and complete signing and striping on Fallon Road in accordance with the plans to the satisfaction of the City Engineer. The entire Fallon Road right-of-way shall be dedicated with the Phase 1 final map. Improvements shall be completed as shown on the phasing plan. 43. Improvement and Grading Plans. Concurrent with the PW Approval of Standard Final Map approval, the Applicant/Developer shall Final Map submit and bond for the approval from the City of Dublin City Engineer all Improvement Plans and Grading Plans for the project. These plans shall be prepared, designed and based on the approved Tentative Map SDR Package for Tract 7441 prepared by Pinn Brothers Homes, dated received September 12, 2003, and signed by a registered civil engineer to the satisfaction of the City Engineer in accordance with the ordinances, standards, specifications, policies and requirements of the City of Dublin using standard City title block and formats. 18 AGENCY Prio~ ~oi 44. Improvement and Dedication of Streets "A", "B',, PW Recordation of PW "E' and Court "D" (Public Streets). With the Final Map and development of Tract 7441, Applicant/Developer shall Approval of improve and dedicate to the City the streets labeled Street Improvement "A", "B",, "E" and Court "D" for public street access Plans purposes and shall improve the streets to a width as shown on the tentative tract map. Sidewalks shall be constructed and conform to Sheet 2 of Tentative Map SDR Package for Tract 7441, dated September 12, 2003. 45. Improvement and Dedication of Court "F" (Private PW Recordation of PW Street). With the development of Tract 7441, Final Map and Applicant/Developer shall improve and dedicate to the Approval of HOA the street shown on Sheet I of the Tentative Map Improvement SDR Package for Tract 7441 and labeled as Court "F", Plans and shall improve the street to a width as shown on the tentative map. Court "F" shall be maintained by the HOA and shall be recorded in the CC&Rs. The sidewalk for said court shall be constructed and conform to Sheet 2 of Tentative Map SDR Package for Tract 7441, dated September 12, 2003. 46. Dedication and Improvement of Emergency Vehicle PW Final Map and PW Access Easement (EVAE) from Fallon Road and Approval of Westerly of Lot 150 (Parcel "C"). Applicant/Developer Improvement shall dedicate and improve a 20 ft. wide emergency Plans for vehicular access easement that will allow a vehicle to Specified traverse from the northerly side of Fallon Road and Phase westerly of Lot 150 to connect with Street "E" per Alameda County Fire Department (ACFD) standard requirements. Paved EVAE improvements shall be constructed when Phase IV is built but the access easement shall be dedicated with the Final Map. The access shall be approved by the City Engineer and Alameda County Fire Department Fire Marshal. 47. Dedication of Future Access for Mission Peak Property Applicant/Developer shall offer for dedication a PW Approval of PW public street, 84' in width, extending from the Tassajara Improvement Road/Fallon Road intersection to the southerly property Plans and line of the Mission Peak property, as shown on the Final Map for tentative map, in conjunction with the final map for Phase Specified 1. A second public street shall be offered for dedication, Phase 44' in width, extending from Street "E" to the southerly property line of the Mission Peak property, as shown on the tentative map as Parcel "M', in conjunction with the final map for Phase 4. In conjunction with the construction of Phase 4, both roads shall be rough-graded in conformance with the most current development proposal for the Mission Peak property. The graded areas 19 AGENCY QD PriO~O shall be hydroseeded following construction. Interim maintenance of these areas shall be by the Homeowner's Association. Upon completion of street improvements for these areas, the City will accept the offer of dedication and assume maintenance of the parcels. The final maps shall include a temporary construction easement on either side of the areas to be dedicated, suitable for grading or other work needed for completion of the street improvements. The map shall include language extinguishing the temporary easements upon completion of the street improvements. The City Engineer may modify these conditions based on the final design and construction schedule for the Mission Peak property at the time the Phase 4 plans and map are submitted for review. 48. Maintenance of Improvements within Public Right-of- PW Recordation of PW Way. Applicant/Developer shall maintain the landscaping Final Map and and parkway strip on public streets fronting or within the Approval of project during construction to the satisfaction of the City Improvement Engineer. With the formation of a Homeowner's Plans Association, all frontage landscaping within the public right-of-way shall be maintained by the Homeowner's Association or by individual property owners, and specified in the Covenants, Conditions, and Restrictions.. 49. Encroachment Permit. An encroachment permit shall be PW Issuance of Standard secured from the City Engineer for any work to be done Grading within the public right-of-way where work is not covered Permits under the improvement plans. 50. Parking Lots. Applicant/Developer shall construct on- PW Occupancy of Standard site paved parking stalls for all guest and resident parking any units to meet the zoning and housing development requirements and to the satisfaction of the City Engineer and Director of Community Development. 51. Open Space Areas. Open Space areas within the PW, PL Recordation of PW development and surrounding the developed lots within Final Map the boundaries of the Silveria Ranch properties shall be and/or under the ownership of the Homeowners Association and Approval of shall be maintained by the association. Improvement Plans 20 52. Phasing Plan. The construction and occupancy of each PW, PL, B Approval of PW phase of homes will occur in a total of four (4) phases. Improvement The Applicant/Developer shall construct all physical Plans and prior improvements within each phase for adequate parking, to occupancy vehicle circulation, pedestrian access in accordance with of affected the phasing plan included with the Vesting Tentative building Tract Map exhibits. If the Applicant/Developer wishes to further sequence the building occupancies within each of the four identified phases, then a separate Occupancy Phasing Plan shall be submitted for review and approval by the Building Official a minimum of 45 days, prior to any occupancy within that phase. In no case shall homeowner traffic mix with construction traffic. Each shall have its own entrance and exit. The Applicant/ Developer shall conform to the Phasing Plan as per the SDR for Tentative Map Tract 7441, dated received September 12, 2003, unless approved otherwise by the City Engineer. 53. Decorative Paving. Applicant/Developer shall not PW Approval of PW construct decorative pavement within City right-of-way Improvement unless otherwise approved by the City Engineer. The Plans type of decorative pavers and pavement section shall be subject to review and approval of the City Engineer. Decorative pavement across entrances to all public and private streets shall be constructed to the satisfaction of the City Engineer and shall be as per Sheets L-1 through L-4 of the Preliminary Landscape Plans of Tentative Map SDR Package for Tract 7441, dated received September 12, 2003. 54. Decorative Paving Plan. Where decorative paving is PW, ADM Approval of PW installed in streets, a Decorative Paving Plan shall be Improvement prepared to the satisfaction of the City Engineer and shall Plans be as per Sheets L-1 through L-4 of the Preliminary Landscape Plans of Tentative Map SDR Package for Tract 7441, dated received September 12, 2003. Where possible, irrigation laterals shall not be placed under the decorative paving. Maintenance costs of the decorative paving shall be included in the Homeowners association responsibility in the CC&R's or other funding mechanism acceptable to the City Engineer 55. Noise Study and Mitigation Measures. A noise study PL, PW Approval of Standard shall be prepared for the development prior to approval of Improvement improvement plans/issuance of building permits. Plans/Issuance Particular attention shall be paid to noise impacts of of Building transportation corridors on the proposed residences. The Permits of interior noise levels shall be brought to less than 45 dBA each site. and exterior noise levels to 67 dBA or lower. Noise impacts generated by mechanical equipment such as air 21 conditioners, pool pumps, etc., shall be minimized. All sound barriers and mitigation measures recommended in the noise study shall be incorporated into the improvement plans for development of each site. Additionally, the construction plans shall be signed by an acoustical consultant. 56. Accessibility Requirements/Handicap Ramps. All PW Completion of Standard handicap ramps shall comply with all current UBC Title Improvements 24 requirements and City of Dublin Standards. 57. Sidewalks for Phase $ Condominiums. PW Approval of Standard Applicant/Developer shall construct minimum 4' wide Improvement sidewalk and shall provide 1T' wide minimum stepout Plans sidewalk on all parking spaces adjacent to the landscaped areas within Phase 3. Sidewalks shall be rounded or angles at the parking bays to reduce or eliminate the four right-angle bends created at each bay. Drainage Plan 58. Drainage Study. Applicant/Developer shall prepare a PW Submitted PW Drainage Study for the properties along the Prior to Tassajara/Fallon Road corridor to be served by the Approval of proposed storm drain trunklines proposed for the project. Improvement Specifically, the Study shall size any new drainage Plans facilities to convey flow from the project as well as the Nielsen, Quarry Lane School, and Kobold properties to the south in a fully-developed condition, utilizing land use designations from the Eastern Dublin Specific Plan. The study shall confirm that no additional properties will need to utilize the new facilities. All storm drain improvements and mitigation measures identified in the Study and/or specified by the City Engineer shall become requirements of this subdivision. 59. Storm Drain Improvements. All storm drain PW Grading of any PW improvements needed to serve each phase of the Tentative specific parcel. Map and to serve in the City streets shown on Vesting Tentative Map Tract 7441 shall be constructed by the Applicant/Developer prior to street construction. Applicant/Developer shall construct interim storm drain improvements with the phased construction of individual parcel developments or other improvements as defined by the City Engineer. The storm drainage improvements serving Street "F" and all of the common driveways within Phases 1, 2, and 3 shall be owned and maintained by the Homeowner's Association. If not shown on the tentative map, an inlet or manhole shall be provided at the right-of-way line to delineate the boundary of City and private maintenance of the lines. The Applicant/Developer shall install two additional 22 inlets at the upstream ends of the curb returns at the Fallon Road/Street "E" intersection to intercept flows upstream of the wheelchair ramps. 60. Water and Sewer Lines. The Applicant/Developer shall PW Occupancy of PW construct all water and sewer main lines needed to serve any building each lot as shown in the Tentative Map Tract 7441, and also shall grant public service easements over all such utilities. All water and sewer lines shall be designed, and constructed in accordance with Dublin San Ramon Services District criteria, standards and specifications. No homes within Phase 4 shall be occupied until the Zone 3 potable water improvements are extended across the future Fallon Road North bridge, as guaranteed by the Improvement Agreement between City of Dublin and DR Acquisitions LLC recorded as Series No. 2001-058052 on 2/14/0 I. 61. Damage/Repairs. The Applicant/Developer shall repair PW Occupancy of Standard all damaged existing pavement, street, curb, gutter and first building sidewalk along Tassajara Road or any other public street resulting from construction and vehicle traffic from construction activities of the development to the satisfaction of the City Engineer. Utilities 62. Utility Boxes. Applicant/Developer shall place all above PW Occupancy of PW grade utility boxes in landscaped areas embellished and first building hidden from public view and shall coordinate the location with the utility companies to meet their respective requirements. If there is a conflict between the site design and utility requirements it shall be the responsibility of the Applicant/Developer to inform the City of Dublin and develop an agreeable solution acceptable to all parties involved. 63. Joint Utility Trenches/Undergrounding/Utility Plans. PW Occupancy of PW Applicant/Developer shall construct all joint utility affected units Utilities trenches (such as electric, telephone, cable TV, and gas) along City streets shown on the tentative map in accordance with the appropriate utility jurisdiction and the City of Dublin guidelines. In addition, the existing overhead utility line along the Tassajara Road frontage shall be placed underground. Ail communication vaults, electric transformers, cable TV boxes, blow-offvalves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the City Engineer and any applicable agency. All conduits shall be under the sidewalk within the public 23 CONDITION TEXT RESPON~ WHEN SO'CE AGENCy P~ior {~i right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk, shall be reviewed and approved by the City Engineer. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. Applicant/Developer shall install two (2) three (3) inch conduits and related pull boxes (spaced 500'max.) in all joint trenches in public rights-of-way. 64. Street Light Maintenance Assessment District. PW Prior to PW Applicant/Developer shall not contest the City's efforts to approval of annex the project into the Citywide Street Light first Final Map Maintenance Assessment District 1983-1 (for standard cobra-head type fixtures), or into the Dublin Ranch Street Light Maintenance Assessment District 1999-1, and shall provide all necessary documentation required by the City to complete the annexation process. The Applicant/ Developer shall comply with any City requirements necessary to conform with Proposition 218. 65. Streetlights. Streetlights and all site lights on public and PW Approval of Standard private streets shall be City approved. Decorative lights Improvement shall be designed so as to not shine into adjacent Plans windows, shall be readily available for purchase over a long period of time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan which demonstrates compliance with this condition shall be submitted prior to improvement plan approval and shall be subject to review and approval by the City Engineer. The type of residential streetlights used shall be acceptable to the City Engineer and Community Development Director. Streetlights shall be standard cobra head fixtures for all streets, except that interior streets may utilize the decorative light used in the Dublin Ranch. 66. Installation of Utilities. Applicant/Developer shall PW Approval of PW submit for review the location of all utility boxes and Improvement utility structures as per Tentative Tract Map SDR Package Plans for Tract 7441 dated received September 12, 2003 prior to construction. All utility boxes and utility structures shall be shown on landscape plans and approved by the City Engineer and Community Development Director. 67. Traffic Signal Interconnect and Future School District Conduits. Applicant/Developer shall install two additional conduits in the joint utility trench extending along both Tassajara Road and Fallon Road as follows: A 3-inch diameter traffic signal interconnect conduit shall 24 C OW ITION TEXT RE SP ON, WHEN sOuR C E AGENCY toi be installed with No. 6 pull boxes and "Interconnect" labeled lids spaced not more than 200-feet apart. Conduit bends shall have a minimum radius of 3-feet. Terminations shall occur at traffic signal controllers, or at locations that will allow for future extension of the conduit. A 3-inch diameter conduit shall be installed according to the criteria listed above, except that the pull box lids shall have no label, and the terminations shall occur at project limits subject to the review and approval of the City Engineer. LANDSCAPING 68. Landscaping and Street Trees. The Applicant/ PL, PW Completion of PW Developer shall construct all landscaping along the Improvements project frontage from the face of curb to the site right-of- way, all street medians, and all street trees proposed within the public service easements, to the design and specifications of the applicable street Landscape Plan, City of Dublin specifications, and to the satisfaction of the City Engineer and Director of Community Development. Street tree varieties ora minimum 15- gallon size shall be planted along ali street frontages and shall be as shown on the Preliminary Landscape Plan, Sheets L-1 through L-4 of the Tentative Tract Map SDR Package for Tract 7441 prepared by Rose Associates and dated received September 12, 2003. Exact tree locations and varieties shall be reviewed and approved by the City Engineer. A minimum of two street trees shall be planted along the Parcel "I" frontage of Lots 29-37. The proposed variety of trees to be planted adjacent to sidewalks or curbs shall be submitted for review and approval by the City Engineer. Root shields shall be required unless otherwise determined by the City Engineer and the Director of Community Development. The Applicant/Developer will be given T.I.F. credit for the Fallon Road median improvements. The median landscaping shall be separately metered (water and power) for City Maintenance. 69. Final Landscape Plan. Applicant/Developer shall PL, PW Approval of PW submit a Final Landscape Plan for approval by the Final Map/ Director of Community Development and the City Improvement Engineer which shall reflect the specifications and details Plans of the Preliminary Landscape Plan. 70. Landscape Maintenance and Easement Dedication. PL, PW Approval of Standard/ The Applicant/Developer shall maintain landscaping after Final Map/ PW City-approved installation until the appropriate Completion of homeowners association is established and assumes the hnprovements 25 CO~ITION TEXT ~SPON. WHEN SOURCE maintenance responsibilities. This maintenance shall include, but not be limited to, weeding and the application of pre-emergent chemicals. Landscape maintenance easements shall be granted for all landscaped areas occurring on private, individual homeowner lots, which are to be maintained by the Homeowners Association. 71. Monumentation & Entry Sign. Monumentation and PL, PW Completion of PW entry signage at the development's intersections at Improvements Tassajara Road and Fallon, and for the Villas, shall be constructed as shown on Sheet L-6 of the Preliminary Landscape Plans of Tentative Tract Map SDR Package for Tract 7441 and shown on the Improvement Plans for the project. 72. Landscaping at Intersections. Landscaping at PL, PW Completion of Standard intersections shall be such that sight distance is not Improvements obstructed. Except for trees, landscaping shall not be higher than 30 inches above the curb in these areas. GRADING 73. Grading and Landslide Repair Work on Adjacent PW Approval o£ PW Properties. According to the Vesting Tentative Tract Grading Plan Map and SDR e×hibits by Ruggeri-Jensen-Azar & Associates, and geotechnical reports prepared by Engeo Inc. (Project Numbers 5148.3.001.01, 5148.3.002.01, and 5148.1.001.01), grading and landslide repair work is necessary on the adjoining DR Acquisition 1 LLC (APN 985-029-010), Lin (APN 985-029-011), and Mission Peak (APN 985-002-001) properties. Before commencing with any off-site grading or landslide repair work, the Applicant/Developer shall provide written evidence from the adjoining property owners that this work is allowed. 74. Geotechnical Peer Review. Before any grading or PW Approval of PW landslide repair work commences at the site, the Grading Plan Applicant/Developer shall respond to a letter from and and On-going gain concurrence from Kleinfelder, the City's consulting Geotechnical Engineer. Said letter is dated 4/14/03, a copy of which was forwarded to the Applicant on 6/12/03. In addition, the Applicant/Developer shall fund all peer review work by Kleinfelder before and during construction as deemed necessary by the City Engineer to assure that the geotechnical issues associated with the grading and landslide repair work are being performed in accordance with accepted industry standards. 75. Pad and Finished Floor Elevations. Pad and finished PW, PL, B Approval of PW, B floor elevations and grading shall generally match the Grading Plan proposed Grading Plan shown on the SDR and approved improvement plans. Any revisions shall be specifically 26 I CONDITION TEXT RESPON~ WHEN SOURCE Prior to: reviewed and approved by thc City Engineer. Thc Applicant/Developer shall install area drains between buildings and all drainage shall flow away from the buildings as per UBC and to thc satisfaction of thc City Engineer. 76. Graded Slopes/Erosion Control. All landscaped and PW Acceptance of PW graded slopes shall bc hydrosccdcd, covered with a blown Improvements hay application and treated with a tackifier or other erosion control measures deemed necessary by the City Engineer immediately upon completion of grading to prevent soil erosion. The hydroseed mix shall be subject to approval by the City Engineer. GEOTECItNICAL 77. Geotechnical Report and Recommendations. The PW Issuance of Standard Applicant/Developer shall incorporate the Building recommendations of the Geotechnical report prepared for Permits of the project, and additional mitigation measures required each site by the City Engineer into the project. TRAFFIC AND CIRCULATION 78. [OffsitelTraffic Signals. If not constructed by another PW Improvements PW Applicant/Developer, Applicant/Developer is responsible shall be for installation, modification, or construction of bonded prior to signalization with development of property at the filing the final following intersections to the satisfaction of the City map and Engineer: constructed prior to occupancy of the first unit in the specified phase. a. Tassajara Road at Street "A" (Bond/Construct w/Phase 1) b. Tassajara Road at Fallon Road (Bond/Construct w/Phase 4) c. Fallon Road at Street "A" (Bond w/Phase 2, construct w/Phase 4) d. Fallon Road at Street "E" (Bond/Construct w/Phase 4) 27 CO~ITION TEXT RESPON, WHEN SOURCE AGEN ~ CY The installation of the traffic signal at Tassajara Road/Street "A" shall be constructed with Phase 1. The installation of the traffic signal at Fallon Road/Street "A" shall be constructed with Phase 2. The installation of traffic signals at Tassajara Road/Fallon Road and Tassajara Road/Street "E" shall be constructed with Phase 4. The signal improvements at the Tassajara Road/Fallon Road intersection shall accommodate conversion to serve a fourth leg of the intersection (providing access to the Mission Peak property) to the extent possible. The intersection improvements (except for the Mission Peak leg) are eligible for TIF credits. 79. Stop Sign Intersections. Applicant/Developer shall PW Occupancy of PW install STOP signs on Street "B", Street "F", and Court Any Building "D" at the approach to Street "A", and on Street "F" at the approach to Street "B". 80. Traffic Impact Fees. Applicant/Developer is eligible to PW Issuance of PW receive TIF credits/reimbursement for the installation of Building improvements and payments per the City adopted TIF Permit Guidelines Resolution #23-99. 81. No Parking along Streets. Applicant/Developer shall PW Occupancy of PW designate no parking areas within 30 feet of all public Any Building street intersections. Parking shall only be on the designated areas as per approved parking plans and as approved by the City Engineer and Community Development Director. 82. No Parking on Southerly Side of Street "F". Applicant/ PW Approval of PW Developer shall post "no parking at anytime" signs on the Improvement southerly side of Street "F" (private street). Plans 83. LAVTA. Applicant/Developer shall cooperate with PW Approval of PW LAVTA to provide convenient access to public transit, to Final Map and enhance local and regional mobility and integration of Improvement LAVTA with other public transit systems, and to locate Plans bus alignments, turnouts, service stops, bus shelters and other transit amenities to the satisfaction of the City Engineer, and in accordance with the LAVTA letter dated August 20, 2003. The cost of procuring and installing the necessary improvements to meet the requirements listed above shall be paid by Applicant/Developer. Applicant/Developer shall comply with all applicable requirements of LAVTA. 28 Prior to: 84. Street Sign Naming Plan. A street sign/naming plan for PL Approval of Standard the internal street system shall be submitted and shall be Improvement subject to approval of the City Engineer and Community Plans Development Director and the City Council. No single street may intersect any other street more than once. No continuous street may change direction by 90 degrees more than once without a change in street name. 85. Driveways. Driveway slopes into the garage shall not PW Approval of Standard exceed 10% and driveways shall conform with the Improvement pavement leading into these driveways as approved by the Plans City Engineer. Centerline striping shall be installed at all project entries showing two lanes of traffic flow as defined by the City Engineer. 86. Street Addressing Plan. The Applicant/Developer shall PW, PL, F Approval of Standard submit an addressing plan detailing the particulars of Improvement addressing units to be reviewed and approved by the Plans Community Development Director, City Engineer and the Fire Marshall. Addresses are required on the front and rear of dwellings in Cluster homes. Townhouses require address ranges to be posted on the street side of the buildings. Submittal of a 1"=30, site plan detailing the location of all front entries and garage approaches for addressing is required prior to approval and release of addresses. EMERGENCY SERVICES/FIRE 87. Secondary Emergency Vehicle Access Route. In PW, F Approval of PW accordance with thc ACFD requirements, for all phases of Improvement development in excess of 25 Units, Applicant/Developer Plans shall provide secondary emergency vehicle access routes into all proposed residential developments. In all phases of development in excess of 75 Units, Applicant/Developer shall provide a second street access into all proposed residential developments. Applicant/Developer shall demonstrate how emergency access requirements shall be achieved on the Improvement Plans to the satisfaction of the City Engineer and the ACFD. 88. Wildfire Management Plan. Applicant/Developer shall F Prior to F construct the dwelling units in accordance with the Issuance of requirements of the City's Wildfire Management Plan and Building consistent with the map indicating that the units adjacent Permits to open space areas are to be sprinklered. Fire prevention measures proposed for the dwelling units will be subject to approval by the ACFD Fire Marshal. ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 29 CONDITION TEXT RESPON~ WHEN SOURCE AGENCY P~i°~ ~6! 89. Wells. Any water wells, cathodic protection wells or Zone 7, PW Issuance of Standard exploratory borings shown on the map that are known to Grading exist, are proposed or are located during field operations Permits without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. 90. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of Standard comply with all Alameda County Flood Control and Building Water Conservation District-Zone 7 Flood Control Permits requirements and applicable fees. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 91. Construction by Applicant/Developer. All in-tract DSR, PW Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 92. Fire Protection Waterline Systems. Domestic and fire DSR, PW Approval of Standard protection waterline systems shall be designed to be Improvement looped or interconnected to avoid dead end sections in Plans accordance with requirements of the DSRSD Standard Specifications. 93. Hold Harmless Agreement. The Applicant/Developer DSR Ongoing Standard shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify the same from any litigation, claims, or fines resulting from the completion of the project. 94. Review of Improvement Plans. All improvement plans PW, DSR Recordation of PW for DSRSD facilities shall be signed by the District Final Map and Engineer. The City of Dublin City Engineer shall sign all Approval of improvement plans for City of Dublin facilities. Improvement Plans 95. Responsibilities for Subdivider. Applicant/Developer DSR, PW Approval of Standard shall comply with all implementation "responsibilities for Improvement subdivider" as outlined in Tables 9.1 and 9.2 of the Plans "Wastewater Service Matrix of Implementation Responsibilities", Table 3 "Storm Drainage Matrix Implementation Responsibilities of the Eastern Dublin Specific Plan dated January 7, 1994 for water systems incorporated herein by reference and the "Water Efficient Landscape Ordinance #18-92". OTHER CONDITIONS 30 96. Homeowners Association. Applicant/Developer shall PW, PL Prior to Standard establish a Neighborhood Homeowners Association approval of and/or a Community Homeowners Association that will Final Map monitor and provide oversight to the maintenance of owner-maintained street landscape areas and common areas including community walls and theme fences. In the event that any such landscape area falls into a state of disrepair, the City will have the right but not the obligation to take corrective measures and bill the homeowners association for the cost of such repair and corrective maintenance work plus City overhead. These requirements shall be included in the project Conditions, Covenants and Restrictions documents (CC&Rs). The Applicant/Developer shall submit the project CC&Rs for review and approval by the City Engineer and the Director of Community Development. Standards of care between phases of the project shall be reviewed for consistency. The CC&R document shall create opportunities for the neighborhoods in the project area to create a standard consistent for each site. 97. Postal Service. Applicant/Developer shall confer with PL, PW Approval of Standard local postal authorities to determine the type of mail units Final Map required and provide a letter from the Postal Service stating its satisfaction with the units proposed. Specific locations for such units shall be subject to approval and satisfaction of the Postal Service and the Director of Community Development and City Engineer. A plan showing the locations of all mailboxes shall be submitted for review and approval by the City Engineer. 98. Affordable Housing (Inclusionary Zoning Ordinance PL Approval of Affordable Compliance): To comply with the City's Inclusionary Final Map Housing Zoning Ordinance (Dublin Municipal Code Chapter 8.68) Agreement and any amendments thereto, 12.5%, or 32 dwelling units in the project must be affordable units in accordance with the regulations of the Ordinance. The Applicant/Developer shall construct at least 7.5% of the affordable units in the project, or 19 units, in Phases 1, 2, and 3, and designate those units as for-sale ("ownership") Inclusionary units affordable to very low-, low-, and moderate-income households, and shall enter into an agreement with the City to impose appropriate resale controls and rental restrictions on the units. In addition, Applicant/Developer shall pay $79,754 per unit in "in lieu" fees for each remaining Inclusionary unit, or 13 units, required to meet the City's Inclusionary Ordinance standard of affordable units prior to issuance of the first building permit within the first phase of the project (Phase 1). 31 CO~ITION TEXT AGENCY The Applicant/Developer shall enter into an affordable housing agreement, as provided in DMC Section 8.68.070(D)(1) ["affordable by design"], for the project no later than the approval of the final map for this subdivision to secure Applicant/Developer's obligation under the City's Inclusionary Zoning Ordinance as such obligation is specified in this condition. 99. Project's Community Facility. The community facility PW, B Occupancy of PW for the project shall comply with all applicable City of Building Dublin Non-Residential Security Ordinance requirements and shall be under construction by the 25th unit with completion prior to 58th unit. 100. Security Lighting. Applicant/Developer shall provide PW, B, F Occupancy of Standard security lighting in any parking lots or areas and above Building each entrance/exit from the buildings. 101. Private Street Signage. Applicant/Developer shall post PW Occupancy of Standard private street signage in the private street area and along Building the private trail in accordance with the California Vehicle Code. No trespassing signs should be posted and shall be governed by the California Penal Code Section 602L. 102. Public Facilities Fee/Parks. Applicant/Developer shall PL Issuance of Standard pay a Public Facilities Fee in the amounts and at the times Building set forth in the City of Dublin Resolution No. 60-99, Permits including any subsequent resolution which revises such fee. Notwithstanding the preceding sentence, the amount of the Public Facilities Fee shall be reduced by the "Neighborhood Parks, Land" and "Neighborhood Parks, Improvements" component of the Public Facilities Fee as follows: The amount of the "Neighborhood Parks Land" dedication shall be determined by the Parks and Community Services Department. 103. Hold Harmless/Indemnification. Applicant/Developer, PL, PW Any Action Standard and any parties or individuals granted rights-of-entry by Applicant/Developer, shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees (a) to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City concerning a subdivision or other development which actions are brought within the time period provided for in Government Code Section 66499.37 and (b) holding the 32 Pfio~(oi City liable for any damages or wages in connection with the construction of the parks; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full actions or proceedings. 104. Relocation of Existing Improvements. Any PW Completion of Standard relocation of existing improvements or public utilities Improvement shall be accomplished under the direction of the governing agency, at no expense to the City. 105. Oversize Construction Loads. Permits shall be PW Issuance of Standard required for oversized and/or overweight construction Grading loads coming to and leaving from the site on City Permit Streets. If soil is to be imported or exported from the site, a haul route plan shall be submitted to the City for review and approval. 106. Construction Traffic. Applicant/Developer shall PW Issuance of Standard prepare a traffic safety plan for construction traffic Grading interface with public traffic on existing public streets Permit (Tassajara Road and Fallon Road). All construction traffic may be subject to specific routing, as determined by the City Engineer, in order to minimize construction interference with regional non-project traffic movement. 107. Traffic Safety. Regulatory signs and/or "red-curbing" PW, PO Approval of Standard shall be provided in accordance with the standards of the Improvement City of Dublin subject to plan approval by the City Plans Engineer. 108. Damage/Repairs. The Applicant/Developer shall repair PW Occupancy of Standard ali damaged existing pavement, street, curb, gutter and first building sidewalk, or any other public street facility resulting from construction and vehicle traffic from construction activities related to the development to the satisfaction of the City Engineer. 109. Storm Drain Easement, Water Easement, Sewer PW, PL Occupancy of Standard Easement, Common Area Easement, Ingress/Egress first building and Access Easement, Parking Easement, Emergency Vehicle Access Easement, Pedestrian Access Easement and Public Service Easement Dedications. The Applicant/Developer shall grant or dedicate Storm Drain Easement, Water Easement, Sewer Easement, Cable TV, Telephone and Electrical Service Easements, Common Area Easement, Ingress/Egress and Access Easement, Parking Easement, Emergency Vehicle Access Easement, 33 Co~ITION TEXT i ~SPON, WHEN SOURCE AGENCY [ Pedestrian Access Easement and Public Service Easements over each parcel in favor of thc other parcels located within this project and/or thc appropriate public agency as dccmcd necessary by thc City Engineer. Thc Applicant/Developer shall prepare CC&Rs to reflect these easements and the CC&Rs shall be reviewed and approved by the City Engineer and the City Attorney. 110. Retaining Walls. Where finish grade of this property is in PW Approval of Standard excess of twenty-four (24) inches higher or lower than the Improvement abutting property or adjacent lots and an appropriate slope plans through is not feasible, a concrete or masonry block retaining wall completion or other suitable solution acceptable to the City Engineer shall be required. Details shall be provided for all proposed retaining walls. 111. Waive right to protest. The Applicant/Developer waives PL, Finaling Standard any right to protest the inclusion of the property or any ADM Building portion of it in a Landscape and Lighting Assessment Permits District or similar assessment district, and further waives any right to protest the annual assessment for that District. Applicant/Developer shall prepare a plan for dissemination of information relating to the possible formation of a Landscape and Lighting Assessment District to prospective homebuyers. Said information shall be included in model home sales literature and as part of required Department of Real Estate disclosure documents. The plan for dissemination of information shall be approved by the Director of Community Development and City Attorney prior to final inspection. 112. Clarifications and Changes to the Conditions. In the PW, PL Project Standard event that there needs to be clarification to these Acceptance of conditions of approval, the Directors of Community improvement Development and Public Works have the authority to clarify the intent of these conditions of approval to the Applicant/Developer by a written document signed by the Director of Community Development and the City Engineer s and placed in the project file, also have the authority to make minor modifications to these conditions in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. DUBLIN SAN RAMON SERVICES DISTRICT (DSRSD) 34 CO~ITION TEXT ~SPON; WHEN SO.CE AGENcy 109. Construction by Applicant/Developer. All onsite DSRSD Completion of Standard potable and recycled water and wastewater pipelines and Improvements facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. 110. DSRSD Water Facilities. Water facilities must be DSRSD Acceptance of DSRSD connected to the DSRSD or other approved water system, Improvements and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Applicant/Developer shall comply with the following requirements: a. Prior to issuance of any building permit, complete improvement Issuance of DSRSD plans shall be submitted to DSRSD that conform to the Building requirements of the DSRSD Code, the DSRSD "Standard Permits Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities." ali applicable DSRSD Master Plans and all DSRSD policies. b. All mains shall be sized to provide sufficient capacity to each Approval of DSRSD development project's demand. Layout and sizing of mains shall Improvement be in conformance with DSRSD utility master planning. Plans c. Sewers shall be designed to operate by gravity flow to DSRSD's Approval of DSRSD existing sanitary sewer system. Pumping of sewage is Improvement discouraged and may only be allowed under extreme Plans circumstances following a case-by-case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria and final plans and specification. DSRSD reserves the right to require payment of present worth 20-year maintenance costs as well as other condition within a separate agreement with the applicant for any project that requires a pumping station. d. Domestic and fire protection waterline systems for tracts or Approval of DSRSD commercial developments shall be designed to be looped or Improvement interconnected to avoid dead end sections in accordance with Plans requirements of the DSRDS Standard Specifications and sound engineering practices. 35 CONDITION TEXT ~SPON' WHEN SO'CE AGENCY pr o to: e. DSRSD policy requires public water and sewer lines to be located Issuance of DSRSD in public streets rather than in off-street locations to the fullest Building extent possible. If unavoidable, then public sewer or water Permits and easements must be established over the alignment of each public all DSRSD sewer or water line in an off-street or private street location to requirements provide access for future maintenance and/or replacement. f. Prior to the approval by the City of a grading permit or a site Prior to DSRSD development permit, the locations and widths of all proposed issuance of easement dedications for water and sewer lines shall be submitted grading to and approved by DSRSD. permit/site development permit g. All easement dedications for DSRSD facilities shall be by Prior to DSRSD separate instrument irrevocably offered to DSRSD or by offer of approval of dedication on the Final Map. Final Tract Map h. Prior to approval by the City for Recordation, the Final Map shall Prior to Final DSRSD be submitted to and approved by DSRSD for easement locations, Map widths and restrictions, recordation i. Prior to issuance by the City of any building permit, all utility Prior to DSRSD connections fees, plan check fees, inspection fees, permit fees and issuance of fees associated with a ~vastewater discharge permit shall be paid building to DSRSD in accordance with the rates and scheduled established permit in the DSRSD Code. j. Prior to issuance by the City of any building permit, all Prior to DSRSD improvement plans for DSRSD facilities shall be signed by the issuance of District Engineer. Each drawing of improvement plans shall building contain a signature block for the District Engineer indicating permit approval of the sanitary sewer or water facilities shown. Prior to the approval by the District Engineer, the applicant shall pa all required DSRSD fees, provide an engineer's estimate of construction costs for water and sewer systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least ! 5 working days for final improvement drawing review by DSRSD before signature by the District Engineer. k. No sewer or waterline construction shall be permitted unless the Issuance of DSRSD proper utility construction permit has been issued by DSRSD. A building construction permit will only be issued after all of the items in permit and all this condition have been satisfied. DSRSD requirements 36 CO~ITION TEXT RESPON WHEN SOURCE ' AGENcy 1. Thc applicant shall hold DSRSD, its Board of Directors, On-going DSRSD commissions, employees, and agents of DSRSD harmless and indemnify and defend thc same from any litigation, claims, -or fines resulting from the construction and completion of thc project. m. Thc project is located within thc District Recycled Water Usc Approval of DSRSD Zone (Ord. 280), which calls for installation of recycled water Improvement irrigation systems to allow for future use of recycled water for Plans approvcd landscaped irrigation demands. Recycled water will be available in the future, as described in thc DSRSD Eastern Dublin Facilities Plan Update, June 1997. Compliance with Ord. 280, as may be amended or superseded, is required, Thc District Engineer must approve any exemption thereto, in conformance with Ordinance 280. n. All irrigation facilities shall be subject to review by thc District Approval of DSRSD for compliance with District and Dept. of Health Services Final requirements for recycled water irrigation design. Irrigation plans Landscape shall not be approved by the City until review and approval and Irrigation thereof by the City is confirmed. Plans o. The Applicant/Developer shall coordinate with the District and Approval of DSRSD Alameda County Fire Department on required fire flows. The Improvement present interim water system is capable if providing a maximum Plans of 3,500 gallons per minute of fire flow to the site. A future reservoir will be constructed which will allow for a flow of 4,500 gallons per minute. The applicant shall hold the District harmless over the use of interim water system for fire protection. EMERGENCY SERVICES 111. ACFD Rules, Regulations and Standards. Applicant/Developer shall Issuance of F comply with all Alameda County Fire Services (ACFD) rules, Building regulations, City of Dublin and standards, including minimum standards Permits for emergency access roads and payment of applicable fees, including City of Dublin Fire facilities Fees. 112. Fire Hydrants. The Applicant/Developer shall construct all new fire Occupancy of PW hydrants in streets to City and Alameda County Fire Department adjacent standards. The Applicant/Developer shall comply with applicable building Alameda County fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. 113. Fire Conditions. Applicant/Developer shall comply with all conditions Issuance of F of the Alameda County Fire Department (ACFD), including: Building Permits a. Final location of fire hydrants shall be approved by the Alameda County Fire Department in accordance with current standards. Minimum fire flow design shall be for 1500 gallons per minute with 20-psi residual flowing from a single hydrant. Raised blue reflectorized traffic markers shall be epoxied to the center of the paved street opposite each hydrant. A drawing of the approved locations shall be submitted for future reference. b. Fire lanes shall be identified in the plan and approved by the ACFD prior to installation. 37 Co~ITION TEXT RESPON, WHEN SOURCE c. Emergency Vehicle Access roadways shall be designed and installed to support the imposed loads of fire equipment. The minimum standard shall be H20 design. Design shall be approved by ACFD prior to installation. d. Gates or barricades designed for emergency vehicle access shall meet the standards of the ACFD and the City of Dublin. e. Prior to the delivery of any combustible material storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. Approved roadway shall be first lift of asphalt. f. Plans may be subject to revision following review. 114. Projected Timeline. Applicant/Developer shall submit a projected Issuance of PO timeline for project completion to the Dublin Police Services Building Department, to allow estimation of staffing requirements and Permits assignments. 115. Graffiti. The Applicant/Developer and/or property owner and/or tenant Acceptance of PW, PL shall keep the site clear of graffiti vandalism on a regular and continuous Improvement basis. Graffiti resistant paint for the structures and film for windows or glass should be used. 116. Energy Conservation. Building plans shall demonstrate the Issuance of PL, PW incorporation of energy conservation measures into the design, Building construction, and operation of proposed development. Permits STANDARDS 117. Health, Design and Safety Standards. Prior to final PW, PL Occupancy Standard approval allowing occupancy of any new building, the o£ Any physical condition of the building shall meet minimum Building health, design, and safety standards including, but not limited to the following: a. The streets providing access to the site shall be PL Occupancy Standard complete to allow for safe traffic movements to and of Any from the site. Building b. All traffic striping and control signing on streets PW Occupancy Standard providing access to the site shall be in place, of Any Building c. All street name signs on streets providing access to PL Occupancy Standard the homes shall be in place, of Any Building d. Exterior lighting shall be provided for building PW Occupancy Standard entrances and shall be of a design and placement so of Affected as not to cause glare onto adjoining properties. Building e. All repairs to the street, curb, gutter, and sidewalk PW Occupancy Standard which may create a hazard shall be completed to the of Any satisfaction of the City Engineer and any non- Building hazardous repairs shall be complete and/or bonded for. f. All buildings shall have an illuminated address PL, PO Occupancy Standard number that is clearly visible from the middle of the o£Any street. Building 38 g. Applicant/Developer shall submit a final lighting PL,PO, B, Plans Standard plan (including photometrics) to thc Department of PW Approved Community Development and the Dublin Police prior to Services for review and approval. At a minimum, Issuance of the plan shall include 0.50 candle lighting levels at Building all doors, 1.0 candle lights at ground level in parking Permits/ lot areas, and lighting fixtures that are a vandal- Lighting resistant type. Installed prior to Occupancy of Any Building h. All sewer clean-outs, water meter boxes, and other PW Occupancy Standard utility boxes shall be set to grade to the approval of of Any the City Engineer. Building i. The buildings shall have received all necessary B Occupancy Standard inspections and have final approval by the Building of Any Department to allow occupancy. Building j. All fire hydrants in streets providing access to the F Occupancy Standard site shall be operable to City and ACFD standards, of Any Building k. All streets providing access to the site shall be PW, F Occupancy Standard improved to an adequate width and manner to allow of Any for fire engine circulation to the approval of the City Building Engineer and ACFD. I. Exterior landscaping shall be kept at a minimal PO On-going PO height and fullness giving patrol officers and the general public surveillance capabilities of the area. m. Applicant/Developer shall provide each entrance of PO Occupancy PO the complex with a graphic unit locator director, of Any visible from within a vehicle as it enters the Building complex. n. Applicant/Developer shall keep the site clear of PO On-going PO graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials should be used, including appropriate paints and film for windows and appropriate glass. o. Applicant/Developer shall work with the Dublin PO Plan PO Police on an ongoing basis to establish an effective submitted theft prevention and security program, prior to Applicant/Developer shall submit a security plan for Occupancy of the site for review and approval by the Dublin Any Building Police. 39 AGENCY ~QiD Pri% t~! 118. Police Conditions PO Occupancy of PO a. The Applicant shall comply with all applicable City any Building of Dublin Residential Security Ordinance requirements. b. Applicant/Developer shall light Unit addresses at night and as clearly visible from the middle of the street. The Applicant/Developer shall keep any perimeter walls clear of graffiti vandalism on a regular and c. continuous basis at all times. Graffiti resistant materials and foliage should be installed and maintained. d. Applicant/Developer shall install Perimeter fencing at a minimum height of six (6) feet as approved by e. Community Development Director. Applicant/Developer shall generate street names that will not duplicate those already being used in other f. segments of the City. Landscaping shall be kept at a minimal height and fullness giving patrol officers and the general public surveillance capabilities of the area. The Applicant/Developer shall build the recreation g' facility ~vithin this development & shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. The Applicant/Developer shall install Landscaping h. around the recreation facility that shall be kept at a minimal height and fullness giving patrol officers J' and the general public surveillance capabilities of the area. The Applicant/Developer shall construct Security lighting in the parking lot area and above each entrance/exit from the buildings. k. The Applicant/Developer shall either: (1) Post private street areas in accordance with California Vehicle Code regulations; and/or (2) Traffic and towing must be covered by CC&R's of the Homeowners Association. The Applicant/Developer shall install perimeter construction fencing & shall be fenced during construction, and the City of Dublin Community Development Director shall employ security lighting and patrols as necessary. 40 SITE DEVELOPMENT REVIEW This Site Development Review approval for PA 02-024 establishes the design concepts and regulations for the project. Development pursuant to this Site Development Review generally shall conform to the following plans and documents available and on file in the Department of Community Development. (Some of the following items require revisions as noted in other Conditions herein): Architectural Plans prepared by Dahlin Group, Inc. for Pinn Brothers Homes/Silveria Ranch dated received September 12, 2003; Site Plan and Vesting Tentative Map prepared by Ruggeri-Jensen-Azar and Associates, dated received September 12, 2003; and, Preliminary Landscaping Plan prepared by Rose Associates, Landscape Architect, dated received September 12, 2003, by the City of Dublin Department of Community Development stamped approved and on file. The Site Development Review shall also generally conform to the colors and materials board received on September 10, 2003, on file in the City of Dublin Department of Community Development; the written statement prepared by the Applicant/Developer and on file in the City of Dublin Department of Community Development; and is subject to the following conditions: GENERAL CONDITIONS 119. Compliance with Conditions. The project shall comply PL, B Through Standard with the Conditions of Approval for the Vesting Tentative Completion Map and the regulations of the Planned Development Rezoning and Stage 2 Development Plan (refer to Ordinance). 120. Fees: Applicant/Developer shall pay all applicable fees in Various Various times, Standard effect at the time of building permit issuance, including, but no later but not limited to, Planning fees, Building fees, Dublin than Issuance San Ramon Services District Fees, Public Facilities Fees, of building Dublin Unified School District School Impact fees, Public permits Works Traffic Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; in effect at the time of building permit issuance. 121. Colors and Materials Board. Colors and materials shall PW Issuance of Standard reflect those approved with this project, dated received Building from the Dahlin Group on September 10, 2003. If Permits revisions are made to specific colors and materials, the Applicant/Developer shall submit a colors and materials board subject to approval of the Director of Community Development to reflect any changes made during project review. 122. House Numbers List. Applicant/Developer shall submit PL Issuance of Standard a house numbers list corresponding to lots shown on the Building Tentative Tract Map, and an address plan as described in Permits the Tentative Tract Map conditions. Said list is subject to approval of the Director of Community Development. 123. Term. Approval of the Site Development Review shall be PI, Approval of Standard 41 NO, CONDITION TEXT RESPON. ~N ~ SO--CE valid for five years from approval by the Planning Improvement Commission to allow time for the four phases of the Plans project to be built. If construction has not commenced by that time, this approval shall be null and void. Thc approval period for Site Development Review may be extended six (6) additional months by thc Director of Community Development upon determination that thc Conditions of Approval remain adequate to assure that the findings of approval will continue to be met. (note: Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) 124. Revocation. The SDR will be revocable for cause in PL On-going Municipal accordance with Section 8.96.020.I of the Dublin Zoning Code Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. 125. Plotting Plans - Plotting Plans for each phase of thc PL Issuance of Standard project and dwelling unit type shall be submitted by the Building Applicant/Developer to the Department of Community Permits Development for approval by the Director of Community Development prior to submitting for building permits in each respective phase. 126. Air Conditioning Units- Air conditioning units and B, PL Occupancy of Standard ventilation ducts shall be screened from public view with Unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials to be approved by the Building Official and Director of Community Development. 127. Automatic Garage Door Openers- Automatic garage B, PL Occupancy of Standard door openers shall be provided for all dwelling units and Unit shall be of a roll-up type. Garage doors shall not intrude into the public right-of-way. Walls and Fencing 128. Walls and Fences. All walls and fences shall conform to PL Occupancy of Standard Section 8.72.080 of the Zoning Ordinance unless Unit otherwise required by this resolution. Construction/installation of common/shared fences for all side and rear yards shall be the responsibility of Applicant/Developer. Construction shall comply with fence detail submitted with the plans. 129. Wall or Fence Heights. All wall or fence heights shall be PW Approval of Standard a minimum 6 feet high (except in those locations where Improvement Section 8.72.080 of the Zoning Ordinance requires lower Plans fence heights or where an 8-foot sound attenuation wall is 42 NO: CONDITION TEXT RESPON: ~N SO'CE required). All walls and fences shall be located as shown on Sheets L-1 through L-2 of the Development Plan, and designed as shown in the details on Sheet L-5. All walls and fences shall be designed to ensure clear vision at all street intersections to the satisfaction of the City Engineer. 130. Level area on both sides of fence. Fencing placed at the PW, PL Issuance of Standard top of banks/slopes shall be provided with a minimum Grading one-Foot level area on both sides in order to facilitate Permits maintenance by the property owners. 131. Streetlights. Strcetlights on arterial streets adjacent to the PW Recording of Standard project shall be the luminaries as approved by the City Final Map Engineer. Street lights shall be designed so as to not shine into adjacent windows, shall be easily accessible for purchase over a long period o£time (e.g., 30 or more years), and shall be designed so that the efficiency of the lights do not require close spacing to meet illumination requirements. A street lighting plan demonstrating compliance with this condition shall be submitted prior to recordation of the Final Map and shall be subject to review and approval by the City Engineer. The type of residential streetlights used shall be acceptable to the City Engineer. Parking 132. Parking. Applicant/Developer shall provide parking as PL Completion of Standard shown on the Site Plan and Guest Parking Plan, Sheets 5 Improvements and 6 of the Vesting Tentative Tract Map and SDR package dated received on September 12, 2003 by the Dublin Department of Community Development. All parking spaces shall be double-striped with 4-inch wide stripes set approximately 2 feet apart as shown on the "Typical Parking Striping Detail". Handicapped and visitor parking spaces shall be appropriately identified on thc pavement. 133. Recreational Vehicle Parking. Recreation vehicle On-going Municipal parking shall not be permitted on site and shall be Code regulated by the CC&R's. Police 134. Residential Security. The project shall comply with the PL, 13 Occupancy of Standard City of Dublin Residential Security Requirements of the Units Residential Security Ordinance. CC&R's for the project will include posting of private street areas in accordance with California Vehicle Code Section 22658, sections 1 and 2. Fire lanes will also be posted in accordance with California Vehicle Code Section 22500.1. The Applicant/Developer and/or Property Owner shall keep perimeter walls clear of graffiti vandalism on a regular 43 NO: CONDITION TEXT ~SPON. ~N SO.CE AGENCY and continuous basis at all times. Graffiti resistant paints and foliage shall be used. The CC&R's shall provide for graffiti removal in perpetuity. Landscaping 135. Final Landscaping and Irrigation Plan. PL, PW Issuance of PW Applicant/Developer shall submit a Final Landscaping and Building Standard Irrigation Plan, conforming to the requirements of Section Permits or 8.72.030 of the Zoning Ordinance (unless otherwise according to required by this Resolution). The plans shall be stamped Phased and approved by the City Engineer and the Director of Occupancy Community Development. That plan should generally Plan, conform to the Site Plan and Preliminary Landscape Plan whichever is prepared by Rose Associates, Landscape Architect, dated first received September 12, 2003. It must reflect any revised project design shown on the Tentative Map with a later date. 136. Street Trees. Street tree varieties of a minimum 15- PL, PW Issuance of PW gallon size shall be planted along all street frontages as Building Standard shown on the final Landscape Irrigation Plan. Exact tree Permits or locations and varieties shall be reviewed and approved by according to the Director of Community Development. Trees planted Phased within, or adjacent to, sidewalks or curbs shall be Occupancy submitted to the City Engineer for review and approval by Plan, the Director of Community Development and the City whichever is Engineer to determine the need for root shields, first Elsewhere, root shields are required. 137. Review. Shrub, vine, espalier, perennial, and ground PL Issuance of PL cover varieties shall be reviewed and approved by the Building Director of Community Development. Permits or according to Phased Occupancy Plan, whichever is first 138. Fire-resistant or drought tolerant plant varieties. Fire- PL, F Issuance of PL, F resistant or drought tolerant plant varieties shall be Building required in the plant palette. Permits or according to Phased Occupancy Plan, whichever is first 139. Monument Signs. Design of monument signs shall be PL, PW Completion of approved by the Director of Community Development to Improvements assure compatibility with design elements of the project and by the City Engineer to assure unobstructed traffic visibility. 44 140. Backflow Devices. Backflow devises shall be hidden PL Issuance of Standard from view by means of fencing, enclosures, landscaping Grading and/or berms. Permits 141. Standard Plant Material, Irrigation System and PL Occupancy of Standard Maintenance Agreement. Applicant/Developer shall Any Unit sign and submit a signed copy of the City of Dublin Standard Plant Material, Irrigation System and Maintenance Agreement prior to the occupancy of any units. 142. Water Efficient Landscape Regulations. PL, PW, Issuance of Standard Applicant/Developer shall ensure that the Final DSR Grading Permits Landscaping and Irrigation Plan conforms to the City's Water Efficient Landscape Regulations, including dual pipin~ to facilitate future recycled water. Standards 143. Health, Design and Safety Standards. Prior to final PW, PL Occupancy of Standard approval allowing occupancy of any new home, the Unit physical condition of the subdivision and the lot where the home is located shall meet minimum health, design, and safety standards including, but not limited to the following: a. The streets providing access to the home shall be PL Occupancy of Standard complete to allow for safe traffic movements to and Unit from the home. b. All traffic striping and control signing on streets PW Occupancy of Standard providin~ access to the home shall be in place. Unit c. All street name signs on streets providing access to PL Occupancy of Standard the homes shall be in place. Unit d. All streetlights on streets providing access to the PW Occupancy of Standard homes shall be energized and functioning. Unit e. Ail repairs to the street, curb, gutter, and sidewalk ?W Occupancy of Standard which may create a hazard shall be completed to the Unit satisfaction of the City Engineer and any non- hazardous repairs shall be complete and/or bonded for. f. The homes shall have a back-lighted illuminated PL Occupancy of Standard house number. Unit g. The lot shall be finish graded, and final grading B Occupancy of Standard inspection shall have been approved by the Building Unit Department. h. All sewer clean-outs, water meter boxes, and other PW Occupancy of Standard utility boxes sha~l be set to grade to the approval of Unit the City Engineer. i. The homes shall have received all necessary B Occupancy of Standard inspections and have final approval by the Building Unit Department to allow occupancy. j. All fire hydrants in streets providing access to the F Occupancy of Standard homes shall be operable to City and ACFD standards. Unit 45 NO, COND~ION ~XT RESPON. WHEN SO.CE ACE , CY prior toi k. All streets providing access to the homes shall be PW, F Occupancy of Standard improved to an adequate width and manner to allow Unit for fire engine circulation to the approval of the City Engineer and ACFD. 1. All front yards of single family dwellings shall be PL Occupancy of Standard landscaped. Common areas of the project shall be Unit landscaped by phase. m All mailbox units shall be at the back of the curb. PL Occupancy of Standard Unit n. Exterior lighting shall be provided for dwelling PL Occupancy of Standard entrances and shall be of a design and placement so Unit as not to cause glare onto adjoining properties. o. Lighting used after daylight hours shall be adequate PL, PO, B Occupancy of Standard to provide for security needs. (Photometrics and Unit lighting plans for the site shall be submitted to the Department of Community Development and Dublin Police Services for review and approval prior to the issuance of building permits). 144. Glare/Reflective Finishes - The use of reflective finishes PL Issuance of Standard on building exteriors is prohibited. In order to control the Building effects of glare within this subdivision, reflective glass Permits shall not be used on all east-facing windows. Miscellaneous 145. Refuse Collection Areas. The refuse collection areas PL, PW Approval of Standard within the project shall be reviewed by the refuse Improvement collection service provider to ensure that adequate space is Plans provided to accommodate collection and sorting of petrucible solid waste as well as source-separated recyclable materials generated by the residents of the project. 146. Compliance With Requirements. Applicant/Developer F, PW, PO, Approval of Standard shall comply with all applicable requirements of the City Zone 7, Improvement of Dublin, Alameda County Fire Department, Public DSR, PL Plans Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7, Dublin Unified School District and Dublin San Ramon Services District. 147. Building Permits. To apply for building permits, B Issuance of Standard Applicant/Developer shall submit twelve (12) sets of Building construction plans to the Building Department for plan Permits check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of bldg. Permits. 148. Prior to Building Permit Issuance, the applicant/ BL Building Standard Applicant/Developer shall submit revised architectural Permit Issuance elevations to the Director of Community Development for 46 review and approval for all three floor plans indicating additional architectural embellishments (belly bands, sill bands, shutters, etc.) for the passive building wall. PASSED, APPROVED AND ADOPTED this 23rd day of September 2003. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Commission Chairperson Planning Manager 47 z: C~ 0 ~ I-I'1 Q ~Z 0 © ¥ :J m ~ m ~Z ~0 >o~ oz Q >~z c~ ~0 --. o0~ 0 c/~ -- ~>~ ~ ~ Q -- -- ZO-- ~ O~z Z ~Z ~ ~ 0 ~ ¢ ~ o ~ 0 ~0 © ~ Oo ~ © ITl 0 0 IZ C/~ r-~ ©coz 0~ c > ~ 0 0 m ~ m Z m ~ m ~0 ~ ~ z~ - ~Z ~oz ~z ~oz z~~ m~r- ~ © 0 0 Q ~o o~ zl zl ~o~ c~ ~ m >Sz OE~ ~-oZ ~aoZ O~m cE'~- ~._. rn Z rn ;~uO .=--. OoZ r-~oZ ~o~ z ~ z ~ 0 , _ i-n m 0 c 00~n -~_c n~&~ ~ ~z ~©~c c~ ~ - -- ~ Nm C ~ ©~Z m~Z m~Z ~ Z o Z~ m m Z ~°o~ o=~ = ~ = ~ m ~ S~ C ~ ~ Z ii Q -1- ;:~ m :~ .-~ cn r-n -< rtl Z O~oz ;~eoZ oz '~oz ;~_~ ! ! ! 1 ! ! ~33Z Z '13 ITl August 21, 2003 Project Description Stage II Development Plan & Site Development Review Silveria Ranch Dublin, California Prepared for Pinn Brothers Homes by Ruggeri Jensen Azar PA 02-024 Location The proposed Silveria Ranch project site includes the Silveria and Haight properties which are located within the East Dublin Specific Plan Area. The combined project area of the Silveria and Haight properties is approximately 93.4 acres. Both the Silveria and Haight properties are currently used for cattle grazing. There is a rural residence and farm structures on the Silveria property which will be removed as part of the development. The surrounding land owners and uses include the Lin property to the east which is used primarily as grazing land, the Lin property (Dublin Ranch), which is being developed as a residential use and the Nielson property with a rural residential home to the south, and the Mission Peak Homes property to the north which is currently being used for grazing. The western boundary is defined by Tassajara Road which serves as a connection between Alameda County and Contra Costa County. Background The project site lies within two subareas of the East Dublin Specific Plan: the Tassajara Village Center Subarea and the Foothill Residential Subarea. A Stage I Development Plan for the project was approved in 2002. This application seeks approvals for a Stage II Development Plan, Site Development Review, and Vesting Tentative Subdivision Map to allow for a mix of residential densities consistent with the Specific Plan subarea designations and the Stage I Development Plan. The proposed Stage II Development Plan is presented on PUD sheets 3 and 4 of the project plans. The Stage II Development Plan depicts the precise location of land uses, unit count, and densities for the project. Development Concept Fallon Road divides the proposed project into two distinct neighborhoods; The Tassajara Village neighborhood to the south of Fallon Road and the Foothill Residential neighborhood to the north of Fallon road. Each neighborhood has its own design character due to its topographic conditions. Tassajara Village project_desc_stagell The design objective of Tassajara Village neighborhood is to combine a range of residential densities in a compact space to create a "village-like" character. This residential neighborhood is organized by a system of streets that are generally radial to the Tassajara Road/Fallon Road intersection. This radial pattern generally follows the curve of the hillside to the south. Additionally, the density of development decreases with distance from the intersection. The different dwelling types are integrated to form a cohesive whole. Condominium units (The Villas) are located at the Tassajara Road/Fallon Road intersection. The Villas are flanked on each side by Manor homes along the major streets. The lower density single family estate homes are located within the interior or the development area, backing on the hillside to the south. The Stage II development plan shows the following units of residential densities is the Tassajara Village neighborhood. The Villas: 102 Manor Homes: 73 Estate Homes: 79 Total 254 Foothill Residential The Foothill Residential neighborhood is located in the hillside area to the north of the extension of Fallon road. The design objective was to create a neighborhood that serves as a transition between the more intensely developed Tassajara Village area to the southwest and the open space to the east. To achieve this objective, the proposed development area is confined to a contiguous area in order to reduce grading and preserve open space continuity. The proposed street serving this area is aligned to follow the natural topography. Slopes are graded to form a seamless transition between the graded area and undisturbed topography. Much of the grading proposed for site development is for landslide repair. As shown on the Stage II Development Plan, a total of 44 single family estate homes are proposed with a minimum lot size of 4,000 S.F. Proposed Uses A. PD - Medium Density Residential Permitted Uses: Phases 1 and 2-Single Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-1 Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance PD - Medium High Density Residential Permitted Use: Phase 3 - Multi-Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-M Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance PD - Single Family Residential Permitted Use: Phase 4 - Single Family Dwellings Conditional Uses: As provided in the regulations and procedures of the R-1 Zoning District Accessory Uses: As provided for in the regulation and procedures of the Zoning Ordinance PD-Open Space No land uses are permitted in the Open Space parcels designated on the Stage 2 - Site Plan and associated Tentative Map other than a public trail and related facilities, maintenance road, and utility easements. Compatibility with Stage 1 Development Plan The table below presents proposed land uses, densities, and number of residential units, under the Stage II Development Plan and compares them to the acreages and density ranges for the Silveria/Haight properties presented in the Stage I Development Plan. This table demonstrates that the proposed Development Plan is consistent with the Stage I Development Plan and the East Dublin Specific Plan. Land Use Summary Table  ilveria/Haight Properties ast Dublin I Proposed Stage II Land Use IStage I Development Plan (approved) Land Use Summary project_desc_stageII Summary * Net Acreage includes the private roads and local streets. Topography and Site Development The site is located within a section of the Coast Ranges, identified as the Tassajara Hills. The project site has slopes which range from 5% in the area between Tassajara Road and the proposed Fallon Road to more than 40% in the area north of the proposed Fallon Road. The majority of the proposed development is located on the more level portion of the site between Tassajara Road and the future Fallon Road. The grading proposed for the project takes into consideration the hilly terrain, and wherever possible, is contoured to the hillsides in order to avoid excessive cuts and fills. In conformance with the Specific Plan, the steeper portions of the site have been designated for detached single family housing, and the more level topography is reserved for the medium density and medium high density residential uses. The steeper slopes and ridgelands are designated as rural residential uses. Circulation Tassajara Road is currently a two lane road extending from Dublin Ranch northward to Contra Costa County. The East Dublin Specific Plan anticipates that Tassajara Road will eventually be expanded to six lanes. As shown in the East Dublin Specific Plan, Fallon Road is proposed as a through street and Tassajara Road from the south will "T-intersect" into Fallon Road. This proposed extension of Fallon Road will divide the Silveria and Haight Properties into two development areas. Fallon Road, south of the project site, is currently under construction within the Dublin Ranch property. The applicant will construct Fallon Road from Tassajara Road southward to the Silveria/Lin property line, subject to such credit and reimbursement arrangements as shall be determined. Vehicular and pedestrian access to the Tassajara Village neighborhood is available from both Tassajara Road and Fallon Road. Proposed Street "A" provides an internal connection between the two streets. Street "A" is 36' curb- to-curb to provide for parking on both sides of the street. Sidewalks are also proposed for both sides for the street to facilitate pedestrian circulation. For a portion of its length, Street "A" has homes on only one side to allow visual access to the hillside open space to the south. The Tassajara Road/Street "A" intersection and Tassajara Road/Fallon Road intersection will be signalized. The street in the Foothill residential area conforms to the hillside street design standard specified in the East Dublin Specific Plan. Curb-to-curb width varies between 32' and 36' depending on whether homes are located on one side or both sides of the street. The wider street width allows for parking on both sides where homes front both sides. Emergency vehicle access roads are provided to allow for secondary fire and police access to the neighborhood. A separate Traffic Report, prepared by TJKM and Associates has been submitted which addresses circulation and traffic impacts to the area. Architectural Concepts & Themes The architectural concept for the community is to create a character with strong roots in California - Craftsman, Spanish, Italian and Monterey - on articulated homes detailed with features such as wood, board and batten, wrought iron, brick and stone. Three different housing types with a variety of architectural styles complete this goal: The Villas: Condominiums consisting of three to four floor plans in a cluster of six or eight houses. Garages are tucked under the living space and entered off an auto court, creating a pedestrian friendly street front. Each unit has a large front balcony and the largest plan includes additional exterior yard space. In addition, two of the floor plans are designated as affordable units. While not a typical California architectural theme, the Northern European styled elevations lend an alternative to the often seen Craftsman or Spanish themed multi-family residences. The Manors: Single family homes consisting of three floor plans sited along small carriage lanes. Courtyard entrances to each home are located off the common carriage lane. While project desc_stagelI this type of residence would usually be entered along a paseo on the opposite side of the home from the auto entrance, this approach allows for back yards at every lot - a feature that is expected from a single family home in a less urban setting. Extra attention is given to creating individual courtyard settings to enhance the entrance to each home. Spanish and Italian elevations are grouped together along each side of the carriage lane to unify these smaller homes and give them a presence along the street. Eight of the proposed Manor homes will be designated as affordable units. The Estates: Designed for the largest lots in the community, these single family homes are sited to maximize the views of the surrounding hillsides. Three varied floor plans incorporate features such as garages pushed to the rear to enhance the streetscape, front porches and second floor balconies to enjoy the views, and two story volume spaces. The elevation themes are typically Californian, styled after Craftsman, Monterey, Italian and Spanish homes and enhanced with brick and stone detailing. The architectural standards for the Stage 2 Development Plan are established by the architectural drawings in the project plans. Landscape Design Theme Silveria Ranch consists of three distinct product types; single family estate homes, Manor homes and The Villas. The landscape elements blend with and enhance the architectural theme, tie the project to the surrounding open space areas, and integrate all into a cohesive community. A strong street tree program and streetscape unify the project and provide a hierarchy of color, texture and size that adds to both the vehicular and pedestrian experience. A strong sense of entry is created by textured concrete paving and boxed specimen canopy treets. Rows of deciduous trees surround the project providing shade in the summer and sun in the winter as well as providing seasonal color. Evergreen trees are sporadically placed throughout the open space to provide year round foliage and to anchor the landscape sidewalks and trails are designed for pedestrians to travel throughout the site and into the open space. The site affords spectacular views into the Dublin Valley and these plans take advantage of all views. The landscape has been designed to enhance the residents experience and provide the City with a quality development. Irrigation for this development will be a fully automatic, efficient system designed to reduce overspray and excessive runoff, utilize low precipitation heads and be a water conserving system. Irrigation valves will be separated based on orientation, exposure to the sun, shade and wind and will be designed to be sensitive to the water requirements of the plant material selected. The irrigation design will meet the City's water efficient landscape regulations. The Preliminary Landscaping Plan is presented in PUD sheets L-1 through L-6 of the project plans. Development Regulations Residential development regulations have been established to ensure that the proposed buildings and site plan achieve the desired design character and development quality. The regulations set forth the minimum requirements necessary for planning of the property. Refer to the City of Dublin Zoning Ordinance for any regulations not specified below. Single Family Manor Homes Lot Size: Front Yard Setbacks: 2,720 square feet minimum N/A project_desc_stagell Side Yard Setbacks: 5' minium; Side Yard Setback for Street Side Comer Lot: 10' minimum, 5' minimum to side entry garage with no parking on apron Building Separation: 10' minimum Rear yard Setbacks: 14' (Typ.), 9' min. Accessory Structures: . Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 32' maximum, 2 stories Architectural Projects: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards, but never closer than 2' from property line. There shall be a minimum 36" clear on one side yard. Parking/Garages: Each unit shall be provided a two-car garage and one guest parking space. Guest parking may be located on street or in specifically designated guest parking areas. Single Family Estate Homes Lot Size: Lot Width: Lot Depth: Front Yard Setbacks: 4,000 square feet minimum 50 feet minimum 80 feet minimum A. Garage 18' minimum B. Front porch 10' minimum C. Front of house 15' minimum (All dimensions shall be measured from back of right-of-way line.) Side Yard Setbacks: 5' minium Side Yard Setback for Street Side Comer Lot: 10' minimum. If a comer lot is adjacent to a landscape parcel between the side yard and the street, the side yard setback shall be 5' min. Building Separation: 10' minimum Rear yard Setbacks: Accessory Structures: 10' minimum; 5' to rear garage Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 35' maximum, 2 stories Architectural Projects: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards, but never closer than 2' from property line. One side yard shall not be obstructed to less than 36 inches. Parking/Garages: Each unit shall be provided a two-car garage and one guest parking space. Guest parking may be located on street or in specifically designated guest parking areas. project_desc_stageIl The Villas Lot Size: N/A Front Building Setbacks: 10' Side Yard Setbacks: N/A Building Separation: 25' minimum Rear building Setbacks: 10' minimum Accessory Structures: Accessory structure setbacks shall be as stated in the Dublin Zoning Ordinance. Building Height: 40' maximum Architectural Projects: Eaves, fireplace, niches, bay windows, cantilevered floor area (balconies, second floor overhangs, etc.), porches, other architectural projections and air conditioning equipment may project 3' into required side yards. Parking/Garages: Plans 1, 2, and 4 shall provide a two-car garage. Plan 3 shall be provided with a one- car garage. Guest parking shall be provided at 0.5 spaces per unit. Guest parking may be located on street or in specifically designated guest parking areas. Single family development within the Stage 2 Development Plan is subject to the requirements of the R-1 Zoning District unless otherwise specified above. Multi-Family development is subject to the requirements of the R-M Zoning District unless otherwise specified above. project_desc_stagelI Water Supply The project will be served by two DSRSD water pressure zones; Zone 2 and Zone 3. Zone 2 will provide water service up to an elevation of 580'. Zone 3 will provide water service up to an elevation of 770'. Development in Phases 1, 2, and 3, located in pressure Zone 2, will be served by a northerly extension of the existing Zone 2 water line in Tassajara Road that now terminates at Dublin Ranch. This water line will be extended to the Tassajara Road/Street "A" intersection. This line will then loop through Street "A" to Fallon Road and then extend southeasterly along Fallon Road to the southerly property line of the Silveria Property. Development in Phase 4 located within pressure Zone 3, will be served by a Zone 3 water line to be extended southerly along Fallon Road connecting to the Zone 3 water line in Dublin Ranch. The Dublin Ranch developers will extend the water line to the Dublin Ranch/Silveria boundary. Sanitary Sewer Sanitary sewer service for the proposed project will be provided by extending the existing 12" sanitary sewer line in Tassajara Road which currently ends at the northerly boundary of Dublin Ranch. This 12" line will be extended northerly to the first entry road (Street "A") to the Silveria property. The sewer line will then follow Street "A" to Fallon Road. All sanitary sewer lines will gravity flow. Storm Drainage Project storm drainage will be conveyed by proposed storm drain lines in Tassajara Road and Fallon Road that will gravity flow to a temporary connection to the existing 54"x62" elliptical culvert under Tassajara Road located adjacent to the Kobold property. Storm water will enter the culvert by a proposed temporary manhole to be located in the street above the culvert. Ultimately, the existing culvert will be removed and replaced with a bridge. The bridge is not part of this development. Scenic Corridor Tassajara Road and Fallon Road are currently identified as Scenic Corridors by the City of Dublin. Both of these roads traverse the project site. To guide development that may be visible from these designated scenic corridors, the City of Dublin has adopted the "Eastern Dublin Scenic Corridor-Policies & Standards". This document sets forth requirements and provisions for preserving views of scenic ridgelines and knolls from the scenic corridor. Within the project area, which is located in the Tassajara Village area, the document calls for preservation of the prominent knolls located to the north and south of the Fallon Road extension. The Stage II site plan conforms to the scenic corridor Policies and Standards including preserving the backdrop views of the knolls from Fallon Road and Tassajara Road. Additionally, any grading impacts on the lower portions of the knolls will be offset by contouring of slopes, berming, and landscaping consistent with the surroundings. Open Space A large portion of the project site, 56.3 acres, has been designated as rural residential/open space. The Specific Plan indicates that this area is to be permanently preserved as a visual and natural resource area with little, or no development allowed. The rural residential designation provides an open space corridor as well as maintains the ridgelands on the site which will be preserved as a visual resource. These ridgelands are indicated in the Specific Plan as "Visually Sensitive Ridgelands." The open space areas will be owned by the City of Dublin and maintained by a maintenance association. Biological and Wildlife Resources Zander and Associates has surveyed the site for biological and wildlife resources. No rare or endangered animals, plants or wetlands have been found on the site, including the Red-Legged Frog, Tiger Salamander or San Joaquin Kit Fox. Approximately 56.3 acres of the project site has been designated as rural residential in order to retain the open space value of the site. This area allows a large amount of land to remain essentially undeveloped providing project_desc_stagelI an open space corridor which connects to surrounding open space on adjacent properties. It should be noted that in 1999, a Golden Eagle nest was discovered on the Lin property to the south of the Silveria property. All development on the SilveriaYHaight properties (with the exception of the Fallon Road extension) will substantially occur outside of the eagle viewshed corridor. Yearly site investigations since 1999 have discovered that the eagle did not return to the nest during the past two years, but instead relocated to a nest platform placed on the Lin property to the east. The Silveria and Haight properties are outside the eagle protection zone for this new nesting location. Compliance with the Inclusionary Zoning Regulation This development is subject to the City of Dublin's Inclusionary Zoning regulations. These regulations require that new residential development projects construct 12.5% of the total number of dwelling units within the development as affordable units. However, the regulations allow for the City Council to permit the developer to pay a fee in lieu of constructing up to 40% of the required affordable units. For this project, the applicant proposes to construct 11 affordable units within the Medium High Density Residential (The Villas) area and 8 units within the Manor homes. These 19 units account for 60% of the total number of affordable units required within the development. The remaining percentage of the affordable housing requirement will be met by payment of in lieu fees. Hazardous Waste and Substances Site Determination Pursuant to Government Code 65962.5, the proposed development site is not located on a hazardous waste substances site. proj ect_desc_stageI I Application Findings Statement for Silveria Ranch Planned Development The proposal will be harmonious and compatible with existing and future development in the surrounding area. The 93.4 acre project site is located adjacent to the City of Dublin within the East Dublin Specific Plan area. The Specific Plan area comprises 3,300 acres of land planned as a mixed-use community that will be a vital, self-sustaining urban environment where people can live, work, play and interact in a manner that fosters a strong sense of community. The project site is bounded by Tassajara Road on the west; the future extension of Fallon Road divides the property into two portions east of Tassajara Road. The property is bounded on the south by the Lin property (Dublin Ranch) which is being developed for residential use; the property to the east which is currently being used for grazing, will ultimately will be used as open space/mitigation lands for Dublin Ranch, although it is currently designated in the Specific Plan for single family and rural residential uses; and the Mission Peak property to the north, which is currently being used for grazing purposes, is designated in the Specific Plan for residential and commercial uses. The proposed mixture of residential and open space uses for the project are consistent with the East Dublin Specific Plan area and Stage I Development Plan and will, therefore, be compatible with the surrounding properties as the area develops. bo The site is physically suitable for the type and intensity of the zoning district being orooosed. The proposed project development includes a mix of residential uses including medium high density residential, medium density residential, single family residential, and rural residential. The project site has slopes which range from 5% in the area between Tassajara Road and the proposed Fallon Road to more than 40% in the area north of the proposed Fallon Road. The majority of the proposed development is located on the flatter portion of the site between Tassajara Road and the future extension of Fallon Road. The grading proposed for the project takes into consideration the hilly terrain, and wherever possible, development is contoured to the hillsides in order to avoid excessive cuts and fills. In conformance with the Specific Plan, the steeper portions of the site have been designated for single family housing, and the flatter topography is reserved for medium high density and medium density residential uses. The steeper slopes and ridgelands are designated as open space and rural residential uses. The proposal will not adversely affect the health or safety of persons residing or working in the vicinity~ or be detrimental to the public health~ safety and welfare. The proposal is consistent with policies contained in the East Dublin Specific Plan City's zoning ordinance enacted for the public health, safety and welfare. The Specific Plan has designated those areas within the Specific Plan with the highest landslide potential and the least possibility of cost effective remediation to be maintained as open space or designated for very Iow-density rural residential uses to minimize adverse impacts. Development in hillside areas is carefully regulated under the Specific Plan to insure that hazardous hillside conditions are avoided or remedied. A large portion of the project site, 56.3 acres has been designated as rural residential and will remain undeveloped, thereby permanently preserving the area as a visual and natural resource area. None of the residential lots in the project will have direct driveway access on the major arterials. project_desc_stagelI bo (4) (4) (4) The proposed uses for the site are consistent with the elements of the City of Dublin General Plan and the East Dublin Specific Plan. The project sites lie within two subareas described in the Specific Plan - the Tassajara Village Center subarea and the Foothill Residential subarea. Medium High Density, Medium Density and Single-Family residential uses are proposed in the Tassajara Village Center subarea, and Rural Residential and Single Family residential uses are proposed in the Foothill Residential subarea. Consistent with Policies 4-5 and 4-6 of the Specific Plan, the project concentrates residential development in the less environmentally constrained portions of the site area and provides for cluster development to reduce grading and preserve open space continuity as well as providing an innovative approach to site planning, unit design, and construction to create housing products for all segments of the community. This proiect satisfies the purpose and intent of Chapter 8.32 "Planned Development" of the Municipal Code as follows: (1) The proposed project combines the Silveria Property and Haight Properties which will be developed as a single entity with development standards tailored to the site (8.32.010(A)); (2) The proposed project provides maximum flexibility and diversification in the development of property by providing clusters of medium high density and medium density housing to reduce grading and preserve open space continuity as well as providing for single family detached residential units to create housing for all segments of the community (8.32.010(B)(D)); (3) The applicant proposed a mix of residential uses which are consistent with the land use designations in the East Dublin Specific Plan, the Stage I Development Plan, and the provisions and regulations for development set forth therein. The Specific Plan allows for a density range of 230 to 470 residential units on the site, the project applicant proposes the construction of 254 units (8.32.010(C)); In conformance with the Specific Plan, the steeper portions of the site have been designated for single-family housing, and the flatter topography is reserved for medium density residential uses. The steep slopes and ridgelands are designated as Rural Residential uses (8.32.010(E)); The project developer will participate in the development of the necessary utility and circulation infrastructure for this development in conformance with the Specific Plan (8.32.010(F)); Through the use of Planned Development District zoning, the project is designed to address the uniqueness of the Specific Plan area by clustering medium high density and medium residential density units to allow for continuity of open space area and more effective utilization of property (8.32.010 (G)(H)); project desc_stagel I (4) By clustering medium high density and medium density residential units on the flatter topography, providing single family detached units on the north side of Fallon Road, the project will create a more desirable use of land, a more coherent and coordinated development, and a better physical environment that would otherwise be possible under a single zoning district or combination of zoning districts. project_desc_stagelI Project Description & Findings Vesting Tentative Map Silveria Ranch Dublin, California The applicant proposes to subdivide the property to allow for development of 102 condominiums, 73 cluster homes, and 79 single family residential lots. Refer to the Project Description for the Stage II Development Plan for more details. FindinRs That the proposed map and design or improvement of the proposed subdivision is consistent with applicable general and any applicable specific plans. As noted in the Findings Statement for the Planned Development, this project is consistent with the City of Dublin General Plan and the East Dublin Specific Plan. That the site is physically suitable for the type and density of development. As noted in the Findings Statement for the Planned Development, this site is physically suitable for the type and density of Development. That the design of the subdivision or proposed improvements are not likely to cause substantial environmental damage or substantially iniure fish or wildlife or their habitat. Zander and Associates has surveyed the site for biological and wildlife resources. No rare or endangered animals, plants or wetlands have been found on the site, including the Red-Legged Frog, Tiger Salamander or San Joaquin Kit Fox. Approximately 56.3 acres of the project site has been designated as rural residential in order to retain the open space value of the site. This area allows a large amount of land to remain essentially undeveloped providing an open space corridor which connects to surrounding open space on adjacent properties. It should be noted that in 1999, a Golden Eagle nest was discovered on the Lin property to the south of the Silveria property. All development on the Silveria/Haight properties (with the exception of the Fallon Road extension) will substantially occur outside of the eagle viewshed corridor. Yearly site investigations since 1999 have discovered that the eagle did not return to the nest during the past two years, but instead relocated to a nest platform placed on the Lin property to the east. The Silveria and Haight properties are outside the eagle protection zone for this new nesting location. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the project site will not cause serious health problems because no noxious land uses or uses requiring the use or manufacture of toxic materials are permitted on the site. b. That the design of the subdivision or type of improvements will not conflict with easements~ acquired by the public at large~ for access through or use~ of property within the proposed subdivision. An existing 40' PG&E easement traverses the site generally north to south. PG&E is working with the applicant to relocate this easement elsewhere on the site. Hazardous Waste and Substances Site Determination Pursuant to Government Code 65962.5, the proposed development site is not located on a hazardous waste substance site. project_desc_stagelI CITY OF DUBLIN INITIAL STUDY June 28, 2002 Revised September 17, 2003 Pinn Brothers Construction, Inc. (Pinn Brothers Fine Homes) - Silveria/Haight/Nielsen Properties Stage 1 Planned Development Prezoning/Development Plan and Annexation Agreement Stage 2 Planned Development Rezoning/Development Plan, Vesting Tentative Tract Map & Site Development Review 6615 & 6833 Tassajara Road Planning Application # 02-024 INTRODUCTION This Initial Study has been prepared by the City of Dublin to assess whether the potential site-specific environmental effects of the proposed Pinn Brothers Construction, Inc. - SilveriaJHaight/Nielsen Properties Stage 1 Planned Development Prezoning/Development Plan and Annexation request, and Stage 2 Planned Development Rezoning/Development Plan, Vesting Tentative Tract Map & Site Development Review, are within those examined in the Program EIR for the East Dublin General Plan Amendment and the Specific Plan, and whether any other circumstances require preparation of a supplemental or subsequent Environmental Impact Report (EIR) under Govt. Code Section 65457 or Pub. Res. Code Section 21166. The analysis is intended to satisfy the requirements of the California Environmental Quality Act (CEQA), and provide the City with adequate information for project review. The analysis is conducted in checklist form, as suggested by the Program EIR. This Initial Study includes a Project Description, Environmental Checklist Form, an Evaluation and Discussion of issues identified in the checklist, and a Determination. PROJECT DESCRIPTION The earlier project consisted of a Stage 1 PD Prezoning and Development Plan and proposal for Annexation to the City of Dublin for approximately 260 homes on 105.7 acres located on the Silveria, Haight and Nielsen properties located south and east of the intersection of Tassajara Road and Fallon Road. The proposed project is located entirely within the East Dublin Specific Plan Area as adopted in October 1996 by the City of Dublin City Council. The applicant requested annexation to the City of Dublin through LAFCO as the property lies outside but contiguous with the incorporated City boundary. LAFCO granted the annexation request in January 2003, and final annexation occurred in May 2003. ATTACIIMENT 5 Pinn Brothers Fine Homes has recently submitted a new project application consisting of a Planned Development Rezoning and Stage 2 Development Plan, Vesting Tentative Tract Map and Site Development Review for 254 multi-family and single-family homes on approximately 93.4 acres of annexed properties located southeast and northeast of the intersection of Tassajara Road and the future extension of Fallon Road. The 93.4 acres to be developed include the Silveria and Haight properties, now known as the Silveria Ranch. The remaining 10 acres of the original annexation area are owned by Robert Nielsen Jr., and are not included in the proposed development. If the property owner of the parcel proposes to develop the site in the future for a use other than agriculture, approval of a Planned Development Rezoning and Stage 2 Development Plan will be required prior to development. Government Code section 65457 provides that any residential project that is consistent with a specific plan for which an EIR has been certified is exempt from CEQA, unless a supplemental EIR is required. The City prepared this Initial Study, dated June 28, 2002 and revised September 17, 2003, for the project, to determine whether there will be supplemental environmental impacts occurring as a result of this project beyond or different from those already addressed in the Program EIR SUMMARY This Initial Study has resulted in the conclusion that the proposed project would not have any significant effects on the environment beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. A Negative Declaration will not be prepared because the environmental impacts of this project were addressed by the Final EIR £or the Eastern Dublin General Plan amendment and Specific Plan (SCH# 91-103064) and addenda. The EIR did identify some impacts from implementation o£ the General Plan/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a statement of overriding considerations for such impacts. Pursuant to the recent comments in the Citizens for a Better Environment case, the City Council will be required to adopt a new Statement of Overriding Considerations for significant and adverse impacts identified by the Eastern Dublin EIR applicable to the project. The City also adopted a mitigation-monitoring program, which included numerous measures intended to reduce impacts from the development of the Eastern Dublin area, and the City proposes to adopt an addendum to the Eastern Dublin EIR for the project (See Attachment to this document). No significant new information has arisen for this project during the preparation of this Initial Study that would require further environmental review. Environmental Checklist Form Initial Study Project title: PA 02-024, Pinn Brothers Construction, Inc. (Pinn Brothers Fine Homes) - Silveria/Haight/Nielsen Properties Stage 1 PD Prezoning/Development Plan and Annexation Agreement Request, and Silveria Ranch Properties Stage 2 PD Rezoning/Development Plan, Vesting Tentative Tract Map and Site Development Review e Lead agency name and address: City of Dublin, 100 Civic Plaza, Dublin, California, 94568 3. Contact person and phone number: Janet Harbin, Senior Planner, (925) 833-6610 4. Project location: Silveria, Haight and Nielsen properties located south and east of the intersection of Tassajara Road and Fallon Road, within the East Dublin Specific Plan area (6615 & 6833 Tassajara Road). Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 5. Assessors Parcel Number(s): 985-2-7-1,985-2-8-2, 985-2-9 Project sponsor's name and address: Pinn Brothers Construction, Inc. 1475 S. Saratoga Ave., Suite 250 San Jose, CA 95129 Attn: Dale Garren General Plan designation: Single Family Residential (0.9 - 6.0 du/ac), Medium Density Residential (6.1 - 14.0 du/ac), Medium-High Density Residential (14.1 - 25.0 du/ac), and Rural Residential (1.0 du/100 acres). 8. Zoning: PD Planned Development Description of project: Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) The proposed project consists of a Stage I PD Prezoning and Development Plan, in conjunction with a request to enter into an Annexation Agreement with the City to develop approximately 260 homes on 105.7 acres located on the Silveria, Haight and Nielsen properties located south and east of the intersection of Tassajara Road and Fallon Road. 10. Surrounding land uses and setting: Briefly describe the project's surroundings: The project site area is located north of Dublin ranch and the Quarry Lane private school on undeveloped land. The lands to the west, north and east are undeveloped at the present time. Property to the west across Tassajara Road is currently under review for a General Plan Amendment, Specific Plan Amendment, and Prezoning for residential land use designation and annexation. Nearby properties in Dublin Ranch, immediately to the south, are being developed for residential purposes at this time. 11. Other public agencies whose approval is required: Annexation request requires approval by LAFCO to be finalized. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project and were not examined in the Program EIR, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ~ Aesthetics ~ Agriculture Resources ~-~ Air Quality [-~ Biological Resources ~ Cultural Resources ~-~ Geology/Soils Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 ~ Hazards & Hazardous Materials [~ Hydrology / Water Quality ~-~ Mineral Resources ~ Public Services ~Noise ~ Recreation [~ Land Use / Planning ~-~ Population / Housing ~ Transportation/Traffic ~ Utilities / Service Systems I I Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: ~ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ~7] I find that the proposed project COULD NOT have a significant effect on the environment and that a NEGATIVE DECLARATION will NOT BE REQUIRED because, pursuant to Section 65457 (a) of the Government Code, this residential development is undertaken to implement and is consistent with the Eastern Dublin Specific Plan for which an environmental impact report has been certified after January 1, 1980 and is exempt from the requirements of Division 13 (commencing with Section 21000) of the Public Resources Code. No event as specified in Section 21166 of the Public Resources Code has occurred. The impacts of this project were adequately addressed by the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan (and addenda) that was certified on May 10, 1993 (Resolution 51-93) pursuant to CEQA Guidelines section 15168 (SCH: 91103064), and by the field analysis performed by Leslie Zander of Zander Associates with an update (August 2003) prepared by Olberding Environmental, Inc. for the California Tiger Salamander. All recommendations of the biologist have been incorporated in the project. ~-] 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 revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ~ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. [~ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact 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 the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. /-/Janet Harb'm, Senior Planner Printed name September 17, 2003 Date City of Dublin For EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses 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 standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, 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) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" 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 (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 6) 7) 8) 9) and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to project's environmental effects in whatever format is selected. The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Environmental Impacts. The source of determination is listed in parenthesis. See listing of sources used to determine each potential impact at the end of the checklist. A full discussion of each item is found following the checklist Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X X X X X I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? (Source: 2, 9) b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Source: 2, 9) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Source: 2, 9) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Source: 2, 9) II. AGRICULTURE RESOURCES -- In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (Source: 2, 3, 9) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Source: 2, 3, 9) Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 7 c) Involve other changes in the existing environment that, due to their location or nature, could result in conversion ol Farmland, to non-agricultural use? (Source: 2, 9) Ill. AIR QUALITY -- Where available, the significance Criteria established by the applicable air quality Management or air pollution control district may be Relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan?(Source: 3, 9) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? (Source: 3, 9) 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 standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Source: 3, 9) d) Expose sensitive receptors to substantial pollutant concentrations? (Source: 2, 3, 9) e) Create objectionable odors affecting a substantial number of people?(Source: 2, 3, 9) IV. BIOLOGICAL RESOURCES --Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department offish and Game or U.S. Fish and Wildlife Service? (Source: 2, 3, 9,10) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X X X X X £: X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Source: 2, 3, 9,10) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Source: 2, 3, 9,10) d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source: 2, 3, 9,10) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? (Source: 2, 3, 9,10) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional, or state habitat conservation plan? (Source: 2, 3, 9,10) V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? (Source: 2,3, 9) b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? (Source: 2,3, 9) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Source: 2,3, Potentially Less Than Less Than No Significant Significant Significanl ImpactI Impact with Impact Mitigation Incorporation X X X X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 d) Disturb any human remains, including those interred outside of formal cemeteries? (Source: 2,3, 9) 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 Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source: 1, 2, 3, 9) ii) Strong seismic ground shaking? (Source: 1, 2, 3, 9) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X X X X X X X X iii) Seismic-related ground failure, including liquefaction? (Source: 1, 2, 3, 9) iv) Landslides? (Source: 1, 2, 3, 9) b) Result in substantial soil erosion or the loss of topsoil? (Source: 1, 2, 3, 9) c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? (Source: 1, 2, 3, 9) d) Be located on expansive soil, as defined in Table 18-1-[ of the Uniform Building Code (1994), creating substantial risks to life or property? (Source: 1, 2, 3, 9) e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? (Source: 1, 2, 3, 9) Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 l0 VII. HAZARDS AND HAZARDOUS MATERIALS -- Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Source: 2, 3, 9) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Source: 2, 3, 9) c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? (Source: 1, 3, 9) d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Source: 2, 3, 9) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (Source: 1, 3, 9) f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? (Source: 1, 3, 9) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Source: 2, 3, 9) h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source: 2, 9) Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X X X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 VIII. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste discharge requirements? (Source: 2, 3, 9) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-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: 2,3,9) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? (Source: 2, 3, 9) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (Source: 2, 3, 9) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?. (Source: 2, 3, 9) f) Otherwise substantially degrade water quality? (Source: 2, 3, 9) g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map~ (Source: 2, 3, 9) h) Place within a 100-year flood hazard area structures that would impede or redirect flood flows? (Source: 2, 3, 9 Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X X X X X X X 12 i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (Source: 2, 3, 9) j) Inundation by seiche, tsunami, or mudflow? (Source: 1, 9) IX. LAND USE AND PLANNING - Would the project a) Physically divide an established community? (Source: 1, 2, 3, 4, 5, 9) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1, 2, 3, 4, 5, 9) c) Conflict with any applicable habitat conservation plan Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X or natural community conservation plan? (Source: 1,2,3,4,5,! X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source: 2, 3, 9) b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source: 2, 3, 9) XI. NOISE - Would the project result in: X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Source: 2, 4, 9) b) Exposure of persons to or generation of excessive groundborne vibration or groundbome noise levels? (Source: 2, 4, 9) c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 2, 4,9) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 2, 4, 9) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 9) f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1, 9) XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (Source: 2, 3, 9) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Source: 1, 2, 9) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Source: 1, 2, 3, 9) XIII. PUBLIC SERVICES X X X X X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 3.4 a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? (Source: 2, 3, 9) Police Protection? (Source: 2, 3, 9) Schools? (Source: 2, 3, 9) Parks? (Source: 2, 3, 9) Other Public Facilities? (Source: 2, 3, 9) XIV. RECREATION- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source: 2, 3, § b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source: 2, 3, 9) XV. TRANSPORTATION/TRAFFIC- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (Source: 2, 3, 9) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Source: 2, 3, 9) X X X X X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Source: 1, 9) d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Source: 2, 3, 9) e) Result in inadequate emergency access? (Source: 2, 3, 9 f) Result in inadequate parking capacity? (Source: 2, 3, 9) g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source: 2, 3, 9) XVI. UTILITIES AND SERVICE SYSTEMS -- Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (Source: 2, 3, 9) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Source: 2, 3, 9) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Source: 2, 3, 9) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (Source: 2, 3, 9) e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (Source: 2, 3, 9) X X X X X X X X X X Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 3.6 X X X X X f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (Source: 2, 3, 9) g) Comply with federal, state, and local statutes and regulations related to solid waste? (Source: 2, 3, 9) XVII. MANDATORY FINDINGS OF SIGNIFICANC[ b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? (Source: 2, 3, 9,10) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? (Source: 2,3,9) a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number 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? (Source: 2, 3, 9,10) Sources used to determine potential environmental impacts: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Determination based on location of project. Site Visit Determination based on Staff project review. Determination based on the City of Dublin General Plan. Determination based on the City of Dublin Zoning Ordinance. Geotechnical Investigation Report prepared by Twining Laboratories, Inc. (July 29, 1999). Traffic analysis prepared by Omni Means (January, 2000). Communication with appropriate City or Agency personnel. Program EIR for East Dublin General Plan Amendment and Specific Plan (SCH# 91-103064) and addenda. Biological Resources Assessment prepared by Zander Associates dated March 27, 2001, and updated assessment for Potential Dispersal Corridors for Red-Legged Frog prepared by Olberding Environmental, Inc dated June 18, 2002. Biological Resources Assessment for the California Tiger Salamander prepared by Olberding Environmental dated September 2, 2003. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 17 ENVIRONMENTAL CHECKLIST RESPONSES AND ANALYSIS The following discussion includes explanations of answers to the above questions regarding potential environmental impacts, as indicated on the preceding checklist. Each subsection is annotated with the number corresponding to the checklist form. EXISTING SETTING: The project site area is located within the East Dublin Specific Plan area on a 105.7 acre parcel (later revised to 93.4 acres). The site surrounded by open space and single-family residential uses. The site is bounded on the west by Tassajara Road, on the north by the undeveloped Mission Peak property, the east by the undeveloped Redgewick property and to the south by the Lin (Dublin Ranch) and Quarry Lane School properties. Attachment to Pinn Brothers Construction, Inc. - Silveria/Haight/Nielsen Properties Stage 1 PD Prezoning/Development Plan & Annexation Request Stage 2 Planned Development Rezoning/Development Plan, Vesting Tentative Tract Map & Site Development Review Planning Application # 02-024 Discussion of Checklist/Legend PS: Potentially Significant Impact LS/M: Less Than Significant with Mitigation Incorporation LS: Less Than Significant Impact NI: No Impact I. AESTHETICS Environmental Setting The land composing the project site consists of the 91.04 acre Silveria property, the 2.42 acre Haight property and the 10.0 acre Nielsen property. The combined acreage of the project site is approximately 105.7 acres. The site is located within the East Dublin Specific Plan area, which includes an extension of Fallon Road and an expansion of Tassajara Road in and near the site. The future Fallon Road, an extension of the existing Fallon Road alignment, divides the project into two development areas north and south of Fallon Road. The site is characterized by moderate to steeply sloping terrain (5% to 40% slopes). The Silveria and Haight properties are currently used for grazing purposes. The Nielsen property is used for a single residence which will is proposed to remain. The Nielsen property will not be further developed. The site is bounded on the west by Tassajara Road, on the north by the Mission Peak Co. property, the east by the Redgewick property and to the south by the Lin (Dublin Ranch) and Quarry Lane School properties. Both Fallon Road and Tassajara Road are designated as Scenic Corridors by the Eastern Dublin Scenic Corridor Policies and Standards (Scenic Corridor Plan) prepared by Gates and Associates in April 1996. Phase 1 of the project lies within Zone 4 or the "Tassajara Village" area of the Scenic Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 3_8 Corridor Plan. The Scenic Corridor Plan seeks to maintain view corridors to surrounding knolls by clustering development. Project Impacts Phase 1 of the Stage 1 Prezoning/Development Plan shows medium high density and medium density residential designations on the development plan that will allow the second stage of the development plan (Stage 2) to cluster approximately 208 units adjacent to the south side of the Tassajara Road/Fallon Road intersection. Approximately 50 single-family residential units would be clustered on the north side of the intersection to fit the terrain. The clustering of development preserves views to surrounding knolls as required by the Scenic Corridor Plan and minimizes grading and development impacts to the land and to scenic vistas. The development will use revegetation, contour grading with gradual transition to the natural slope and berming as necessary to minimize the visual impacts of grading. Most development is hidden behind ridgelines. The slopes are primarily under 30% slope with 1.5 acres in slopes over 30% which conforms to Policy 6.42 of the Specific Plan. The Stage 1 Prezoning/Development Plan clearly states that the visual impacts of the proposed grading will not be greater than for the development envelope shown in the Specific Plan. All development will remain outside the golden eagle viewshed area as required by the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan, and will not affect habitat area or dispersion habitat areas of the red-legged frog according to studies/surveys prepared for the project site. Impacts to scenic vistas will be minimal pursuant to project design which will be further refined at the subsequent Stage 2 of the Development Plan. No scenic resources, significant vegetation or, historic buildings will be impacted. Clustering of development with the contours of the site terrain will avoid impacts to scenic corridors. Visual impact will be minimized by clustering and by the use of attractive residential design and landscaping. The single-family dwellings will not be a source of substantial light or glare which would adversely affect day or nighttime views in the area. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Have a substantial adverse effect on a scenic vista? LS, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. See Project Impacts above. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. See Project Impacts above. c) Substantially degrade the existing visual character or quality of the site and its surroundings? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. See Project Impacts above. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. See Project Impacts above. II. AGRICULTURE RESOURCES Environmental Setting The project site is classified as "Grazing Land" by the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation. This information is shown on a map titled "Alameda County Important Farmland 1992" prepared by the California Resources Agency. The Grazing Land category identified land on which the existing vegetation is suited to the grazing of livestock. Project Impacts The site is not Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The site has been used for religious and educational purposes since 1979. There are no Williamson Act contracts on any of the properties proposed for annexation and development. There is no important farmland on the site to be converted to non-agricultural uses. a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. The project site is classified as "Grazing land", therefore no Prime Farmland, Unique Farmland, or Farmland of Statewide Importance will be converted. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. See Project Impacts above. c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. See Project Impacts above. III. AIR QUALITY Environmental Setting The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the west, south and east. Most of the airflow into the southern portions of the Valley is accomplished through only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of low wind speed and calm conditions (the latter approximately 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 2O Project Impacts a) Conflict with or obstruct implementation of the applicable air quality plan? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Construction of the proposed project will add additional vehicular traffic to this portion of Dublin. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM 10). However, the location of the proposed project near major regional transportation corridors (I-680 and Dublin Boulevard), and the fact that the proposed project is a residential project which conforms with the City's General Plan and the East Dublin Specific Plan results in conformity with the Bay Area Air Quality Management District's Clean Air Plan. No objectionable odors will be created from the residential use of the site and the proposed development. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Potential air quality impacts can be divided into short-term, construction related impacts and long-term operational impacts associated with the project. In terms of short-term construction-related impacts, it is anticipated that the project would generate temporary increases in dust and particulate matter caused by minor site excavation and grading activities. Construction vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth surfaces. Generalized estimates of construction air emissions include approximately 1.2 tons of dust per acre per month of construction activity. About 45 percent of construction-related dust is composed of large particles that settle rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of dust consists of small particles (also known as PM10). The City requires the implementation of a Construction Impact Reduction Plan as a standard condition of approval that will reduce the short-term impacts to this issue to a level of insignificance. Construction of the proposed project will add 2,479 vehicular trips per day to this portion of Dublin in the long term. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the location of the proposed project near major regional transportation corridors (I-580 and Tassajara Road and Fallon Road), the fact that the proposed project produces less than 2500 trips per day, and the fact that many of the trips to the project are multi-purpose trips means that the project will have less than significant long term impacts to this issue. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. 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 standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will create 2,479 trips per day. The amounts of ozone contributed per day by this in-fill project will not be cumulatively significant due to the small number of trips per day. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Expose sensitive receptors to substantial pollutant concentrations? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. As stated in III-b above, the impacts to air quality of the project will be less than Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 21 significant both on the long and short term. The project, if approved and constructed, would add an anticipated 2,479 vehicular trips to the project site. This increase in vehicular trips is minor considering the fact that many of the trips are multi-purpose trips. It is unlikely that the project would expose additional sensitive receptors, future customers, to insignificantly higher concentrations of vehicle related pollutants. Any impacts to this issue would be less than significant. e) Create objectionable odors affecting a substantial number of people? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. See "Project Impacts" above. IV. BIOLOGICAL RESOURCES Environmental Setting Leslie Zander of Zander Associates conducted reconnaissance-level surveys of the subject properties in March 1999, February 2000 and February 2001. Those studies determined that no habitat areas exist on the site for the red-legged frog, San Joaquin kit fox, California tiger salamander or the golden eagle. Additionally, a follow-up survey prepared by Olberding Environmental, Inc., wetland biologists, to determine the likelihood of red-legged frog dispersion habitat on the properties was completed in June 2002, and found that such habitat does not exist on the Silveria Ranch properties. In August 2003, a survey was conducted and a report prepared by Olberding Environmental, Inc. to determine the likelihood of California tiger salamander, a Species of Special Concern as identified by the California Department of Fish and Game (CDFG), potential habitat occurring on the project site (see Attachment 6, California Tiger Salamander Assessment for the Silveria-Haight Property, for additional details). In surveying the adjacent site owned by the Mission Peak Development Company, the biologist found a pond approximately 172 feet from the Silveria property boundary containing two California tiger salamanders. Although the species usually occurs in wetland areas such as Tassajara Creek and ponds, and the Silveria Ranch property does not contain any wetland areas, it is known to travel within a range of one mile for aestivation habitat in abandoned burrows created by other small animals and rodents. The project proposes no development within 100 feet of riparian vegetation or pools on the neighboring property to the south of the project site, and no development within approximately 275 feet of a pond on the site to the north. A Species of Special Concern has no legal status; however the California Department of Fish and Game recommends considering it when analyzing project impacts to protect declining populations. Although the species was not found on the Silveria Ranch property, the biologist has recommended that a buffer of approximately 750 feet be maintained from the pond during grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November through June) for potential aestivation and breeding habitat. The closest limit of grading from the pond to the Silveria Ranch property is approximately 275 feet (see Figure 6 in attached Addendum, Distances to Mission Peak Pond), and the closest developed lot is 431 feet from the pond. The Eastern Dublin Specific Plan suggests at least a 100-foot buffer between biological resources and development. The Applicant has incorporated this recommendation and other recommendations of the biological survey report in the project Development Plan, and these recommendations are also included in the Conditions of Approval for the project. As part of the project, the Applicant has designated approximately 49.1 acres of the 56 acres of project open space will be retained as permanent open space and potential habitat value. This area allows a large amount of land to remain essentially undeveloped as an open space corridor connecting to surrounding open space areas on adjacent properties, and contiguous with the buffer area for the subject project, thereby providing potential Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 22 aestivation habitat for the tiger salamander. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. The Addendum to the Eastern Dublin EIR, and attached hereto, has been prepared summarizing the issues related to the California tiger salamander. This constitutes a minor change in the project and environmental review under CEQA guidelines Section 15164(a), and the project will have no significant impact on the species that was not addressed in the previous EIR. The project will comply with the requirements of all regulatory agencies having jurisdiction over biological resources and the project. All other environmental impacts of this project were fully addressed in the Eastern Dublin EIR, and no new significant information has arisen for this project during the preparation of the initial study and addendum that would require further environmental review. Proiect Impacts There are no project related environmental impacts to biological resources. a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No such species have been observed on the site based on field observations conducted in March 1999, February 2000, February 2001, and June 2002. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No riparian habitat or sensitive natural communities exist on the project site or are included in any plan, policy or regulations of a local agency or the CDF or USF&WS. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No federally protected wetlands exist on the project site. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. There are no native resident or migratory fish or wildlife species or wildlife or migration corridors on site. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan according to surveys completed by wildlife biologists. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 23 e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. No heritage trees exist on the project site. No biological resources exist on the project site. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional, or state habitat conservation plan? NI, beyond those examined in the Program EIR for the East Dublin General Plan and Specific Plan General Plan Amendment and Specific Plan. There is no adopted Habitat Conservation Plan, Natural Community Conservation Plan or other approved local, regional or state conservation plan applicable to the project site. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. V. CULTURAL RESOURCES Environmental Setting The project site is grazing land with a single-family home, proposed to remain, that is not historically significant. No cultural resources were identified by the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan Proiect Impacts a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. No historical, archaeological, paleontological, or human remains resources remain on the graded surface of the site. Any such resources buried under the ground surface would be re- buried by the project. The possibility exists that such resources could be buried on the site. The Eastern Dublin General Plan Amendment and Specific Plan contains mitigation measures that adequately address these potential impacts. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. e) Disturb any human remains, including those interred outside of formal cemeteries? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. VI. GEOLOGY AND SOILS Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 24 Environmental Setting The site lies within the San Ramon Valley, in the eastern portion of Dublin and toward the northem Alameda County boundary with Contra Costa County. According to historic geologic studies in the area, the site is underlain by poorly consolidated, non-marine deposit sedimentary rocks of the Tassajara Formation. The geotechnical investigation report prepared for the project indicates that the site is not within an Alquist-Priolo Fault Zone (1982). There are no mapped faults which are known to traverse the site, the closest Alquist-Priolo Fault Zone is the Calaveras Fault located along San Ramon Road approximately one-quarter mile to the west. The next nearest active seismic faults include the Hayward and the San Andreas Faults which are located approximately 12 miles southwest, and 30 miles west-southwest, respectively. The closest potentially active faults include the (1) Verona, which is located approximately 4 miles to the south, and (2) the Las Positas, which is located approximately 8 miles to the southeast. All grading for the project will be required to conform to the requirements of the City of Dublin. Project Impacts 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 Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The risk of fault rupture on the site is anticipated to be low, since the nearest known active or potentially active faults lie a minimum of four and one- half miles to the West. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific'Plan. ii) Strong seismic ground shaking? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The site as well as the encompassing region is subject to severe ground shaking from a number of active and potentially active faults in the greater Bay Area, including the Hayward fault, San Andreas fault and Calaveras fault. The ground shaking issue is less than significant for this project because it will adhere to the requirements of the Uniform Building Code. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. iii) Seismic-related ground failure, including liquefaction? LS. Routine enforcement of provisions of the 1997 Uniform Building Code and recommendations contained in the geotechnical report prepared for the project will serve to reduce potential impacts of seismic ground failure to a less than significant level. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. iv) Landslides? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The enforcement of the City of Dublin Grading Ordinance will ensure that any potential impacts from landslides or mudflows would be considered less than significant. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 2S b) Result in substantial soil erosion or the loss of topsoil? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. There will be no erosion of topsoil because the site will be developed pursuant to City of Dublin Best Management Practices. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will be graded pursuant to the City of Dublin Grading Ordinance and City of Dublin Best Management Practices ensuring that landslides, lateral spreading, subsidence, liquefaction or collapse will not occur. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will be graded pursuant to the City of Dublin Grading Ordinance and City of Dublin Best Management Practices ensuring that all issues arising due to expansive soil will be properly addressed. This will reduce any impacts to this issue to a level of less than significant. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. e) Have soils incapable' of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? NI. The project site will be served for wastewater disposal by the Dublin San Ramon Services District. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. VII. HAZARDS AND HAZARDOUS MATERIALS Environmental Setting The site of the proposed project has historically been used only for grazing purposes and therefore no hazardous materials are stored or transported across the property. The proposed residences will use materials typical of residential areas. Proiect Impacts a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a residential development. The proposed residences will use materials typical of residential areas. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 26 LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a residential development. The proposed residences will use materials typical of residential areas. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a residential development. The proposed residences will use materials typical of residential areas. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project site is not located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project site? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project site is not located within an airport land use plan or within two miles of a public airport or public use airport. f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project site? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project site is not located within the vicinity of a private airstrip. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? LS, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is adjacent to Tassajara Road and Fallon Road which are currently two-lane roadways, but are planned in the future to be four- or six-lane facilities. The project will not impair access to or along these roadways. h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will conform to the City of Dublin Wildfire Management Plan. VIII. HYDROLOGY AND WATER QUALITY Environmental Setting No surface water exists on the site. All runoffin the vicinity is directed to Tassajara Creek. Them are no creeks or open waters on the site. Dublin Community Development Department 27 Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 The entire Tri-Valley area is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15 and 500 feet but is no longer used as the primary source of domestic water in the area. Zone 7 of the Alan~eda County Flood Control and Water Conservation District is presently finalizing plans to store treated wastewater within the aquifer during winter months, which will be pumped out and used for landscape irrigation during dry, summer months. Proiect Impacts a) Would the project violate any water quality standards or waste discharge requirements? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project conforms to Zone 7 requirements and will meet the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Would the project substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will be served with Water by the Dublin San Ramon Services District and will therefore not deplete groundwater resources on or near the project. Impervious surfaces will be constructed ant will be meet the requirements of Zone 7. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. There are no watercourses or drainage patterns in the vicinity of the project. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on- or off-site? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project grading will not alter the course of a stream or river and will conform to the City of Dublin NPDES Permit and Best Management Practices. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. e) Would the project create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The local stormwater drainage system has the capacity to handle the anticipated runoff from this project. These impacts were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 28 f) Would the project otherwise substantially degrade water quality? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will utilize storm drainage facilities in Tassajara Road and Fallon Road rather than discharge into surface waters and will therefore have no water quality impacts. The project will meet the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. g) Would the project place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? NI, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. This project will not place housing within a 100-year flood hazard area. h) Would the project place within a 100-year flood hazard area structures which would impede or redirect flood flows? NI. The project lies well above Tassajara Creek and therefore will not place structures within a 100-year flood hazard area which would impede or redirect flood flows. i) Would the project expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? NI. There would be no such exposure because the development will lie well above 100-year flood hazard area j) Would the project expose people or structures to a significant risk of loss, injury or death involving inundation by seiche, tsunami, or mudflow? NI. There are no bodies of water located nearby which could be a source of seiche, tsunami or mudflow hazard. IX. LAND USE AND PLANNING Environmental Setting The land composing the project site consists of the 91.04 acre Silveria property, the 2.42 acre Haight property and the 10.0 acre Nielsen property. The combined acreage of the project site is approximately 106 acres. The future Fallon Road, an extension of the existing roadway as shown in the East Dublin Specific Plan, will divide the project into two development areas north and south of the roadway alignment. The site is characterized by moderate to steeply sloping terrain (5% to 40% slopes). The Silveria and Haight properties are currently used for grazing purposes. The Nielsen property is used for a single residence which will remain. The Nielsen property will not be developed. The site is bounded on the west by Tassajara Road, on the north by the Mission Peak property, the east by the Redgewick property and to the south by the Lin and Quarry Lane School properties. Project Impacts a) Physically divide an established community? NI. The project consists development of vacant grazing land and will therefore not divide an established community. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 29 c) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? NI. The Dublin General Plan and the East Dublin Specific Plan designate the site as Single Family Residential, Medium Density Residential and Medium High Density Residential. The proposed development is consistent with those land use designations by proposing to develop approximately 208 new Medium Density and Medium High Density residential units, and approximately 50 new Single Family residential units. c) Conflict with any applicable habitat conservation plan or natural community conservation plan? NI. There is no habitat conservation plan or natural community preservation plan that applies to the project site or the vicinity. X. MINERAL RESOURCES Environmental Setting The project site is vacant grazing land. The project site contains no known mineral resources. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Project Impacts a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? NI. There are no known mineral resources on the subject property. b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? NI. The Conservation Element of the General Plan does not reference any significant mineral resources in the project site. XI. NOISE Environmental Setting The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 60 dBA for residential areas, while interior areas have a maximum noise level of 45 dBA. The proposed project will be located in a rural area adjacent Tassajara Road and Fallon Road. Normal construction techniques and the use of sound walls will insure that these standards are met. Project Impacts a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project will not result in the exposure of people to severe noise levels. Normal residential construction techniques and the use of sound walls will insure that persons will not be exposed to noise levels in excess of 60 dBA. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 30 b) Exposure of persons to or generation of excessive groundborne vibration or groundbome noise levels? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The proposed residential development will not generate vibrations that will be transmitted to the ground. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Normal residential construction techniques and the use of sound walls will insure that persons will not be exposed to noise levels in excess of 60 dBA. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? LS. The project will not result in the exposure of people to severe noise levels. Normal residential construction techniques and the use of sound walls will insure that persons will not be exposed to noise levels in excess of 60 dBA. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. The Construction Noise Management Program/Construction Impact Reduction Plan required as a condition of approval of the project will ensure that temporary construction noises will be reduced to a level of less than significant. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project site to excessive noise levels? NI. This project site is not within an airport land use plan or within two miles of a public airport or public use airport. f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project site to excessive noise levels? NI. This project site is not within the vicinity of a private airstrip. XII. POPULATION AND HOUSING Environmental Setting The city population as of January 1, 2001 was estimated by the State Department of Finance to be 32,570. Significant population growth is anticipated for the community based on planned residential growth in east Dublin, where the City has approved a specific plan calling for residential growth. According to the Association of Bay Area Governments (ABAG), the total population of Dublin is expected to increase to 49,400 by the year 2005 and 58,900 in the year 2010. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Project Impacts a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project proposes homes in areas proposed for residential development in the Eastern Dublin Specific Plan at densities substantially below the mid-range of Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 33. densities proposed on that plan, thereby introducing a lower population into the area. Existing roadways adjacent the project will be widened pursuant to that plan and its Program EIR. b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? NI. The project site is a vacant area used for grazing that contains no housing. c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? NI. The project site is a vacant area used for grazing that contains no housing. XIII. PUBLIC SERVICES Environmental Setting The project site is served by the following service providers: · Fire Protection. Fire protection is provided by the Alameda County Fire Department, under contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous materials control and public education services. · Police Protection. Police protection is provided by the Alameda County Sheriff, under contract to the City of Dublin. The Department, which maintains a sworn staff of 31 officers, performs a range of public safety services including patrol, investigation, traffic safety and public education. · Schools. Educational facilities are provided by the Dublin Unified School District that operates kindergarten through high school services within the community. Schools which would serve the project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8). Grades K-5 could be served by one of three elementary schools within the District. · Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza. · Other governmental services. Other governmental services are provided by the City of Dublin including community development and building services and related governmental services. Library service is provided by the Alameda County Library with supplemental funding by the City of Dublin. The City of Dublin has adopted a Public Facilities Fee for all new residential development in the community for the purpose of financing new municipal public facilities needed by such development. Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center Complex, construction of a new library, expansion of the existing senior center, acquisition and development of new community and neighborhood parks and similar municipal buildings and facilities. The applicant would be required to pay this fee in accordance with State law which determines the maximum amount of school fees. Project Impacts a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 32 facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. According to representatives of the Fire Department, the proposed project lies within 5 miles of the fire station located adjacent the Santa Rita Jail. A typical response time of less than five minutes is anticipated. As part of the site development review process, specific fire protection requirements will be imposed on the development to ensure compliance with applicable provisions of the Uniform Fire Code. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Police Protection? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The Dublin Police Services can adequately protect this project. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Schools? NI. The Dublin Unified School District will have sufficient facilities in the eastern Dublin area to provide educational services for a residential development with 259 homes by the time they are occupied. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. The applicant will be required to pay school impact mitigation fees determined by State law. Parks? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. This project is a residential project. The developer will pay the Public Facilities Fee that pays for parks among other services which will reduce any impacts to parks to a level of less than significant. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Other Public Facilities? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project would represent incremental increases in the demand for general governmental services. Payment of the City's Public Facility Fee would offset any impacts caused by the project. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. XIV. RECREATION Environmental Setting City parks closest to the project site include Emerald Glen Park and the Dublin Sports Grounds. Project Impacts a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The applicant will be required to pay a Public Facilities Fee to the City of Dublin, which includes a contribution toward construction of new parks in the city. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 33 b) Does the project include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? NI, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is a residential project. The applicant will be required to pay a Public Facilities Fee to the City of Dublin which includes a contribution toward construction of new park and recreation facilities in the city. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. XV. TRANSPORTATION/TRAFFIC Environmental Setting The project is served by Interstate 580, Tassajara Road and Fallon Road. The project proposes approximately 259 dwelling units in a development area that is allowed 372 dwelling units by the Eastern Dublin Specific Plan at the mid-point of the density range. A Traffic Study was performed for this project by TJKM, transportation consultants in July 1999, and revised in October 2000. That study found that 220 units would generate 2,123 daily trips, 570 trips during the A.M. peak hour and 539 trips during the P.M. peak hour. The additional units (39) proposed by the currently project proposal would increase the number of daily trips during each time period up to a total of 2,479 daily trips. At the Stage 2 Development Plan phase, an updated traffic analysis will be required to ensure that all necessary mitigation measures are incorporated in the project, and adequate traffic mitigation fees are assessed. As the Eastern Dublin Specific Plan and the related Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan evaluated the traffic impacts of a development on the project site of up to approximately 372 dwelling units, the traffic generated by the Pinn Brothers project would be less than considered in the original plan. The project will, therefore, generate significantly less traffic than the land uses permitted by the Eastern Dublin Specific Plan and addressed by the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. General Plan Transportation Policy Framework The General Plan measures and evaluates traffic congestion conditions of the roadway network by using intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of an intersection by comparing the volume of critical traffic movements to intersection capacity and determining average delays. LOS can range from "A," representing free-flowing conditions, to "F," representing very severe congestion and intersection breakdown. The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance (these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91 or greater) (General Plan Guiding Policies 5.1.1B and C). Significance Criteria Based upon General Plan policies, an intersection impact is considered significant if it causes the overall intersection LOS, or a movement LOS in the intersection, to fall below LOS D. Project Impacts Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 Would the project: a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections LS. The proposed project would increase vehicle trips and traffic congestion in the local roadway network, which could deteriorate existing levels of service on some affected roadways. As discussed in the Program EIR, Tassajara Road will be widened by the developer and other developers or the City to four- or six-lanes between Fallon Road and North Dublin Ranch Drive. If the City implements this improvement, the developer will be required to pay the project's fair-share of the cost of the improvement. Additionally, the developer will be required to the project's fair-share toward improvements at the 1-580/Tassajara Road interchange. This will mitigate the traffic impacts of this project. As stated above, the 259 dwelling unit development is significantly less than the 372 dwelling unit development allowed on the site than the Eastern Dublin Specific Plan. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. TJKM has found that the project will not result in level of service standards exceeding LOS D, the maximum LOS permitted by the City. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The project is not sited near an airport. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections). LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. There are not design features of the project that would increase hazards. e) Result in inadequate emergency access? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Adequate access to the development will be provided via Interstate 580, Tassajara Road and Fallon Road. These roadways provide adequate emergency access for the region. Emergency access to the site will also be further evaluated at the next stage of the Development Plan process when the specific location of the individual lots is known. The development of 259 dwelling units will not result in inadequate emergency access to these roadways because it will be responsible for adequate improvements on Tassajara Road and Fallon Road along the roadway frontages. f) Result in inadequate parking capacity? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The multi-family and single-family residential development project will be required to provide sufficient parking on site for each unit and will not result in inadequate parking capacity. g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 35 and Specific Plan. Bus turnouts will provided along the Tassajara Road and Fallon Road to the satisfaction of WHEELS. XVI. UTILITIES AND SERVICE SYSTEMS Environmental Setting The project site is served by the following service providers: · Electrical and natural gas power: Pacific Gas and Electric Company · Communications: Pacific Bell · Water supply and sewage treatment: Dublin San Ramon Services District · Storm drainage: City of Dublin · Solid waste disposal: Dublin-Livermore Disposal Company · Cable Television: TCI Project Impacts Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Sewer services are provided to the development by DSRSD. Untreated effluent would be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San Francisco Bay. DSRSD officials indicate that adequate capacity exists within the regional treatment facility to accommodate this project. The project proposes 259 dwelling units rather than the 372 units permitted by the Eastern Dublin Specific Plan. This will result in less use of water and generation of wastewater than addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Water and wastewater services are provided to the development by the Dublin San Ramon Services District (DSRSD). As stated above, the project proposes 259 dwelling units rather than the 372 units permitted by the Eastern Dublin Specific Plan. This will result in less use of water and generation of wastewater than addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. No expansion of facilities will be required because of this project. c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? LS, as referenced in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. As stated above, the project proposes 259 dwelling units rather than the 372 units permitted by the Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 36 Eastern Dublin Specific Plan. This will result in less storm water drainage than addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. No expansion of facilities will be required than that permitted or required by the Eastern Dublin Specific Plan. d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. DSRSD will provide a "Will Serve" letter stating that Zone 7 has sufficient water supplies to serve development prior to submittal of the project to the City Council. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. DSRSD has sufficient wastewater capacity to serve the development. This impact was also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The City of Dublin contracts with Livermore-Dublin Disposal Company to collect solid waste from households and businesses and transport it to the Altamont Landfill located in eastern Alameda County. The landfill currently has an anticipated capacity until the year 2005 and plans are underway to extend landfill capacity for an additional 50 years. g) Comply with federal, state, and local statutes and regulations related to solid waste? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. The Livermore-Dublin Disposal Company will ensure that all federal, state and local statutes and regulations related to solid waste are met. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. 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. The impacts addressed in this Initial Study were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. b) Does the project have impacts that are individually limited but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects. LS, beyond those examined in the Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 37 c) Program EIR for the East Dublin General Plan Amendment and Specific Plan. Although incremental increases in certain areas can be expected as a result of constructing this project, including minor additional traffic air emissions, sufficient capacity exists within service systems to support the proposed development. The impacts addressed in this Initial Study were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. Does the project have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly? NI, beyond those examined in the Program EIR for the East Dublin General Plan Amendment and Specific Plan. Due to project design and site characteristics, the residential development proposed will involve no impacts that would adversely effect human beings, either directly or indirectly. The impacts addressed in this Initial Study were also addressed in the Program EIR for the Eastern Dublin General Plan Amendment and Specific Plan. G:pa02-024/InitialStudy Dublin Community Development Department Pinn Bros./Silveria Rezoning/Stage 1 & 2 Development Plan PA 02-024 38 ADDENDUM TO THE EASTERN DUBLIN EIR FOR THE PINN BROTHERS/SILVERIA RANCH PROJECT PA 02-024 September 17, 2003 On May 10, 1993, the Dublin City Council adopted Resolution 51-93 certifying an Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan ("Eastern Dublin EIR" SCH # 91103064). The certified EIR consisted of Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993 assessing a reduced development area project alternative. The City Council adopted Resolution 53-93 approving a General Plan Amendment and Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR evaluated the potential environmental effects of development over a 20 to 30 year period. This Addendum to the Eastern Dublin EIR has been prepared pursuant to CEQA Guidelines section 15164 for the Pinn Brothers project. Project Description and Prior Approvals The Pinn Brothers project ("Project") consists of 254 multi-family and single family homes on an approximately 93 acre site located on the east side of Tassajara Road, at the planned intersection with Fallon Road. Consistent with the adopted General Plan and Eastern Dublin Specific Plan land uses and densities, the site was prezoned to PD- Planned Development, including approval of a Stage 1 Development Plan on October 1,2002. In a related action on September 17, 2002, the City Council initiated an annexation application to LAFCO and the site has since been annexed to the City. The developer is now requesting project-level approvals including a PD rezoning and Stage 2 Development Plan, Vesting Tentative Map and Site Development Review on approximately 93 acres. The project would construct 254 new homes on approximately 36 acres of the project site; approximately 56 acres is proposed for permanent open space. As required under Chapter 8.32 of the City zoning ordinance, the current applications are consistent with the Stage 1 Development Plan approved in 2002. Prior CEQA Analyses and Determinations The Project is within the Eastern Dublin General Plan Amendment and Specific Plan ("GPNSP") planning area which was the subject of the Eastern Dublin EIR, certified in 1993. The EIR analyzed the potential effects of future urban development planned for a largely undeveloped area east of the then-existing City. Numerous environmental impacts were identified and numerous mitigation measures adopted upon approval of the Eastern Dublin GPNSP. For identified impacts that could not be mitigated to insignificance, the City Council adopted a Statement of Overriding Considerations. All previously adopted mitigation measures continue to apply to any future development as applicable, including the Pinn Brothers project. In 2002, the City determined that the annexation and prezoning applications for the proposed development were exempt from further environmental review under the Government Code section 65457 exemption for residential projects that are consistent with a specific plan for which an EIR had been certified. Consistent with the exemption and with CEQA Guidelines section 15162, the City prepared an Initial Study to determine if any supplemental environmental review would be required. The Initial Study concluded that no significant impacts would occur beyond those identified in the Eastern Dublin EIR. A primary focus of the Initial Study was potential biological resources. The Eastern Dublin EIR had noted the potential presence of several sensitive species and habitats throughout Eastern Dublin, and had prescribed mitigation measures calling for further site-specific review of individual project sites. In accordance with the mitigation measures, the applicants conducted reconnaissance level surveys of the Project site from 1999 to 2001 for the presence of red-legged frog, tiger salamander, San Joaquin kit fox, and golden eagle. Follow-up studies examined the site for dispersal habitat for red-legged frog. The studies determined that species were not present on the site and that the site was not habitat for these species. Based on these survey findings, the annexation and prezoning project was found exempt from further CEQA review. Current CEQA Analysis and Determination that an Addendum is Appropriate for the Project Updated Initial Study. The City has determined that an Addendum to the Eastern Dublin EIR is the appropriate CEQA review for the Project. Prior to making this determination, the City reviewed the Eastern Dublin EIR and previous Initial Study to determine if any fudher environmental review was required for the current PD- rezoning, tentative map and site development review applications. The CitY also reviewed the results of an August 2003 survey for California tiger salamander breeding and aestivation habitat. (California Tiger Salamander Assessment for the Silveria-Haight Property, Olberding Environmental, Inc., September 2, 2003.) The updated survey found two tiger salamander in a pond on the adjacent Mission Peak property, approximately 172 feet from the Project property boundary. With these results, the Olberding report noted that presence of tiger salamander on the Project site would likely be assumed "due to the close proximity of a breeding pond." (p. 6.) The report also noted abundant ground squirrel burrows on the Project site, "which represent appropriate CTS aestivation habitat." (p. 7.) The report recommended four strategies that could be implemented during project construction to assure that the project would not affect tiger salamander that could potentially be present. The applicant has included all four recommendations in the Project. The City prepared an updated Initial Study dated September 9, 2003 and incorporated herein by reference, reflecting the Olberding survey and report, and the inclusion of the report's recommendations into the Project. The Initial Study also noted that the Project includes a substantial open space component, with approximately 49 acres of the Project site shown as permanent open space, and 8 acres as open space in the Project's Development Plan. Most of the open space area is north and east of Fallon Road on the Mission Peak side of the read, while most of the development area lies to the south and west, across Fallon Road from the Mission Peak pond area. No Subsequent Review is Required per Guidelines section 15162. CEQA Guidelines section 15162 identifies the conditions requiring subsequent environmental review. After review of these conditions, the City has determined that no subsequent EIR or negative declaration is required for the Project. a) Are there substantial changes to the project involving new or more severe significant impacts. There are no substantial changes from the project analyzed in the Eastern Dublin EIR. The Project is consistent with the residential uses and densities in the General Plan and the Eastern Dublin EIR. The Project is also consistent with the prezoning and Stage 1 Development Plan approved in 2002. The Project proposes minor density shifts between the single family and medium density residential areas but no increase in the development area and a slight decrease in the number of proposed units, from 259 to 254. None of these changes involves new or more severe significant impacts beyond those previously identified in the Eastern Dublin EIR. b) Are there substantial changes in the conditions in which the project is undertaken involving new or more severe significant impacts. There are no substantial changes in the conditions assumed in the Eastern Dublin EIR. As noted in the updated Initial Study, the California Tiger Salamander was proposed for listing earlier this year. This is not a substantial change under CEQA because the tiger salamander has long been a Species of Special Concern and impacts to this species from development under the General Plan were addressed in the Eastern Dublin EIR and identified as potentially significant. (Impact 3.7/G.) Related Mitigation Measures 3.7/20.0 to 22.0 are being implemented through the Project. For example, the Project boundary is approximately 172 feet from the Mission Peak pond, while the nearest construction pad is even further (approximately 275 feet). In addition, the Project includes a 750 foot construction buffer to be maintatined, where grading and vegetation clearing surrounding the breeding pond during the breeding and migratory seasons (November- June) is prohibited, as recommended in the Olberding report. These buffers are consistent with the adopted EIR mitigations calling for a minimum 100 foot buffer 2 from California tiger salamander breeding sites. (MM 3.7/22.0.) The Project also includes substantial open space which will also provide suitable aestivation habitat for the species. The potential for impacts to tiger salamander from development were addressed and mitigated through the Eastern Dublin EIR and no new or more severe significant impacts are anticipated. c) Is there new information of substantial importance, which was not known and could not have been known at the time of the previous EIR shows the project will have a significant effect not addressed in the previous EIR; or previous effects are more severe; or, previously infeasible mitigations are now feasible but the applicant decline to adopt them; or, mitigations considerably different from those in the previous EIR would substantially reduce significant effects but the applicant declines to adopt them. There is no new information showing a new or more severe significant effect. The Olberding report is consistent with the Eastern Dublin EIR analysis of the potential for tiger salamander to be present on future development sites. The adopted mitigation measures call for buffers around breeding sites, open space planning for habitat and surveys to determine species presence. All of these mitigations have been complied with by the applicant and measures included in the Project as appropriate. d) If no subsequent £1R-level review is required, should a subsequent negative declaration be prepared? No subsequent negative declaration or mitigated negative declaration is required because there are no impacts, significant or otherwise, of the Project beyond those identified in the Eastern Dublin EIR. As discussed above, the proposed listing of the California tiger salamander is not a new impact because the potential for impacts to this species was identified as potentially significant in the prior EIR. Conclusion. This Addendum to the Eastern Dublin EIR is adopted pursuant to CEQA Guidelines section 15164. The Addendum updates the biological analysis for the Project with respect to the potential presence of California tiger salamander; however, as discussed above, the update does not require further environmental review. The City prepared an Initial Study in connection with the determination to adopt an Addendum. As provided in section 15164, the Addendum need not be circulated for Public review, but shall be considered with the prior EIR before making a decision on the Project. The Initial Study (including the Olberding report) and the Eastern Dublin EIR are available for review in the Community Development Department, Dublin City Hall, 100 Civic Plaza, Dublin, California. g:\pa~2002\02-024\addendum.draft 091703 TABLE OF CONTENTS 1.0 2.0 3.0 4.0 5.0 6.0 7.0 1 INTRODUCTION ....................................................................................................... 1 PROJECT LOCATION ............................................................................................. PROPERTY DESCRIPTION AND BACKGROUND ............................................ 1 2 REGULATORY SETTING ....................................................................................... REVIEW OF EXISTING REPORTS ....................................................................... 2 CALIFORNIA TIGER SALAMANDER SPECIES OVERVIEW ........................ 2 2 6.1 CTS Morphology ....................................................................................... 3 6.2 CTS Life History ....................................................................................... 4 6.3 CTS Ecology .............................................................................................. 4 6.4 Aestivation Habitat .................................................................................. 5 METHODS .................................................................................................................. 5 7.1 Assessment of potential CTS aestivation habitat ................................... 7.2 Assessment of Potential CTS breeding habitat ...................................... 6 7.3 Assessment of CTS barriers in surrounding properties ....................... 6 7.4 Methods of USFWS protocol surveys for presence/absence of CTS .... 6 8.0 7 RESULTS .................................................................................................................... 7 8.1 Presence of CTS at or in the vicinity of the property ............................ 8.2 Assessment of potential CTS aestivation habitat ................................... 7 8.3 Assessment of potential CTS breeding habitat ...................................... 7 8.4 Assessment of CTS barriers in surrounding properties ........................7 9.0 8 CONCLUSIONS ......................................................................................................... 8 10.0 RECOMMENDATIONS ............................................................................................ LITERATURE CITED ...... 10 1.0 INTRODUCTION At the request of Pinn Bros. Construction, Inc., Olberding Environmental conducted a biological resources analysis assessing the presence of potential habitat suitable for use by the California tiger salamander [Ambystoma tigrinum californiense; (CTS)] at the Silveria-Haight Property ("The Property"). The Property is located in Alameda County outside the city boundaries of Dublin. This report documents the methods, results and conclusions of the reconnaissance-level biological resources analysis assessing potential CTS habitat within and immediately surrounding the Property. As a part of the analysis effort, the Property was surveyed for potential breeding and aestivation habitat suitable for the terrestrial and aquatic lifestages of the CTS. The Property and surrounding areas in the immediate vicinity were also examined for structures (e.g., roads, large drainages, etc.) that might constitute potential barriers to CTS dispersal between breeding and aestivation habitat. Finally, this biological resources analysis also includes a review of previously prepared biological reports/information, and pertinent literature on habitat characteristics of the site that could be suitable for CTS. The California Natural Diversity Data Base (CNDDB) and other existing records of recent CTS occurrences were examined, and are included in this report. 2.0 PROJECT LOCATION The Property is located in Alameda County, just south of the Contra Costa/Alameda County line (Attachment 1, Figure 1). The Property is located north of the city of Dublin and is on the east side of Tassajara Road approximately 2.5 miles north of the Santa Rita exit off Highway 580 (Attachment 1, Figure 2). The Property is situated immediately before the first bend on Tassajara Road where it curves east to cross over the East Fork of Tassajara Creek. The property is bounded on the west by Tassaj ara Road, on the east by undeveloped areas, on the north by Mission Peak, an adjacent property, and on the south by a residential area (Attachment 1, Figure 3). The Property is a part of the Tassajara Creek watershed and is east of Tassajara Creek. Attachment 1, Figure 3 identifies the location of the property on the USGS 7.5 Quadrangle Map for Livermore. This map also contains CNDDB recorded locations for CTS. 3.0 PROPERTY DESCRIPTION AND BACKGROUND The Property consists of undeveloped grazing lands in a landscape dominated by rolling hills that characterize the upper Tassajara Creek watershed. The project site has steep to moderately steep topography ranging in elevation from approximately 950 feet at the northeastern comer of the Property to 470 feet along Tassajara Road. The hillsides support non-native annual grassland throughout the site and smaller patches of native perennial grassland habitat are found on the north-facing slopes. The land is used for cattle grazing purposes which leaves little or no vegetation in some areas where high traffic occurs. The lands to the north, and east are similarly used for pasture and are separated from the Property by barbed-wire fences. One residence is located west of Tassajara Road, across from the property, and one residence is found on the land to the south of the Property. 4.0 REGULATORY SETTING The CTS is on the California Department ofFish and Game (CDFG) list of animal species of special concern (CDFG, 2003). Species of special concern are those whose breeding populations are declining; therefore those species could face extirpation in the future. The CTS is currently state-listed as a species of special concern in the state of California and is federally listed as endangered in Sonora and Santa Barbara Counties. Although the CTS has no legal status, the CDFG recommends considering them during analysis of proposed project impacts to protect declining populations and avoid the need to list them as endangered in the future. Currently, the CTS is being reviewed for listing as federally threatened or endangered. On May 23, 2003, the U.S. Fish and Wildlife Service (USFWS) published in the Federal Register a proposal to list the CTS as a threatened species under the Endangered Species Act. By court order, the USFWS has until May 15, 2004 to make a final decision whether to list the species. Therefore, the Federal status of the CTS is likely to be resolved by May 2004. 5.0 REVIEW OF EXISTING REPORTS According to the CNDDB listings, the Property does not contain any recorded sightings of CTS. However, the adjacent property to the north does contain a stock pond where CTS have been documented in the year 2000 (Attachment 1, Figure 4). This area ponds seasonally during the winter rains, and serves as a breeding pond during wet years. Dr. Mark Jennings is the listed biologist who identified CTS at the Property. Dr. Jennings has also confirmed the presence of CTS larvae in the breeding pond during surveys he performed in 2002 (Jermings 2003). The distance between the breeding pond and the site is approximately 400 feet. 6.0 CALIFORNIA TIGER SALAMANDER SPECIES OVERVIEW 6.1 CTS Morphology The CTS is a large terrestrial salamander with adults attaining a total length of over 8 inches (203 millimeters) [Stebbins 1951]. Dorsally, the background color appears to be jet black, normally with an overlain pattern of white or yellow spots or bars (Stebbins 1985). Ventral surfaces are highly variable in pattern, ranging from nearly uniform white or pale yellow to variegated white or pale yellow and black (Jennings and Hayes 1994). Juvenile salamanders are 1.7-2.8 inches (42-70 millimeters) from the tip of the snout to the rear of the vent and have the same coloration pattern as adults. Salamanders that are recently metamorphosed often have a pale yellowish-brown, tan, or greenish-colored dorsum with dark flecks and blotches (Jennings, unpub, data). These blotches soon fade to a white or yellow color after only a few weeks. Larval salamanders range in size from 0.4-6.6 inches (11-150 millimeters) in total length with a pale yellowish-brown, tan, or dark-colored dorsum (Anderson 1968). External gills and legs are prominent features on all salamander larvae over 2 weeks old (Scorer 1925). 6.2 CTS Life History Breeding of adult CTS has been observed from late November through February, following the onset of warm rains (Scorer 1925, Barry and Shaffer 1994). Based on observations during the 1990's salamanders often do not breed during periods of aseasonally cold rains or during drought (whether breeding ponds are filled with water or not) [Barry and Shaffer 1994; Jennings, unpub, data]. Both males and females engage in nocturnal breeding migrations traveling up to 1 mile (1.6 kilometers) [Austin and Shaffer 1992] or more from subterranean refuge sites (e.g. small mammal burrows) [Loredo and others. 1961] to egg deposition sites (long-lasting rain pools) (Andersen 1968). Adult salamanders are possibly stimulated to move to breeding sites by the vibrations of rainwater falling on the soil, as adult male salamanders have been observed (after preceding night(s) of rainfall) wandering on the dry soil of rain pools that had not yet filled (Jennings, unpub, data). Males generally precede females during the breeding season by 1-2 weeks (Shaffer and others. 1993, Loredo and others. 1996). Following underwater courtship from one or more males, females normally deposit their moderate-sized (0.13- 0.21 inches [3.6-5.9 millimeters] diameter) eggs singly on vegetation and other debris in the shallow margins of rainwater pools (Scorer 1925). Large females may deposit up to 350 eggs per season, although most females only deposit 100-200 eggs (Jennings, unpub, data). Adult salamanders apparently leave breeding ponds soon after spawning (Scorer 1925), although they may forage for up to a month in the general area if conditions continue to be moist (Barry and Shaffer 1994). Most salamanders soon return to aestivation habitats in small mammal burrows where they spend approximately 9-10 months underground until the next winter rains (Barry and Shaffer 1994; Jennings, unpub, data). Embryos of CTS hatch in approximately 14-28 days after being laid (Scorer 1925) and the resulting gilled, aquatic larvae (0.41-0.43 inches [10.5-11 millimeters] in length) require a minimum of about 10-12 weeks to complete development through metamorphosis. At metamorphosis, young salamanders have attained a total length of about 2.6 inches (75 millimeters) [Anderson 1968, Feaver 1971]. Metamorphosis is apparently initiated by receding water levels in breeding ponds and most larval salamanders do not metamorphose until they are as large as possible (Feaver 1971). Although the native breeding habitat for this species normally dries each year and metamorphosis is paramount under such conditions, there are a few observations of larval salamanders overwintering in artificially-constructed, permanent ponds (H. Bradley Shaffer, University of California at Davis, pers. comm.). The overwintering of larvae (especially to sexual maturity) is common in many closely related species of mole salamanders (Ambystoma spp.) found in other parts of North America (Stebbins 1985, Petranka 1998). 6.3 CTS Ecology CTS larvae are carnivorous and feed on just about any organism they can overpower-- including smaller conspecifics (Feaver 1971). Larger larvae have been observed to feed on the larvae of Pacific treefrogs (Hyla regilla), California toads (Bufo boreas halophilus) and western spadefoots (Scaphiopus hammondii), as well as many aquatic invertebrates (Anderson 1968, Feaver 1971, Jennings, unpub, data). Since salamander larvae are very cryptic in coloration, they are often hard to observe in the turbid waters of breeding habitats. Adult CTS apparently eat the same food organisms as juvenile salamanders (Morey and Guinn 1992, Jennings, unpub, data) and may live as long as 20+ years in the wild based on the longevity of other closely related species in captivity (see Snider and Bowler 1992). Sites used for reproduction are typically natural pools that fill with rainwater and artificial stock ponds; however, salamanders have also been observed to breed in springs, wells, artificial reservoirs, quarry ponds, man-made canals, and rarely, in the slack waters of oxbows in small- to medium-sized streams (Jennings, unpub, data). Such sites may, or may not contain dense amounts of aquatic and streamside vegetation. The highest numbers of larvae appear to occur in aquatic habitats that are largely devoid of any vegetation and contain very turbid water. In such situations, salamander larvae often hide during the day in the deeper portions of the pond, or under debris (such as dead Russian thistles [Salsola tragus]) that blow into the pond (Jennings, unpub, data). Anecdotal evidence indicates that salamanders have a high degree of site fidelity to their breeding ponds and also to the small mammal burrows they use for refugia (Shaffer and others. 1993; Jennings, unpub, data). For example, a gravid, adult, female CTS removed from a breeding site and transported to a newly-created mitigation pond, moved a straight line distance of approximately 0.9 mile (1.4 kilometers) back to the original point of capture over a 3-week period (Duke and others. 1998). 6.4 Aestivation Habitat Following metamorphosis (normally from early May through July), juveniles emigrate en masse at night from the drying breeding pond (Holland and others. 1990; Jennings, unpub. data). Traveling distances of 1 mile (1.6 kilometers) or more from breeding sites, juvenile salamanders wander into small mammal burrows or deep cracks in the soil, which they use as refugia during the hot summer and fall months (Shaffer el al. 1993, Loredo and others. 1996). Juveniles will also wander into certain man-made structures such as wet basements, wells, underground pipes, and septic tank drains (Scorer 1925). Mortality of juveniles can be high during this transition period due to the stress of metamorphosis and the problems of finding a suitable refuge site before the sun comes up. For example, Holland and others. (1990) found almost an entire cohort of salamanders did not survive unsuitable weather conditions when they attempted to emigrate from their breeding pond during the late summer. Juveniles probably feed on the rich invertebrate fauna that is normally associated with small mammal burrows and grow rapidly over the next several months. Data suggest that most individuals require 2 years to become sexually mature, but some individuals may be slower to mature during periods of drought or aseasonal rainfall (Shaffer and others. 1993). Although predation to salamanders is probably minimal in underground refugia, juveniles and adults are known to be eaten by bullfrogs (Rana catesbeiana), garter snakes (Thamnophis spp.), and probably black-crowned night herons (Nycticorax nycticorax) and raccoons (?rocyon lotor) when they are present on the surface during the wet winter and spring months (Morey and Guinn 1992; Jennings, unpub, data). Larvae are eaten by a wide variety of predators including garter snakes, bullfrogs, California red-legged frogs (Rana aurora draytonii), herons (Ardeidae), terns (Sterna spp.), and apparently fish when the latter are introduced into breeding ponds (Baldwin and Stanford 1987; Shaffer and others. 1993; Fisher and Shaffer 1996; Jennings, unpub, data). Juvenile and adult salamanders normally use the burrows of Califomia ground squirrels (Spermophilus beecheyi) and Botta's pocket gophers (Thomomys bottae) as underground refugia (Scorer 1925, Jermings and Hayes 1994, Jermings 1996, Loredo and others, 1996). Both juvenile and adult CTS have been known to settle into occupied and unoccupied California ground squirrel burrows to aestivate (Loredo and others 1996). CTS have also been observed in the burrows of California voles (Microtus californicus), blacktail jackrabbits (Lepus californicus) and the deep cracks of clay soil which may extend up to 15-feet (4.6-meters) deep from the soil surface (Loredo and others; Jennings, unpub. data). As mentioned earlier, salamanders may also turn up in certain man-made structures (e.g., wet basements, wells, swimming pools, underground pipes, and septic tank drains [Storer 1925, Pickwell 1947), sometimes many years after their local breeding site has been destroyed (Jennings, unpub, data). Juvenile and adult salamanders are especially common in situations where piles of concrete, rock, or other rubble are mixed with dirt and are located near breeding sites (Jermings, unpub, data). This is probably because such sites are attractive to burrowing rodents that create extensive tunnel and burrow systems that in turn are used by juvenile and adult salamanders. 7.0 METHODS 7.1 Assessment of potential CTS aestivation habitat The site was surveyed for potential CTS aestivation habitat by walking transects up the hills in a west to east direction from Tassajara Road. Potential CTS aestivation habitat was classified as one of three types Small mammal burrows. Mounds of dirt 6-12 inches in diameter, which are composed of the tailings of burrowed earth deposited by small mammals such as ground squirrels and moles. Deep cracks in the ground. 7.2 Assessment of Potential CTS breeding habitat As there were no stock ponds or other visible signs of areas that pond water, the site was inspected for the presence of swales and shallow depressions along seasonal drainages that could pond during the winter rains. 7.3 Assessment of CTS barriers in surrounding properties Potential barriers to CTS dispersal into or out of the site were assessed by surveying the surrounding areas. Potential barriers include the east fork of Tassajara Creek, Tassajara Road, existing buildings, and fences in properties surrounding the Property. The following are considered to be potential barriers to overland movement of CTS: Roadways with heavy traffic volumes are anticipated to create a dispersal barrier. Large buildings are anticipated to act as partial barriers to CTS dispersal. Walls and wooden fences that are in contact with the ground surface could act as a dispersal barrier. Wire mesh fencing is not considered to be a barrier. The East Fork of Tassajara Creek and Tassajara Creek channels may be a barrier during high flow times following storm events. These structures were assessed by driving and walking adjacent to the site. 7.4 Methods of USFWS protocol surveys for presence/absence of CTS USFWS protocol CTS surveys methods for assessing presence/absence of CTS are summarized below. However, since the presence of CTS has been recently identified on the adjacent Property, it is anticipated that no further protocol surveys will be necessary to reconfirm the presence of CTS. Even with a negative finding on the Property, it is likely that the USFWS will assume presence due to the close proximity of a breeding pond. USFWS protocol requires that the presence/absence of CTS be assessed using pitfall trap arrays around the perimeter of the property to be assessed. Each pitfall trap consists of a bucket placed into a pit in the ground that is dug so that the bucket is flush with ground level. Pitfall traps are installed at a distance of approximately 30 feet apart. The arrays are connected using silt fencing that is placed between buckets to form a continuous barrier for CTS movement across the length and breadth of the project site. In addition to perimeter lines, transect trap lines are also included to maximize the chance of capture. Fencing construction must be complete before the onset of the first winter rains, which stimulate adults to move to breeding ponds. 8.0 RESULTS 8.1 Presence of CTS at or in the vicinity of the Property The CNDDB identified a recent CTS sighting (Mission Peak Property 2000) directly north of the subject Property. The sighting is within several hundred feet of the property line in an area corresponding to a recently constructed mitigation pond within an ephemeral drainage (Attachment 1, Figure 3). The CNDDB identifies several other CTS records in the vicinity of the Property. There are two CTS sites within 1.2 miles of the Property. One site is located along Doolan Road, approximately 2.5 miles north of Interstate 580, northwest of Livermore. The other record places the amphibians on the west side of Tassajara Creek, approximately 0.6 miles north of the Santa Rita County Rehabilitation Center. The records for CTS span between 2000 and 2003. Older records also occur. 8.2 Assessment of potential CTS aestivation habitat A relatively high abundance of California ground squirrel burrows were found across the site during transect surveys, which represents appropriate CTS aestivation habitat. In addition, areas with deep fissures in the ground were also observed. Many burrows were observed to be actively used by California ground squirrels. Previous studies indicate that CTS are known to occupy California ground squirrel burrows that are actively used by the squirrels (Loredo and others 1996). Therefore, those areas with actively used burrows also constitute potential CTS aestivation habitat. 8.3 Assessment of potential CTS breeding habitat Low-gradient areas were observed along the temporary drainage that flows from east to west surrounding the Property. These areas are likely to contain small areas that pond seasonally but not for the length of time required for successful breeding of CTS. The 2000 CTS sighting on the Mission Peak Property was observed within a constructed seasonal pond at the upper end of an adjacent drainage. Surveys performed in 2002 by Dr. Jennings resulted in a positive finding of juvenile CTS. Other similar areas that could pond on a seasonal basis were observed at the south end of the Property along a seasonal creek channel. 8.4 Assessment of CTS barriers in surrounding properties Tassajara Road is considered to be a partial or complete barrier to CTS dispersal between the Property and adjacent potential habitat across the road near Tassajara Creek. Traffic volumes are relatively heavy during rush hours, and traffic activity has been observed to remain high during daytime hours. In addition, both the East Fork of Tassajara Creek and Tassajara Creek are expected to be seasonal barriers during times of heavy flow. The existing barbed wire and other fencing around the site does not constitute a barrier to CTS movement. Therefore, CTS are expected to disperse between the project site and adjacent areas where they are known to occur to the north. Overall, the only potential barriers to CTS dispersal observed occur to the west along Tassajara Road. 9.0 CONCLUSIONS While no sightings have been recorded on the Property, several confirmed CTS sightings have been historically recorded by the CNDDB surrounding the subject Property (see Attachment, Figure 3). The closest sighting includes several observations (Jennings 2000 and 2002) within a constructed pond located north of the subject Property on the Mission Peak Property. In both cases juvenile CTS were observed in the constructed pond located approximately 400 feet north of the Property line. No breeding habitat was identified on the Property. However, observation of juvenile CTS on the adjacent Mission Peak Property suggests that the pond is utilized for breeding. CTS aestivation habitat (ground squirrel burrows) are present throughout the Property. There are no barriers to dispersal between the subject Property and the Mission Peak Property breeding pond. CTS are known to disperse up to a mile away from breeding sites, and therefore could utilize the Property as aestivation habitat. It is anticipated that no additional protocol surveys for CTS following USFWS protocol will be necessary due to the presence of a recorded CTS breeding pond on the adjacent property. 10.0 RECOMMENDATIONS There is an assumption, based on the information provided above, that CTS may utilize the site as aestivation habitat, or as a corridor between aestivation habitat and the breeding pond on the Mission Peak Property. Therefore, it is recommended that Client coordinate with the CDFG concerning the appropriate mitigation measures to implement. There is also the potential that the USFWS may formally list the CTS as either federally threatened or endangered by May 15, 2004. If this listing occurs, development of the Property may require coordination with the USFWS in accordance with Section 7 of the Endangered Species Act. Through consultation and negotiation between the CDFG and/or USFWS appropriate mitigation measures would be determined. These measures may include timing restriction, salvage surveys, biological monitoring, exclusion fencing, avoidance of sensitive areas or reduction in project size and on-site and/or off-site compensatory mitigation. On-site mitigation measures may include the following strategies during the construction of the development project: Silt fence exclusionary barriers should be installed between the breeding pond and the construction area to prevent CTS from migrating from the pond onto the construction site. Care should be taken in the design of the fence to allow any potential migrating CTS the ability to move from the project site to the pond. Fencing should be placed prior to the onset of the breeding season which normally coincides with the first rains of the winter. Implementation of this mitigation measure must be coordinated with the project biologist to insure proper installation. Exclusion fencing should remain in place until construction of the project is completed. 8 A biological monitor shall be present on-site during grading and ground disturbance construction activities to assure no threats or impacts occur to CTS. Conduct erosion and sedimentation best management practices on the project site to reduce potential impacts to the drainages and downstream water courses. Prohibit grading and vegetation clearing in the immediate area (normally regarded as 750 feet) surrounding the breeding pond during the breeding and migratory seasons ~ovember - June) if measures have not be implemented as described above. 9 LITERATURE CITED Anderson, P.R. 1968. The reproductive and developmental history of the California tiger salamander. Unpublished M.A. Thesis, Fresno State College, Fresno, California, vii+82 p. Austin, C.C., and H.B. Shaffer. 1992. Short-, medium-, and long-term repeatability of locomotor performance in the tiger salamander Ambystoma californiense. Functional Ecology, 6(2); 145-153. Baldwin, K.S., and R.A. Stanford. 1987. Life history notes: Ambystoma tigrinum californiense (California tiger salamander). Predation. Herpetological Review, 18(2):33. Barry, S.J., and H.B. Shaffer. 1994. The status of the California tiger salamander (Ambystoma californiense) at Lagunita: a 50-year update. Journal of Herpetology, 28(2): 159-164. Duke, R.R., R.A. Hopkins, M. Jennings, and P. Hartman. 1998. Tradition Golf Club California tiger salamander 1996/1997 mitigation monitoring. Final report prepared for Tradition Golf Club, LLC, San Jose, California. H. T. Harvey and Associates, Alviso, California. [Project No. 957-03]. i+29 p. Feaver, P.E. 1971. Breeding pool selection and larval mortality of three California amphibians: Ambystoma tigrinum californiense Gray, Hyla regiIla Baird and Girard, and Scaphiopus hammondii Girard. Unpublished M.A. Thesis, Fresno State College, Fresno, California, vii+58 p Fisher, R.N., and H.B. Shaffer. 1996. The decline of amphibians in Cali£omia's great Central Valley. Conservation Biology, 10(5): 1387-1397. Flohr, GP. 2003. Unpublished data on mammals trapped in Santa Rosa. Holland, D.C., M.P. Hayes, and E. McMillan. 1990. Late summer movement and mass mortality in the California tiger salamander (Ambystoma californiense). The Southwestem Naturalist, 35(2): 217- 220. Jennings, M.R. 1996. Natural history notes: Ambystoma californiense (California tiger salamander). Burrowing ability. Herpetological Review, 27(4): 194. Jennings, M.R. 1998. Conservation and biodiversity of amphibians and reptiles along the central California coast. Pages 33-40 In: Nona Chiariello and Raymond V. Dasmann (editors). Proceedings of the Symposium on Biological Diversity of Central California Coast. Association for the Golden Gate Biosphere Reserve, University of California, Department of Environmental Science, Policy, and Management: Cooperative Extension Forestry. vii+122p. Jennings, M.R., and M.P. Hayes. 1994. Amphibian and reptile species of special concern in California. Final Report to the California Department of Fish and Game, Inland Fisheries Division, Rancho Cordova, California, under contract number 8023. iii+225 p. Jennings , M.R., 2003. Personal Communication with Dr. Jennings confirming the positive identification of CTS at the Silveria Property and at the adjacent Mission Peak Property. Loredo, I., D. Van Vuren, and M. L. Morrison. 1996. Habitat use and migration behavior of the California tiger salamander. Journal of Herpetology, 39(2): 282-285. l0 Long, M.M. 1992. Endangered and threatened wildlife and plants, 90-day finding, and commencement of status review for a petition to list the California tiger salamander. Federal Register, 57(224): 54545-54546. [Thursday. November 19, 1992]. Morey, S.R., and D.A. Guinn. 1992. Activity patterns, food habits, and changing abundance in a community of vernal pool amphibians. Pages 149-158 In: Daniel F. Williams, Sheila Byme, and Theodore A. Rado (editors). Endangered and sensitive species of the San Joaquin Valley, California: their biology, management, and conservation. The California Energy Commission, Sacramento, California, and the Western Section of the Wildlife Society, xv+388 p. Petranka. J.W. 1998. Salamanders of the United States and Canada. Smithsonian Institution Press, Washington. D.C. vii+587 p. Pickwell, G. 1947. Amphibians and reptiles of the Pacific states. Stanford University Press, Stanford, California, xiv+236 p Shaffer, H.B., R.N. Fisher, and S.E. Stanley. 1993. Status report: the California tiger salamander (Ambystoma californiense). Final report to the California Department of Fish and Game, Inland Fisheries Division, Rancho Cordova, California, under contract numbers 9422 and 1383.93 p. Snider, A.T., and J.K. Bowler. 1992. Longevity of reptiles and amphibians in North American collections. Second edition. Society for the Study of Amphibians and Reptiles, Miscellaneous Publications, Herpetological Circular (21): iii+40 p. Sorensen, P.C. 1994. Endangered and threatened wildlife and plants; 12-month petition finding for the California tiger salamander. Federal Register, 59(74): 18353-18354. [Monday. April 18. 1994]. Stebbins, R.C. 1951. Amphibians of western North America. University of California Press, Berkeley, California, ix+539 p. Stebbins, R.C. 1985. A field guide to western reptiles and amphibians. Second edition, revised. Houghton Mifflin Company, Boston, Massachusetts, xiv+336 p. Storer, T.I. 1925. A synopsis of the Amphibia of California. University of California Publications in Zoology, 27:1-342. 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