HomeMy WebLinkAboutItem 5.1 San Ramon Specific Plan Amend Area 3 � r
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to .� 5
AGENDA STATEMENT
MEETING DATE: November 28, 1983
SUBJECT: PA 83-064 San Ramon Road Specific Plan
- Amendment to Area 3
EXHIBITS ATTACHED: Pre-Hearing Staff Analysis
RECOMMENDATION: 1 . Hear Staff presentation
2 . Open public hearing
3 . Hear applicant and public
presentations
4 . Close public hearing
5 . Adopt resolution regarding Negative
Declaration
6 . Adopt resolution regarding Specific
Plan Amendment
FINANCIAL STATEMENT: None
DESCRIPTION: I . BACKGROUND
On August 22 , 1983 , the City Council approved the San
Ramon Road Specific Plan for four of the five defined areas .
Area 3 of the Specific Plan covers approximately 13 acres,
generally west of San Ramon Road, at Amador Valley Blvd.
The Specific Plan designates Area 3 for retail commercial
shopper goods uses, and for eating and drinking
establishments .
Mr . Richard Jeha of Festival Enterprises, Inc . , is
requesting an amendment to the Specific Plan to allow 25% to
30% personal service, financial, and office uses in Area 3 .
Mr. Jeha is proposing a shopping center which he says will
be like the Town and Country Center in Palo Alto.
II . ISSUES
Staff has visited seasonal shopping centers similar to
that proposed. Several common elements were found in each
center:
1 . A large variety of retail uses were clustered together
to encourage browsing and "one-stop" shopping. The centers
generally had a limited amount of non-shopper oriented uses
such as personal services, financial, and office uses .
2 . Each center had substantial amounts of retail window
displays along pedestrian arcades to facilitate "window
shopping" .
3 . Each center was large enough to contain a number of
shops, with office or financial uses separated from the
retail uses .
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ITEM NO. �• COPIES TO: Applicant
Area 3 Property Owners
MEMORANDUM
PRE-HEARING STAFF ANALYSIS
Meeting Date : November 28, 1983
TO: City Council
FROM: Planning Director iv
SUBJECT: PA 83-064 San Ramon Road Specific Plan
Amendment to Area 3
GENERAL INFORMATION
PROJECT: This is a request to revise the list of land uses
that can be permitted in Area 3 of the San Ramon
Specific Plan area.
APPLICANT: Richard Jeha
1460 Maria Lane Suite 410
Walnut Creek CA 94596
ASSESSOR PARCEL NUMBER: 941-40-7
PROPERTY OWNER: Richard Jeha et al
EXISTING ZONING: Retail Commercial - Shopper Goods per San
Ramon Road Specific Plan
EXISTING LAND USE: Vacant
SURROUNDING ZONING AND LAND USE:
North - Multifamily residential per San Ramon Road
Specific Plan; Vacant
East - C-1 Retail Commercial; Retail stores and
offices
South - Multifamily residential per San Ramon Road
Specific Plan
West - Multifamily residential per San Ramon Road
Specific Plan
SITE/ZONING HISTORY: On August 22, 1983, the Dublin City
Council approved the San Ramon Road Specific Plan,
which provides direction to the City for the type
and amount of land uses, the design of the
physical improvements, and the type of capital
improvements that is to govern development in the
Specific Plan area.
On October 24 , 1983 , the City Council adopted
the San Ramon Road Specific Plan Appendix A:
Definitions, which described the meanings of land
use terms used in the Specific Plan (a copy of the
definitions is attached. )
APPLICABLE REGULATIONS:
San Ramon Road Area Specific Plan pg . 6-7
Area'3 , (San Ramon Road Properties)
This area has the best potential for the development of
retail shopper stores oriented to providing additional com-
parison shopping goods for both Dublin and nearby community
residents. Its location along a major street, proximity to
the Regional Shonoing Center (Stoneridge) and on the direct
route to and from Interstate 580 for a large area give
these properties a potential not found elsewhere in Dublin.
It is the intent of this Specific Plan to reserve this area
for this kind of retail use exclusively and that other con-
venience retail uses be prohibited. Uses identified below
are described in the State Board of Equalization document
entitled "Taxable Sales in California, 1 983".
Permitted Uses !
•. Retail commercial shopper goods uses such as:
a. Family apparel
b. Household furnishings
C. General merchandise stores
d. Speciality stores
I
that offer comparison goods based on price and
quality.
• Eating and drinking establishments selling prepared
food and liquor except those defined as drive-thru
and drive-in restaurants.
Conditional Use
• Subject to a conditional use permit.
Any change from one established use to another
permitted use. .
• Community, relig'-ous and charitable institutions
facilities and uses. j
• Public facilities and uses
Prohibited Uses
i
• All retail commercial uses defined as convenience
stores including:
a. Grocery stores
I
b. Drug stores
C. Liquor stores
d. Drive-in and drive-thru restaurants
which sell food, drugs and other household goods for
consumption in a short time.
• All other retail stores and personal serices not
mentioned above including new and used vehicle sales
anal/or vehicle repair and service, service stations,
banks, dry cleaners, medical services, garden
stores, auto part stores and other similar stores
and services.
• Residential uses
• Office Uses
• Industrial Uses
San Ramon Road Area Specific Plan pg . 14-15
In terms of administration of this Specific Plan, the
following"Iregulations shall apply:
• No building permit shall be issued nor shall any build-
ing be constructed, structurally altered or enlarced on
any parcel of land affected by this Specific Plan exceot
in conformity with the provisions of said Specific Plan. i
• No site development of private property which lies with-
in the territory included within this Specific Plan
shall be developed except in conformance with this
Soecific Plan.
A proposal to amend this Specific Plan may be initiated by reso-
lution initiating a Specific Plan Study or a Soecific Plan
Amendment Study by the. Planning Commission or by the City Coun-
cil, or. an application may be filed by any landowner. In the
event of an application, the area included within this Soecific
Plan Study shall include, but need not be limited to, the land
owned by the applicant. The fee for an application shall be the
same as required for an application for an amendment of the
zoning regulations.
This Specific Plan has been adopted to accomplish the City
objectives of this City Council of the City of Dublin and to
implement at this time period a Land Use Plan and Development I
Standards for an area undergoing specific development pressure.
This Specific Plan is adopted with the realization that a new
General Plan for the City of Dublin will be shortly proposed
that may necessitate a revision of the uses and develooment
criteria presented herein. Notwithstanding, it is the intent of I
the Citv of Dublin to regulate the use, location, area and
dimension of sites for development, the height of structures,
the appearance of certain uses, structures and signs, open
space; landscaping, access and egress, off-street parking, and
i
the intensity, timing and sequence of developments and any other
aspects of land use that are appropriate within this Specific
Plan for the public peace, health, safety and general welfare of
persons working and living within the City of Dublin.
ENVIRONMENTAL REVIEW: Negative Declaration prepared for San
Ramon Road Specific Plan.
NOTIFICATION: Public Notice of the November 28, 1983, hearing
was published in the Tri-Valley Herald, mailed to property
owners, and posted in public buildings
ANALYSIS :
The applicant is requesting that the type of land uses that
are permitted on his property be changed to allow a wider array
of uses .
w
The San Ramon Road Specific Plan basically allows retail
commercial uses that are geared toward the sale of "shopper
goods" , that offer comparison shopping based on price and
quality, and it allows eating and drinking establishments .
The applicant would like to have the permitted uses changed
to allow 25% to 30% personal service, financial, and office uses .
The proposed shopping center on the applicant' s property is
being styled after a "town & country" center like that in Palo
Alto. In order to accurately determine the uses that occupy such
centers, Staff has visited four similar center:
1 . Town & Country - Palo Alto
2 . The Livery - Danville
3 . Burton Center - Walnut Creek
4 . Country Wood - Walnut Creek
4 . Each center created a distinctive shopping environment
including : covered arcades, multiple storefronts in each
building, substantial landscaping along the arcades and
within parking areas, and interestingly designed areas for
pedestrians to enjoy.
The Staff, Planning Commission, and applicant concur
that up to 300 of gross floor area of a multi-story building
should be allowed to have non-shopper oriented uses . The
key issue is how much area should non-shopper oriented uses
be allowed in the first floor of a shopping center in Area
3 .
The Planning Commission has recommended, with the
applicant ' s concurrence, that up to 25% non-shopper oriented
uses be allowed. The Staff finds that allowing 15% or 20%
would be more appropriate and more conducive to the type of
shopping center desired in Area 3 .
III . RECOMMENDATION
PLANNING COMMISSION RECOMMENDATION:
The Planning Commission and the applicant recommend allowing
up to 25% non-shopper oriented uses in the first floor.
STAFF RECOMMENDATION:
Staff recommends allowing up to 20% non-shopper oriented
uses .
ALTERNATE RECOMMENDATION:
If the City Council decides 'an alternate amount of non-
shopper oriented uses is most appropriate, Staff would recommend
an amount between 15% and 25% .
Staff recommends that the City Council approve the Specific
Plan Amendment with conditions of approval to allow up to 20%
personal service, financial, and office uses, in the first floor
of a shopping center in Area 3 . _
Should the City Council decide that a different amount is
more appropriate, Staff would recommend that the City Council
specify a limit between 15% and 25% and approve the Specific Plan
Amendment with conditions of approval .
Slides of several shopping centers, will be available for
viewing at the Council meeting .
In assessing the merits of this request, Staff has tried to
determine what it is that creates an active, attractive, and
economically viable "town & country" center . There are four (4 )
important features that appear to be characteristic of successful
centers , assuming that sufficient users are available to support
the center:
1 . Compatibility of uses
2 . Retail store front appearance with window
displays/activity
3 . Size of center
4 . Design
DESCRIPTION OF CHARACTERISTICS:
1 . Each of the centers has a variety of compatible retail
commercial uses , clustered together, which encourage people to
browse from one store to another. The uses are varied so that
people can shop for more than one type of merchandise at a time.
There are some, though limited, personal services available in
each center, such as hair stylist or cleaners . Financial
institutions are in three of the centers , however, they are
either in freestanding buildings or in office buildings . The
financial institutions have not been combined with retail uses .
Office uses are either on the second floor, as at the Palo Alto
Town & Country, or in separate and removed, freestanding
buildings, such as at The Livery, where a major road divides the
retail from the office uses .
2 . The retail characteristics of each center is accomplished,
by-and-large, by having window displays along pedestrian arcades,
which generate alot of visual interest for people who stroll
along the covered arcades . Blank walls, or curtained
storefronts, are extremely limited so that people constantly have
something to look at . Financial institutions and offices create
"inactive" storefronts, which are not consistent with shopper
oriented businesses . Retail outlets do best where people are
brought past them and allowed to "window shop" and to browse .
3 . The size of the centers studied varies . The smallest of the
centers is about the size of the applicant ' s property (4 acres ) .
The retail uses, in all cases, are collected together. Where
office or financial uses exist, they are either on the second
floor or in buildings that are removed from the retail uses .
Each center is large enough to contain several uses, and thus
allow the shopper to shop for more than one item at a time.
4 . There is a similarity in design of the centers visited. All
centers visited have several store fronts in each building. Each
center provides a covered arcade, which shelters shoppers from
sun and rain . Each center provides landscaping along the arcade,
and within the parking area. Special attention is paid to
providing interesting places for people to walk and sit.
The Specific Plan requires that Area 3 , in which the applicant
has property, be developed with retail uses that are community-
as well as neighborhood-oriented. Our survey indicates that some
personal service, office, and financial uses can share space in a
town & country center . The location and amount of such uses,
however, must be limited if a retail orientation is to be
maintained. With the above perspective, it is reasonable to
establish the amount of personal service, financial, and office
uses permitted within each center of 4 acres or more in size .
Staff ' s initial recommendations to the Planning Commission were :
1 . Allow up to 15% of the first floor area to be personal
service, financial institution, or office uses .
2 . Allow up to 30% of the overall floor area in multi-story
projects to be personal service, financial institution, or office
uses .
At the Planning Commission hearing, on October 17, 1983 , the
applicant and Planning Commission concurred with Staff regarding
the 30% limit in multi-story projects . Regarding the first floor
limit, however, the applicant and Planning Commission recommended
a 25% limit .
Based on testimony provided at the Planning Commission hearing,
and further Staff analysis, Staff finds that a first floor limit
of 15% to 20% would be reasonable and desirable to maintain the
retail orientation of a shopping center in Area 3 . Allowing up
to 25% non-shopper oriented uses in a shopping center of 4 acres
or less may be detrimental to the retail orientation of the
shopping center.
As an example, the Orchard Shopping Center is located on a 4 acre
site in the C-1 (Retail Business ) District on Regional Street .
The C-1 District does not have a limit on the amount of non-
shopper oriented uses allowed. Approximately 25% of the Orchard
Shopping Center is in non-shopper oriented uses . The non-shopper
oriented uses have not maintained the retail orientation of a
shopping center . A limit of 15% to 20% would be more conducive
and more appropriate for a retail shopping center, where people
are encouraged to window shop and browse .
CONCLUSION
The San Ramon Road Specific Plan can be amended to allow a
limited amount of non-shopper oriented uses, consistent with
those found in shopping centers similar to that anticipated for
development in Area 3 of the Specific Plan.
To achieve a shopper orientation for a retail center, the center
must have a retail storefront orientation, and pedestrian
amenities . Non-shopper-oriented uses need to be located in
either non-retail buildings, be on second floors , or occupy very
limited ground floor space within retail buildings .
CITY COUNCIL ACTION REQUIRED:
The City Council should: hold a public hearing on this
request ; determine if the Negative Declaration is acceptable;
make a determination on the request, and then make findings to
support the Council ' s action. If the City Council approves the
Specific Plan ' s amendment, the City Council should approve the
amendment subject to specific limitations and conditions .
PRE-HEARING RECOMMENDATION
The Planning Commission, with the applicant ' s concurrence,
recommends allowing up to 25% non-shopper oriented uses on the
first floor, while Staff finds that a limit of 15% to 20% would
be more appropriate . It is recommended that the City Council :
1 ) Determine the specific limitation (between 15% and 25%) for
non-shopper oriented uses on the first floor;
2 ) Approve the Amendment to Area 3 of the San Ramon Road
Specific Plan with conditions of approval .
Attachments : 1 . Location Map
2 . Draft Negative Declaration Resolution
3 . Draft Amendment Resolution
4 . Letter from Applicant
5 . Appendix A: Fefinitions
6 . Negative Declaration
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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ADOPTING A NEGATIVE DECLARATION FOR
AN AMENDMENT TO THE SAN RAMON ROAD SPECIFIC PLAN
PA 83-064 SAN RAMON ROAD SPECIFIC PLAN - AMENDMENT TO AREA 3
WHEREAS, the California Environmental Quality Act
(CEQA) , as amended together with the State ' s administrative
guidelines for implementation of the California Environmental
Quality Act and City Environmental regulations, requires that
certain projects be reviewed for environmental impact and that
environmental documents be prepared; and,
WHEREAS, a Negative Declaration for the San Ramon Road
Specific Plan was prepared by the Dublin Planning Department; and,
WHEREAS, the City Council did review the Negative
Declaration and consider it at a public hearing on August 22 ,
1983 , and the Planning Commission and City Council did review PA
83-064 relative to the Negative Declaration on October 17 , 1983,
and November 28 , 1983 , respectively;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City
Council finds that:
1 ) the project, PA 83-064 will not have any significant
environmental impacts and is consistent with the information
in the Initial Study;
2 ) the Negative Declaration has been prepared and processed
in accordance with State and local environmental law and
guideline regulations and that it is adequate and complete .
PASSED, APPROVED AND ADOPTED this th day of
1983
AYES:
NOES :
ABSENT:
Mayor
ATTEST:
City Clerk
ATTACHMENT 2
DP 83-20
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
--------------------------------------------------------------
APPROVING AN AMENDMENT
TO THE SAN RAMON ROAD SPECIFIC PLAN
PA 83-064 SAN RAMON ROAD SPECIFIC PLAN - AMENDMENT TO AREA 3
WHEREAS, Richard Jeha, property owner, proposes to
have the land uses permitted in Area 3 of the San Ramon Road
Specific Plan amended to allow limited personal services,
financial institutions, and offices; and,
WHEREAS, the City Council of the City of Dublin, on
November 28, 1983 , held a public hearing on the planning
application PA 83-064 San Ramon Road Specific Plan - Amendment
to Area 3 ; and,
WHEREAS, the City Council finds that the City of Dublin
is in the process of preparing and adopting a general plan, and
that there is reasonable probability that the proposed amendment
will be consistent with the future general plan; and,
WHEREAS, there is little or no probability that the
Specific Plan amendment will be a detriment to or interfere with
the future general plan, should the new amendment ultimately be
inconsistent with the future general plan; and,
WHEREAS, the City Council finds that the amendment
will not have a significant environmental impact; and,
WHEREAS, the amendment is appropriate for the subject
property in terms of being compatible to proposed land uses in
the area, and it will not overburden public services ; and,
WHEREAS, the amendment will not have substantial
adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or
public improvements ;
NOW, THEREFORE, BE IT RESOLVED that the City Council
amends the San Ramon Road Specific Plan Area 3 to permit limited
personal service, financial institutions, and offices, as listed
below, subject to the following Conditions :
CONDITIONS OF APPROVAL
ATTACHMENT I
1 . For Shopping Centers Involving 4 Acres or More :
a. Up to % of the total gross first floor area of
any development can be for personal service, financial
institution, or office uses, as defined in the San
Ramon Road Specific Plan .
�. Up to 30% of the gross floor area of any one building can be
used by personal service, financial institution, or office
uses .
PASSED, APPROVED AND ADOPTED this th day of
1983 .
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
1// O
F E S T I V A L E N T E R P R I S E S I N C . TELEPHONE:41 S-9?4.9152
1460 MARIA LANE,SUI iP.•1_U.WALNUT CREIUK,CA 9.1596
August 8 , 1983
Mr. Laurence L. Tong
Planning Director
City of Dublin
P.O. Box 2340
Dublin, California 94568
Re : San Ramon Road
Specific Plan
Dear Mr. Tong:
We have reviewed with you a partial list (dated August 8 ,
1983) of permitted and prohibited uses with respect to our
project. located within the above specific plan.
We are in general agreement with the underlying concept of
the uses classified in this list, but we believe that in
order to have a balanced, attractive, first-class Town &
Country Shopping Center, it is important to have some
tenants of the kinds classified in your prohibited list,
such as personal services, financial, and office uses .
Because this center will have no anchor tenant, it is
essential that a variety of uses be incorporated in its
tenant mix, which will in our opinion provide the necessary
variety needed to assure its ability to draw shoppers.
The most practicable way to satisfy your planning and our
development needs would be to express the limit on such uses
as a percentage of the building square footage.
We believe that a limit in the area of not less than 25% to
30% would provide sufficient flexibility to result in a
shopping center that we and the City of Dublin will be proud
to identify with the community.
We are requesting that an amendment to the San Ramon Road
specific plan be adopted by the Planning Commission and the
City Council of Dublin allowing the above mentioned uses as
part of the specific plan.
We would also recommend that the specific plan include a
statement that the permitted and prohibited uses are intended
to be applied to the principal use by each tenant.
w
Very truly yours,
iZECEIVED
AUG 12 '1983
P' chard'( Jeha//
DUBLIN PLANNING
RJ/mf
ATTACHMENT 4
C- -
SAN RAMON ROAD SPECIFIC PLAN
APPENDIX A: DEFINITIONS
Definitions : Throughout the area covered by the San Ramon Road Specific
Plan, the following words and phrases shall have the meanings described in
this appendix .
(NOT PERMITTED) 1 . "Convenience Store" is defined as a retail commercial
use which sells food, drugs, and other household goods, generally for
consumption in a short time .
(PERMITTED) 2 _ Eating and Drinking Establishment" is defined as a use
selling prepared food and liquor, except that defined as drive-thru and
drive-in restaurant which involve the sale of food and beverage directly to
occupants in vehicles _
(NOT PERMITTED) 3 . "Financial Institution" is defined as a use that
provides monetary services related to the depositing and removal of money
from established accounts , or the investment or loaning of monies .
(NOT PERMITTED) 4 . "Office" is defined as a use primarily providing
administrative , clerical , or professional services .
(NOT PERMITTED) 5 . "Personal Service" is defined as a use providing
services of a personal convenience nature or related primarily to indivival
needs .
(PERMITTED) 6 . "Shopper Good" is defined as a use that primarily offers
retail sale of comparison gooas based on price and quality .
Examples : The following list gives examples of uses that fit into the
established categories _ The list is not all-inclusive. The Specific
Plan (Pc . 14 ) provides that the Planning Commission shall determine if a
use, which is not specifically listed, is a permitted use of conditional
use "on the basis of similarity to the uses specifically listed" . The
Specific Plan further states that this procedure "shall not be
substituted for the amendment procedure as a means of adding new uses to
the list of permitted or conditional uses" .
(NOT PERMITTED) 1 . "Convenience Store" includes but is not limited to the
following : 1 ) grocery stores
2 ) drug stores
3 ) liquor and wine stores
4 ) drive-in and drive-thru restaurants
5 ) meat, fish or poultry stores
6 ) other stores that sell food, drugs or other
household goods for consumption in a short time
ATTACHMENT 5
Page 1
(PERMITTED) 2 . "Eating and drinking establishment" includes but is not
limited to the following :
1 ) restaurant
2 ) cocktail lounge
3 ) doughnut shop
4 ) ice cream parlor
5 ) sandwich shop
6 ) specialty food
7 ) delicatessen
8 ) bakery
9 ) candy., nuts
10 ) health food
11 ) wine and cheese with on-sale liquor from
State of California
(NOT PERMITTED) 3 . "Financial Institution" includes but is not limited to
the following : 1) bank without drive-up facilities
2 ) savings and loan without drive-up facilities
3 ) finance company
4 ) small loans
5 ) brokerage
6 ) insurance
(NOT PERMITTED) 4 . "Of=ice" includes but is not limited to the follo:•ring :
1) optometrist
2 ) medical and dental
3 ) legal
4 ) accounting
5 ) architect
6 ) employment agency
7 ) other administrative and professional office
(NOT PERMITTED) 5 . "Personal Service" includes but is not limited to the
following : 1) beauty shop
2 ) barber shop
3 ) shoe repair
4 ) - cleaner and dryer
5 ) laundry
6 ) figure salon
7 ) photographer
8 ) formal wear/rental
9 ) interior decorator
10 ) travel agent
11 ) key shop
(PERMITTED) 6 . "Shopper Good" includes but is not limited to the following :
A . General ".erchandise
1 ) department store
2 ) junior department store
3 ) variety store
4 ) discount department store
5 ) showroom catalog store
Page 2
B . Clothing
1 ) ladies specialty
2 ) ladies ready-to-wear
3 ) bridal shop
4 ) maternity
5 ) hosiery
6 ) millinery
7 ) children ' s wear
8 ) mens wear
9 ) family wear
10 ) furs
11) jean shop
12 ) leather shop
C . Shoes
1 ) family shoes
2 ) ladies shoes
3 ) mens and boys shoes
4 ) childrens shoes
D . Home Furnishings
1 ) furniture
2 ) lamps
3 ) floor coverings
4 ) curtains and drapes
5 ) upholstering
6 ) china and glassware
E . Home P.npliances/Music
1 ) aooliances
2 ) radio, TV, hi-fi
3 ) sewing machines
4 ) records and tapes
5 ) musical instruments
F . Hobbv/Special Interest
1 ) sporting goods
2 ) hobbv
3 ) art gallery
4 ) cameras
5 ) toys
6 ) bike shop
7 ) arts and crafts
G . Gifts/Specialty
1) imports
2 ) luggage and leather „
3 ) cards and gifts
4 ) candles
5 ) books and stationery
H . Jewelry and Cosmetics
1 ) costume jewelry
2 ) j e-.felry
3 ) coSmaeti c
I . Home I:::provement Centers
1 ) hara'.,'are
2 ) paint
3 ) wallpaper
4 ) plant and flower shop
Page 3
CITY OF DUBLIN
1'.0. Box 2340
Dublin, CA 94565 (415) 829-4600
NEGATIVE DECLARATION FOR: San Ramon Road Specific Plan
(Pursuant to Public Resources Code Section 21000, et seq. )
LOCATION AND
PROPONENT: Area adjacent to and west of San Ramon Road,
between Dublin Blvd. and Silvergate Dr. , Dublin.
Proposed by the City of Dublin. _
DESCRIPTION: Specific Plan for the 40+ acre area.
FINDINGS: The project will not have a significant effect on the
environment.
INITIAL STUDY: The Initial Study is attached with a brief
discussion of the following environmental
components :
Drainage and Channel Form, Flooding, Waterways, Foundation
Support, Seismic Activity, Vegetative Community Types,
Transportation Facilities, Circulation Conflicts, Road
Safety and Design, Noise Levels , Views .
MITIGATION MEASURES : Hydrological report and flood control
study, geologic and soils report, circulation improvements,
noise -attenuation, and Planned Development processing
PREPARATION: This Negative Declaration was prepared by the City
of Dublin Planning Staff, ( 415 ) 829-4916 .
REVISED
SIGNATURE: DATE: June 16, 1983
Laurence L. Tong, P a ning Director
ATTACHMENT 6
ATTACHMENT TO INITIAL STUDY FOR SAN RAMON ROAD SPECIFIC PLAN
Factual Explanations and Mitigation Measures
1 . 4 Drainage and Channel Form; 1 . 6 Flooding; and 13 . 4 Waterways :
Each new Development proposal within areas adjacent to Martin
Canyon Creek will be required to prepare a hydrological report and
detailed flood control study. Martin Canyon Creek will'be
improved to handle a 100-year storm flow and to maintain the
natural appearance of the Creek. Each project site will be graded
and improved to protect the project and the adjacent property from
flood damage .
3 . 2 Foundation Support; and 3 . 5 Seismic Activity: Each new
development proposal within the Specific Plan area will be
required to include a comprehensive geologic and soils report
prepared by a licensed geologist. The geologic and soils report
will identify any geologic or soil hazard zones and appropriate
mitigation measures . Buildings will need to maintain a 50-foot
setback limit on both sides of the fault zone, unless the County
Geologist finds, on the basis of extensive field investigation and
documented research, that a smaller setback is reasonably safe and
appropriate .
4 .2 Vegetative Co=munity Types : Each new development proposal
will indicate the location of major trees on the site and efforts
will be taken to maintain the natural appearance of the area.
6 .1 Transportation Facilities ; 6 . 2 Circulation Conflicts; 6 .3 Road
Safety and Design : Each new development proposal will be required
to contribute or dedicate either land and/or money to the roadway,
pedestrian, signal and other circulation aspects of the Specific
Plan. Vehicular ingress, egress, and internal circulation will
also be accomplished according to the Specific Plan.
8 . 1 Noise Levels : Each new development proposal that may be
affected by noise levels in excess of applicable noise standards
will be attenuated to achieve interior noise level standards .
10 . 1 Views : Each new development proposal will file a Planned
Development application . Each application will be reviewed to
insure compatibiity of proposed uses with particular attention
given to height, design, landscaping, setbacks, design treatment,
distance between structures, walls, fences, and circulation.
r