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Home My WebLink AboutItem 6.3 Emerald Glen VillageCITY CLERK # 0450-30 AGENDA STATEMENT CITY COUNCIL MEETING DATE: July 18, 2000 SUBJECT: PUBLIC HEARING PA 00-003 Emerald Glen Village Center, Planned Development Rezone / Development Plan (Report Prepared by: Anne Kinney, Associate Planner) ATTACHMENTS: 4. 5. 6. 7. City Council Resolution adopting a Mitigated Negative Declaration and Mitigation Monitoring Program City Council Ordinance aaopnn,, a Planned Development (PD) Rezone/Development Plan (with Development Plan attached as Exhibits A- 1 and A-2) Initial Stfidy/Mitigated Negative Declaration Mitigation Monitoring Program Applicant's written Statement . . Parking Study and Applicant letter dated June .~8. _000 Planning Commission Staff Report dated July 11. 2000: incorporated herein by reference* Not attached, but available at the Plarming Department. City Hail ' ' RECOMMENDATION: .~ 1. Hear Staff Presentation ~ e/ : . ;. Open Pur)hc Hearing //,,[7' . ~ L ./, , r~ ,~ o. ../ ~,~-/ .~. Hear Apph~ant's ~ res,.nt~t]on . 4. Question Staff. Appiicanr. and the Public ...... 5. Close Public Hearing --' 6. Deliberate 7. Adopt Attachment 1 Cks- Councii Resolution adopting a Mitigated Negative Declaration and Mitigation Monitoring Program 8. Waive reading and introduce the Ordinance Attachment 2 amending the Dublin Zoning Ordinance to a Planned Development (PD) Rezone/Developmen,: Plan (ydth Development Plan attached as Exhibits A-1 and A-2). and - 9. Schedule the second reading of the Ordinance for the August t. 2000 City Council meeting. PROJECT DESCRIPTION: : ne proposed project is a mixed-use development inctudin_~_ .'. ?~. ~_:, s.~,.,' ....... ~ ~oo~' ' neighborhood shopping ' ,_nL ..... 90 mui:i-family apartment .units. structured and surface parking. ~anescap~ng and related improvements. The appncanon ~nctudes a P~am~ed Development (PD) Rezone /Development Plan. A Devel ~ ac, ~ ~ ; · - , ...... . - . opm,.nt.._~re,.m,.nt .s also required prior to approval oz me Final Map. Aadmonal descriptions of zne propos,.d development concept are contained in the proposed development plan included as COPIES TO: The Appiicant/Propert3' Owner PA File ~ ITEM NO. G: '~pa99010\ccsr2.d ac Attachment 2 (Exhibits A-1 & A-2) and the applicant's statement included as Attachment 9 to this staff report: A model of the proposed development, colored elevations and color board will be presented at the City Council meeting. The model, colored elevations and color board are also availablefor'review i.n the City Council Chambers. The model effectively shows the scale and character of the proposed dev~iopment. However, the colored elevations show the proposed architectural style and design of the project in more detail. BACKGROUND: The prOject site is located at the northwest corner of Dublin Boulevard and Tassajara Road within the Eastern Dublin Specific Plan area. The project site was given a land use designation of"General Commercial" in the Specific Plan. The property is also located in an area previously 'know' as the Santa Rita Property, a 600-acre property declared surplus by Alameda County. This area is currently being developed with a mix of retail, commercial, office and.resJ.d~ntial uses. Planning Commission Action: The Emerald Glen Village Center project also includes applications for a Site Development Review. Tentative Parcel Map and a Master Sign Program. The Staff Report to the planning Commission recommended approval of the project subject to conditions. The Planning Commission at a public hearing on July 11, 2000, adopted a Resolution approving Site Development Review, Tentative Parcel Map and Master Sign Program with conditions (subject to City Council approval of the Planned Development). The Planning Commission approved the project subject to the condition that parking for the apartments be provided at a ratio of two spaces per unit in accordance with the Zoning Ordinance. In addition, the Planning Commission amended the Mitigation Monitoring Program to revise the allowable hours for delivery and loading operations from between 7:00 a.m. to t OvOO-p:m. to between ~OOa. m. and 11.~00 p.m. ANALYSIS: The 19-acre project site is rectangular in shape and is bounded bY Tassajara Road, Dublin Boulevard, future Central Parkway and Glynnis Rose (formerly Park) Drive. Surrounding land uses include a 50 acre Community Park which is currently under construction to the north of the site. To the west, a single- family / townhouse residential project (by Toll Brothers) and to the south, a corporate center involving four office buildings are currently under construction. Vacant land across Tassajara Road to the east is proposed for future General Commercial land uses. Project concept: The proposed development envisions an integrated, mixed-use, pedestrian-oriented village. This project represents the first mixed-use development that has been proposed within the City. It is a distinctively urban project in both character and scale. The proposed development consists of four one-story commercial structures (totaling 121,475 square feet) located on the southern portion of the property. A pedestrian-oriented area is planned for the center of the project. Consisting of wide sidewalks and an open plaza area with seating, an art feature and enriched landscaping. A four-story apartment building would also be located at the center of the project and wOuld be developed with 12.500 square feet of grOund floor retail uses and ninety-one units in the upper floors. The remaining residential units (299) would be located on the northern portion of the site in four four-story buildings arranged around three courtyards and a central parking structure. The commercial development would include a grocery store, drug store, restaurants and other retail and food uses. The project proposes a total of 390 dwelling units at a density of 47 units to an acre. Planned Development Rezone Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development Disthct and requires that a Development Plan shall be adopted to establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District. The applicant is applying for a Stage 1 and 2 Development Plan for the subject site in accordance with the Citv's Zoning Ordinance. A Development Plan has been prepared for the Emerald Glen Village Center, depicting development concept and addressing the requirements of the Zoning Ordinance. The proposed Development Plan is attached and consists of: Exhibit A-1, the Planned Development Provisions (including permitted and conditional uses and development regulations) and Exhibit A-2, the applicants proposed site. architectural. landscape and other plans. Consistency with General Plan and Eastern Dublin Specific Plan: The Eastern Dublin Specific Plan Specific / General Plan desinnation for the property is General Commercial. The Development Plan prbP°ses a mixed-use pr(~ect cOnsisting of apartment units and a neighborhood shopping center and is consistent with this designation, and the policies and intent of the Eastern Dublin Specific Plan and Dublin General Plan. The Specific Plan encourages mixed-use development within areas designated for General Commercial uses that cOntribute to the social, cultural and economic vitality of the commercial diStrict. The Eastern Dublin Specific Plan supports mixed-use development as a means of reducing auto traffic, efficiently using developable land and creating a vital retail environment. The project would locate stores and services in close proximity to a residential . complex, thereby promoting pedestrian actiTvity and reducing dependence on the automobile. At the junction.of the cOmmercial .and residential portions of the Project, a pedestrian-0riented area is pr°posed, consisting of zroUnd-floor retail uses and second, third and fourth floor apartments. The area denoted as the 'Avenue' on the development plans would be designed With seating and plaza areas. The City Counci! in August 1998, amended the text of the Eastern Dublin Specific Plan to add Action Program 4J(a) to "limit land uses on the site to Neighborhood Commercial Uses, to assist in ensuring the uses in the Town CenterzCommercial development are economically viable". In accordance with the amended Specific' Plan, the shopping center is intended to serve the retail needs of the growing population in eastern Dublin. Future tenants will inclu.de a grocery and drug stores an~d other retail and food uses. The base zoning for the site is a combination of Neighborhood Commercial (CN) and Multi-Family Residential (RM). The Development Plan proposes the development of 390 apartment units on the property. The City Council has previously approved changes in the location and density of residential uses within the Santa R_ita Property. However~ the pat-tern and density of residential uses remains substantially gimi.lar to that anticiPated in the Specific Plan. The overall number of dwellings units within the Santa Rita Property, including those proposed for Emerald Glen Village Center is the same as that approved by the Eastern Dublin Specific Plan. ~ Site Plan: Thee siteplan indicates that the primary commercial buildinz would be located on the southern portion of the site Parallel to Glynnis ROse Drive. Thi~0ne-storY C0m~mercial structure WoUld be divide'ds'; into-four tenant spaces (tOtal'inn 94.400 square feet) with the primary building entranfies facinv, TassaiaraR0ad. This space would accommodate a future grocery/drug store and smaller retail uses. The Surface parking 3 would be primarily arrayed in front of the building to the east. A pad building (8, 500 square feet) would be located on the comer of Tassajara Road and Dublin Boulevard with two additional buildings and a kiosk area (18. 575 square feet) aligned with TassajaraRoad and 'The Avenue'. 'The Avenue' is located at the center of the property, perpendicular to Tassajara Road and serves as the primary.' access to the development. 'The Avenue' has been designed to be pedestrian-friendly with wide sidewalks, crosswalks and an open plaza at its west end. The plaza has been designed with seating, enriched landscaping and an art feature. The north side of 'the Avenue' would be developed with ground floor retail uses (12.550 square feet) and ninety-one residential units in the upper three stories. The primary truck loading and service area for the grocery/drug store would be screened from adjacent streets and the residential development to the west by a combination solid fence/decorative trellis and extensive landscaping. The remaining residential units (299) would be located on the northern portion of the site in four four- story buildings arranged around three courtyards and a central four-story (with a 1/4 fifth floor) parkino=.-- structure. The apartments have eight different floor plans ranging from a junior one-bedroom unit up to two-bedroom / two bath units. Approximately 58% of the apartments are one-bedroom units and 15% of the apartments contain a den. All units include private patios or balcony decks which either front onto the surrounding roadways or the interior courtyards. Each courtyard would be extensively landscaped with a distinctive theme. The units are also wired with multiple Phone/fax lines and high-speed intemet access. The community woUld include a recreational/leasing office containing a fitness room, business center, conference facilities and outdoor pool area loCated at the northeast comer of the site. Parking Issues: A total of 575 (including 9 spaces at the recreational building) surface parking and 713 garage spaces have been provided to serve the development. The spaces provided for the commercial portion of the development (566 spaces) meet the requirements of the City's parking ordinance. The Zoning Ordinance requires the provision of two parking spaces (one covered and one uncovered for unreserved / guest parking) per dwelling unit. To serve the residential portion of the project a total of 780 parking spaces would be needed. The project as proposed would supply on-site parking at a ratio of 1.85 spaces per dwelling unit or 722 spaces. Therefore, the project would lack 58 spaces. It has been City practice to allow a portion of the unreserved parking spaces for residential projects to be located on-street. Due to the peculiarities of this site, there is no on-street parking available on either Tassajara Road or Dublin Boulevard and limited on-street parking available on Glynnis Rose Drive ~.approximatety 10 spaces) and only parking on Central Parkway if parking bays are constructed. In addition, a City Park is located north of Central Parkway and a townhouse/single family project is under construction west of Glynnis Rose Drive, the patrons of which will compete for limited on-street parking in the area. There is limited opportunity for the project to augment the proposed on-site parking with on- street parking. The applicant has prepared a parking study to determine an appropriate parking ratio for the project. The study reviewed the current supply of parking stalls, current parking demand and availability of on-street parking at a number of apartment complexes in Dublin and Pleasanton. The study further analyzed parking demand on an hourly basis for both a shopping center and apartment complex, The study concluded that average parking demand at apartment communities would require 1.68 spaces per dwelling unit. In addition, the stud), determined that parking demand for apartments peaked at a different time of 4 the day than shopping centers which would allow residents/visitors to utilize some of the retail surface spaces if necessary. A copy of the applicant's parking study and letter dated June 28, 2000 is attached to this staff report as Attachment 6. In accordance with the Zoning Ordinance, unreserved or guest parking should be provided within 150 feet of residential units. Therefore, only the units located within building number 4 and a portion of buildings 2 and 5 could avail of the convenience of parking within the retail area. It is staff's opinion that convenient parking for residential tenants/visitors should be provided both on-site and on the surrounding streets. However, given the peculiarities of the site, there is limited opportunity to augment the proposed number of on-site parking with on-street parking. Therefore, staff has included in the Planned Development Regulations the requirement that the project provide on-site spaces in accordance with the City's Zoning Ordinance. There are a number of options available, in order to meet the required number of parking spaces. Firstly, the developer could construct an additional half parking level to provide another 58 spaces. Secondly. the City could allow the developer credit for the existing 10 spaces on Glynnis Rose Drive and the developer would only need to construct an additional 48 spaces. Thirdly, with the provision of 732 spaces (722 on- site and 10 off-site) the developer could reduce the number of dwelling units by 24 to 366 units. The Planning Commission at the public hearing on July 11, 2000, approved the project subject to the requirement that two parking spaces be provided for each dwelling unit in accordance with the Z6ning Ordinance. In making its decision, the Planning Commission discussed the importance of providing each unit with two spaces and the factors that affect the demand for parking by apartment dwellings in Dublin. Issues diScussed included, the fact that many one-bedroom units are occupied by working couples who have two cars and many people who typically live in suburban areas may have more than one car eaCh. The Commissioners were also concerned that due to the high rents in eastern Dublin, it is likely th'at many of the two-bedroom + den units may have more than two occupants with two or more cars. Finally, due to the high rents and the location of the project within Dublin, it is still likelythat people will have to own a car to commute to and from work. The City Council may be asked to consider the provision of parking at the project at the public hearing on Jutv 18.2000. If the City Council determines that there is.sufficient evidence to indicate that the proposed supply of parking at the project is appropriate, the Planned Development Regulations (Exhibit A' 1) may be amended. Architectural Design: 'Ftie development has been designed using a mix of eclectic Mediterranean arChitectural details. reminiscent ofEurO ean villa_oes The r)rimars, commercial building facade is characterized bv a series of tower elements placed in random pattern and parapet walls of varying heights finished with heax,?' molding caps punctuated with wood brackets. The stucco finished building(s) have been designed with a Variety of elements to create vis ual interest including scoring, colored tile accents, awnings and wood wall brackets. The tower elements have clay tile hip roofs adding color and texture above the main structures. Trellised pergolas are used on both the front and the rear of the building to provide the reeling'of covered walkways.' Contoured ached openings or false opening accentuated by color changes provide additional articulation and interest along the building frontages. The proposed building colors conSist 'of complementary rich earth tones typically used in EUropean country architecture. The continual change of Color along the building faCade highlights the building 5 undulations and adds visual interest. The rear of the primary structure has been heavily treated with varying architectural elements to soften the fac, ade to the Toll residences across Glynnis Rose Drive to the west. The individual "out buildings", kiosks and trash enclosures all incorporate the same architectural detailing as the primary building. The four-story apartment structures incorporate the same architectural elements as the commercial center to the south. The retail portion of the apartment building has been designed with a defined base element to set it apart from the residences above. The parapet walls have been finished with a heavy articulated cornice cap punctuated with wood bracketing in a similar manner to the commercial structure. The building fa.cade incorporates a variety of elements to break up the building mass including undulations in the building fa¢ade, use of color and tower elements with clay tile hip roofs. Balconies are encapsulated by the building structure and do not project out from the main building. Awnings and foam banding is used to further accentuate the structure. The design of the residential buildings will complement but will not directly copy the commercial development to the south. The project should also integrate well with the Toll residences to the west. The overall architectural design of the commercial hnd residential portions of the Project are well integrated visually and will present an attractive development with a high level of architectural embellishment. Access and Circulation: Primary access to the development would be provided via a two-lane driveway known as 'the Avenue' with secondary fight in/out only access off of Dublin BoUlevard, Glynnis Rose Drive and Tassajara Road. Access to the residential village would be restricted by three gated entries to the parking garage off of ' The Avenue', Tassaj ara Road and resident only access off of Central Parkwav. The Tassaj ara Road entrance would be characterized by embellished paving, and landscaping to create an attractive entry. Parking spaces for visitors to the leasing office would also be available at this location. In addition, an emergency access would be provided between building numbers 5 and 1 off of Glynnis Rose Drive. Pedestrian access to the residential units would be provided via a system of gated entries and walkwavs to the buildings. Direct access would also be provided from each garage level to the corresponding residential floor level. The site has been designed with a system of pedestrian walkways to provide access between the residences and the retail stores at the 'Avenue' and direct access from each residential building to the surrounding sidewalks. The project utilizes various design features to encourage pedestrian access throughout the site. Elements include enhanced concrete pavement at drive aisle intersections, pedestrian walkways adjacent to landscape islands within the parking lot, widen sidewalks in front of retail stores and perimeter sidewalks along street frontages. In addition, enhanced pavement would be located west of the open plaza at 'the Avenue' to provide a direct pedestrian link to Glynnis Rose Drive. .'IzOaffs cap in g : Landscaping of the commercial portion of the'proj ect would include an at-tractive plaza area, as well as perimeter landscaping of the site, landscaping within the parking area, enhanced landscaping of the 'A-venue' and additional landscaping around the buildings. The plaza would be a focal point for pedestrian and retail activity of the center and would be located at the west end of the 'Avenue' between buildings R- 2 and R,5. The plaza would feature enriched landscaping, ornamental tree plantings, seating areas, decorative pavement and an art feature. The plaza area extends westwards to provide a pedestrian link to Glyrmis Rose Drive with flowering trees~ trellis and entry features. The 'Avenue' has been designed with 6 widen sidewalks, decorative pavement, specimen trees and enhanced landscaping. The rear of the primary commercial structure will be landscaped with dense vegetation, street trees and a combination solid wall/trellis to screen the view of the sen'ice area from Glynnis Rose Drive and adjacent residences. The design of the residential portion of the project provided the architect an opportunity to create three interior courtyards. The courtyards will be extensively landscaped with a distinctive theme to provide an attractive outdoor area for residents. The primary entrance to the complex at Tassajara Road features decorative pavement and embellished landscaping with flowering trees and color Plantings. The landscape plan indicates that the comers of Glynnis Rose Drive and Dublin Boulevard. Dublin Boulevard and Tassajara Road and Tassajara Road and Central Parkway will feature special landscaping, water elements, decorative pavement and sculpture. Details of these elements are nOt included in this application. The overall landscape concept for the project is of high quality and will enhance the architectural treatment of the buildings: The plaza area will create a focal point for the mixed-use village and an amenity for both residentS and visitors. A final detailed landscape plan shall be submitted for review and approval prior to issuance of a building permit. ENVIRONMENTAL REVIEW The 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 (Addenda to the EIR were also approved, dated May 4, 1993 and August 22, 1994). The General Plan/Specific 'Plan EIR is a program EIR, which anticipated several subsequent act:oils-related:to future development in Eastern Dublin~ The EIR did identify some impacts from implementation of the General PlarffSpecific Plan that were not able robe mitigated. Upon certification of the EIR. the Cit)' adopted a Statement of Overriding Considerations for several impacts, some of which relate to this project. The City also adopted a mitigation monitoring program, which included measures intended to reduce impacts from the development of Eastern Dublin area. These mitigation measures apply tO prOject approvals and actions at various stages in the development process, and Will be applied to this project as applicable. The timing of these mitigation measures is indicated in the City's EIR mitigation monitoring matrix (City Council Resolution # 53-93). An Initial Studv was prepared for the project to determine if additional impacts would occur as a result of this project. The Initial Study identified noise and traffic issues, which caused the issuance of a Mitigated Negative Declaration. A 20-day public review period commence"d June 7 and ended June 26. 2000. A Mitigated Negative Declaration has been prepared because the project will not have a significant effect on the environment. To date, two,comment letters have been received from Dublin San Ramon Services District and the California Regional Water Quality Control Board. The letters are attached as part of Attachment 3. No reSponse to the District's letter is necessar,'. Staffis currently preparing a response letter to the Regional Water Control Board. A copy of the Initial Study/Mitigated Negative Declaration is included as Attachment 3. - As a result of the review of the certified .EIR and addenda, and the preparation of the Initial Study. ithas been determined that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Study, the potential site-specific impacts of the project would be reduced to a level of insignificance and the proposed project will not have a significant effect on the environment. DEVELOPMENT AGREEMENT It is anticipated that the Development Agreement will be presented to the City Council for consideration in August. For the purposes of this application, the Development Agreement is not being considered at this time. However, all approvals currently under consideration ale subject to approval of' the Development Agreement. CONCLUSIONS The project as conditioned is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and Dublin Zoning Ordinance. The proposed project will provide an attractive pedestrian-oriented mixed-use development which is compatible with other land uses in the immediate vicinity as well as transportation and sen'ice facilities in the area. ~ N RECOMMENDATIO : Staff recommends the City Council open the Public Hearing, deliberate and adopt the following resolutions: 1. Adopt Attachment 1 City Council Resolution adopting a Mitigated Negative Declaration and Mitigation Monitoring prOgram; and Wgive reading and introduce the Ordinance Attachment 2 amending the Dublin Zoning Ordinance to a Planned Development (PD) Rezone/Development Plan (with Development Plan attached as Exhibits A-1 and A-2); and 3. Schedule the second reading of the Ordinance for the August 1. 2000 City Council meeting. RESOLUTION NO. -00 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ADOPTING A MITIGATED NEGATIVE DECLA1;k4TION AND MITIGATION MONITORING PROGRAM FOR EMERALD GLEN VILLAGE CENTER (PA 00-003) WHEREAS. the applicant, Shea Properties has requested approval of a Planned Development Rezone / Development Plan. Site Development Review, Tentative Parcel Map. and Master Sign Program Site Development Review for Emerald Glen Village Center to allow the development of a new t 34. 025 neighborhood shopping center, 390 multi-family apartment units, surface and structured parking. landscaping and related improvements on approximately 19 acres of land generally located west of Tassajara Road and north of Dublin Boulevard, within the Eastern Dublin Specific Plan area (APN: 986-0005-028 (a portion), 986-0005.-005); and - WHEREAS. the General Plan Amendment ("GPA") and Eastern Dublin Specific Plan ("EDSP") were adopted by the City in 1994; and WHEREAS. the EDSP provides more specific and detailed goals, policies and action programs for approximately 3313 acres within the GPA area nearest to the City on its Eastern side; and WHEREAS. a Program Environmental Impact Report ("Program EIR") was prepared for the EDSP and GPA (SCH No. 91103604) and certified by the City Council on May 10. 1993, by Resolution No. 51-93. and two Addenda dated May 4.1993, and August 22, 1994 ("Addenda") have been prepared and adopted by the City Council and are hereby incorporated by reference; and WHEREAS, on May 10. 1993, the City Council also adopted Resolution No. 53-93. adopting the GPA and EDSP, making findings and adopting overriding considerations as to the environmental impacts and mitigation measures relating to the EDSP and GPA, and adopting a. Mitigation Monitoring Program ("Program MMP") for the GPA and EDSP which resolution is hereby incorporated by reference: and WHEREAS. an Initial Study has been prepared for the project to evaluate site-specific impacts of the project, to a greater level of detail than in the Program EIR. pursuant to CEQA guidelines Section 15168. Based on the Initial Study. a Mitigated Negative Declaration and Mitigation Monitoring Program has been prepared for the project with the finding that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation MeasUres contained in the Initial Study. the potential site-specific impacts of the project would be reduced to a level of insignificance. The Pro_oram EIR and Initial Stud>, adequately describe the impacts of the project, and there have been no substantial chano__es or new information which would necessitate supplementing the Program EIR pursuant to Public Resources Code section 21166 and CEQA guidelines Section 15162: and WHEREAS, a complete application for the project is available and on file in the Ptannin~: Department; and WHEREAS, a 20 day public review pe.r~od was held for the Mitigated Negative Declaration. from June 7. 2000 through June 26, 2000; and ATTACHMENT1 WHEREAS, two comment letters were received from Dublin San Ramon Services District and the California Regional Quality Control Board and are attached as a part of Attachment 3, no response to the District's letter is necessary and Staff is currently preparing a response letter to the California Regional Quality Control Board; WHEREAS, the Planning Commission did hold a properly noticed public hearing on said application on July 11. 2000 and did adopt a Resolution recommending that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program for Emerald Glen Village Center (PA 00-003); and WHEREAS. a properly noticed public hearing was held by the City Council on July 18, 2000; and WHEREAS, a Staff Report was submitted recommending that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program for the Emerald Glen Village Center (PA 00- 003); m~d WHEREAS. the Cit',' Council did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby find that: The project is within the scope of the Program Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan (SCH 91103064). Site-specific environmental affects have been analyzed in the Initial Study prepared for the project and circulated for public review. The project will not have a significant effect on the environment with the application of Mitigation Measures identified in the Program EIR and in the Initial Study. The Mitigated Negative Declaration and Mitigation Monitoring Program have been prepared fn accordance with State and local environmental laws and guidelines. 3. The Mitigated Negative Declaration and Mitigation Monitoring Program are complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby adopt a Mitigated Negative Declaration and Mitigation Monitoring Program PA 00-003 for Emerald Glen Village Center. the Mitigation Monitoring Program is attached as Attachment 4 and with the Initial Study/Mitigated Negative Declaration (Attachment 3) are incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 18th day of July. 2000. AYES: NOES: ABSENT: ATTEST: City Clerk Mavor g:\pa00-003\CCRESOmnd 2 ORDINANCE NO. - 00 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED NORTH OF DUBLIN BOULEVARD AND WEST OF TASSAJARA ROAD (APN 986-0005-028 (A PORTION) AND 00:5) TO A PLA.NNED DEVELOPMENT ZONING DISTRICT AND ADOPTING A DEVELOPMENT PLAN FOR EMERALD GLEN VILLAGE CENTER (PA-00-003) WHEREAS, the applicant, Shea Properties, has requested approval of a Planned Development Rezone/Development Plan for Emerald Glen Village Center as shown in the Development Plan (attached as Exhibits A-1 & A-2) on land generally located north of Dublin Boulevard and west of Tassajara Road (APN 986-0005-028 (a portion) and 005); and WHEREAS, the Applicant has submitted a complete application for a Planned Development Rezone. including a Development Plan (Exhibits A-I & A-2) for Emerald Glen Village Center as required by Chapter 8.32 of Title 8 cf the Dublin Municipal Code which meets the requirements of said Chapter: and WHEREAS. the site ;viii be rezoned from "Planned Development" to "Planned Development": and WHEREAS. the potential environmental effects of the proposed project have been previously addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and WHEREAS~ an Initial Study has been prepared for the project, to evaluate site-specific impacts of the project (to a greater level of detail than in the Program EIR) pursuant to CEQA guidelines Section 15168. Based on the Initial Study, a Mitigated Negative Declaration and Mitigated Monitoring Program has been prepared for the project with the finding that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial Stud,,'. the potential site-specific impacts of the project would be reduced to a level of insignificance. The Program EIR and Initial Stud}' adequately describe the impacts of the project, and there have been no substantial changes or new information that would be outside the scope of the Program EIR: and WHEREAS, the Planning Commission did hold a properly noticed public hearing on said applications on July 11. 2000. and did adopt a Resolution recommending that the City Council approve a Planned Development Rezoning and Development Plan for Emerald Glen Village Center (p.a. 00-003): and WHEREAS. a properly noticed public hearing was held by the City Council on July t 8. 2000: and August 1. 2000: and WHEREAS, a Staff Report was submitted recommending that the City Council approve the application; and WHEREAS, on July 18. 2000 the City Council adopted a Mitigated Negative Declaration and Mitigation Monitoring Program for Emerald Glen Village Center (PA 00-003); and ATTACHMENT 2 WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City Council makes the following findings: '1. The proposed Planned Development Rezone meets the intent and purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a desirable use of land and an environment that will be sensitive to surrounding land uses by virtue of the layout and design of the site plan. A mixed-use development involving residential and retail commercial uses is consistent with the policies of the Eastern Dublin Specific Plan for a General Commercial use on this site: and 2 The Planned Development Rezone is consistent with the general provisions, intent and purpose of the PD Zoning District of the Zoning Ordinance. The Planned Development Rezone will be appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and Development Standards, which wilt be compatible with existing and proposed residential, commercial and public uses in the immediate vicinity and will enhance the development of the Specific Plan .area: and 3. The planned Development Rezone is consistent with the general provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said Plan; and 4. The Planned Development Rezone is consistent with the general provisions, intent, and purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010. A through H, of the Zonin_o Ordinance: and 5. The Planned Development Rezone will provide efficient use of land pursuant to the Eastern Dublin Specific Plan that encourages the development of mixed-use projects as a means of reducing auto traffic, promoting pedestrian activity and creating a vital retail environment; and 6. The Planned Development Rezone will not have a substantial adverse effect on health or safety or be substantially detrimental to the pubtic welfare or be injurious to property or public improvement, as all applicable regulations will be met; and 7. The Planned Development Rezone will not overburden public services or facilities as all agencies must commit to the availability of Public Services prior to the issuance of any building permits as required by the Eastern Dublin Specific Plan policies and Mitigation Measures; and 8. The Planned Development Rezone will be consistent with the policies of the Dublin General Plan: and 9. The Planned Development Rezone and accompanying Site Development Review. will be compatible with and enhance the general development of the area and will create an attractive, efficient and safe environment; and '10. The Planned Development Rezone will benefit the public necessity, convenience and general welfare: and 'l 1. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the additional site specific mitigation measures identified in the Initial Study (Attachment 6 to Staff Report) ,'T will apply to the Project. along with the conditions made a part of project approval, as the reporting and monitoring program required by Public Resources Code 21081.6 for the Project WHEREAS. the City Council did hear and use their independent judgment and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, the Dublin City Council does ordain as follows: Section 1' Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the folloWing property (': the Property'") to a Planned Development Zoning District: portion) and 005. A map of the rezoning area is shown below': . ..~ Approximately 19 acres of land know as Emerald Glen Village Center (Alameda County Surplus Property Authority. Site 3) on land generally located north of Dublin Boulevard, west of Tassajara Road, more specifically described as Assessor's Parcel Numbers: 986-0005-028 (a SECTION 2. The regulations of the use. development, improvement, and maintenance of the Property are set forth in the Development Plan for the Emerald Glen Village Center (Exhibits A-I & A-2. hereto) which are hereby approved. Any amendments to the Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. SECTION 3. Except as provided in the Development Plans. the use. development, improvement and maintenance of the Property shall be governed by the provisions of the Dublin Zoning Ordinance. SECTION 4. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 5 This ordinance shall take effect and be enforced thirty (_30) days from and after its passage. Before the expiration of fifteen (15) days after its passage, it shall be published once, with the names of the Councilmembers voting for and against same, in local newspaper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED BY the City Council of the City of Dublin. on this 2000. by the following votes: th day of AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor CiTy Clerk ~: PA00-003\rezord.doc 4 DEVELOPMENT PLAN - EMERALD GLEN VILLAGE CENTER (SITE 3, ACSPA) This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Emerald Glen Village Center PA 00-003, located north of Dublin Boulevard and west of Tassajara Road, south of future Central Parkway and east of future Park Drive (APN 986-0005-028 (a portion) and 005). This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of the project. This Development Plan includes Site, Architectural, Circulation, and Landscape Plans. other plans and exhibits dated received June 13, 2000, labeled Exhibit A-2 to the Ordinance approving this Development Plan (City Council Ordinance No. -00), and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action pro,ams of the General Plan, Eastern Dublin Specific Plan. and provisions of Section 8.32 o£the Zoning Ordinance are satisfied. Zoning: PD Planned Development Zoning District. This is a mixed-use zoning district which provides for retail commercial, service and multi-family residential uses. ge Permitted Uses: The following are permitted uses in this PD / C-N / R-M Planned Development (Neighborhood Commercial and Multi-Family Residential) Zoning District: a. Local-serving retail uses including but not limited to: Grocery Food Store General Merchandise Store. Discount/Warehouse Retail Store. Clothing/Fashion Store. Shoe Store. Home Furnishing Store. Office Supply Store. Home Appliance/~lectronics Store. Home Improvement Store. Music Store. Hobby/Special Interest Store. Gifts/Specialty Store. Jewelry and Cosmetic Store. Drug Store. Auto Parts Store. Toy Store. Book Store. Pet Supplies Store (Including In-Store Veterinary Clinic). Sporting Goods Store. + Similar Uses that sell goods based on price and quality. Office and service establishments including, but not limited to, the following: Bank/Savings and Loan. Real Estate/Title Office. Travel Agent. EXItlBIT A-1 Legal. Accounting. Medical and Dental. Optometrist. Architect. Employment Agency. Hair/Beauty Salon. Cleaner and Dryer. Shoe Repair. Key Shop. Tailor. Athletic Club. Formal Wear/Rental. Other Administrative and Professional Office. Technology Access Center. Tele-Commuting Center. Co Eating, drinking and entertainment establishments including, but not limited to, the following: Restaurant (full-service, sit-down) ~ Restaurant (convenience: Delicatessen, Bakery, Ice Cream Shop, Sandwich Shop)l Outdoor Seating 2 Wine or Liquor Bar with On-Sale Liquor License. Micro-Brewery. Nightclub. Indoor Movie Theater. Specialty Food. Video Arcade/Rentals. do Multi-family residential and associated uses including, but not limited to, the following: Accessory structures and uses Home occupations (per Chapter 8.64) Multi-family dwelling Multi-story parking structure Private recreation facility/small (for homeowners' association and/or tenants use only Rental / Management Office Under the proposed tenant mix for Emerald Glen Village Center, sit-down restaurant uses would account for 9, 350 square feet of net floor area and convenience restaurant uses would account for 17, 210 square feet of net floor area. Prior to approving a tenant improvement / City business license for additional restaurant floor area within Emerald Glen Village Center, the applicant shall provide evidence to the satisfaction of the Community Development Director that parking available at the center is adequate to support additional restaurant uses. Subject to Site Development Review Waiver approval by Community Development Director. 2 e o Conditional Uses: The following are conditional uses in this PD / C-N / R-M Planned Development (Neighborhood Commercial and Multi-Family Residential) Zoning District: Community, Religious and Charitable Institutional Facilities. Public Facilities and Uses. Veterinary Office. Recycling Center. In-Patient and Out-Patient Health Facilities as Licensed by the State Department of Health Services. Gas Station. Automobile Sales. Automobile Service. Hotel/Motel. Drive-Through Facilities, including Restaurants, financial and automobile services. Outdoor Food Vendors (by Zoning Administrator) Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modlfied by the provisions of this PD District Rezone/Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District Rezone. Site Plan & Architecture: See attached site plans and building elevations contained in Exhibit A-2, Development Plan. This development plan applies to approximately 18.73 acres shown on this plan on the west side of Tassaj ara Road, north side of Dublin Boulevard. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. Density: The maximum square footage/number of dwelling units of the proposed development under this Development Plan (as shown on the site plan, Exhibit A-2) are as follows: Ne ighborhood Commercial 7.4 acres Net 10.5 acres Gross 134.025 Sq. Ft. building area Multi-Family Residential 5.6 acres Net 8.2 acres Gross 390 Units 47.6 Du/Ac. Phasing Plan: Not Applicable. ProJect is to be built in one phase. e Neighborhood Commercial Development Standards: Development Standards Neighborhood Commercial Minimum Parcel Size N/A Parcel Depth N/A Parcel Width N/A Minimum building setback from face of curb - Glyrmis Rose Drive Minimum building setback from face of curb - Dublin Boulevard and Tassajara Road 25'_0"L2 Office Parking Retail Parking Restaurant Parking (convenience) Restaurant Parking (sit-down) Maximum commercial floor area ratio 30,_0,,L2 Building Height 50'-0" 1/250 s.f. ~ 1/300 s.f. 3 1/150 s 10/1000 s.f? .30 The setback zones shall be bally landscaped with both hardscape (private sidewalks and other hard surfaced areas) and softscape (trees, shrubs, ground cover, etc.) Exceptions to above setback requirements are the following: a Architectural projections, (such as columns, fireplaces, bay windows, window seats, second floor overhangs, balconies, decks, porches, building facades at entries) and planter boxes may encroach up to a maximum of two feet into the required setback, b. Freestanding signage as permitted in the Master Sign Program. c. Decel lanes required by the CiD' of Dublin at the entrances to the site. d. Outdoor seatifig areas may encroach up to a maximum of four feet into the required setback. The number of parking spaces required for a structure or use is based on the leasable floor area of the structure or use the parking serves. 10. Multi-Family Residential Development Standards: Development Standards Lot Size Minimum building setback from face of curb - Central Parkway and Glynnis Rose Drive Minimum Building Setback from face of curb - Tassajara Road Minimum Private Open Space Common Open Space Stuart does this .comply with proposed site plans for residential?? Multi-Family Residential N/A 25'_0"1-2 30'_0"t-2 100 s.f. patio w/a 10' min. dimension or 50 s.f. deck with a min. Dimension of 5' 50 s.f. of common open space per dwelling unit. The minimum dimension of any space satis~ing this standard is 10'. This common open space shall be improved for either passive or active use by the residents. Maximum Building Height 56'-0" Maximum Stories 4 stories Required Parking 2 spaces / dwelling unit3 Maximum residential unit densiW 47.6 units/acre The setback zones shall be fully landscaped with both hardscape (private sidewalks and other hard sur aced areas) and sofxscape (trees, shrubs, ground cover, etc.) Exceptions to above setback requirements are the following: a. Architectural projections, (such as columns, fireplaces, bay ~vindows, window seats, second floor overhangs, balconies, decks, porches, building facades at entries) and planter boxes may encroach up to a maximum of two feet into the required setback. b. Freestanding signage as permitted.in the Master Sign Program. c. Decel lanes required by the City of Dublin at the entrances to the site. Unless a lower ratio is approved by the City Counci] in the Public Hearing approving this PD (this language will be removed if the current ratio is approved) Parking/Garage and Loading: Parking/Garage and Loading shall be provided in accordance with the Dublin Zoning Ordinance standards and regulations, except as shown otherwise on the Site Plan (Exhibit A-2). The number of parking spaces shall be provided in accordance with sections 7 and 8 above. Architectural Design Guidelines, Concepts & Themes: Implementation of the following standards is required: Architecture associated with a specific corporate entity is not permitted. As an exception, corporate architecture may be considered if it is consistent with the design and intent of the Emerald Glen Village Center as shown below and presented in these Architectural Design Guidelines. Unique and consistent architecture that is in keeping with the eclectic Mediterranean theme of the project shall be a requirement for all structures on the project site. Concept and Character: · The architecture shall complement the style of the surrounding buildings and landscaping in the Emerald Glen Village Center. · Common design elements from the surrounding buildings in the Emerald Glen Village Center shall be incorporated into the individual building design. · The goal for the center is to evoke the feeling of an urban village as opposed to a suburban shopping center or apartment complex. · "Corporate Themes" shall be discouraged and the eclectic Mediterranean theme of the . project shall be a requirement for all structures on the project site. Form and Massing: · Building design shall employ varied forms to break down the scale of larger buildings to appear as if there are several smaller buildings that may have evolved over time instead of one large building built all at once. · Building design shall provide for transitional spaces such as trellises, arcades, pergolas, etc. between indoor and outdoor areas. · Wall planes shall provide variations in thickness and offsets to avoid the look of large open expanses of blank wall. Building Height: · Building heights will vary throughout the project. height limits in this district. Refer to Sections 7 & 8 above for Building · · · Entries: Primary building entries shall be visible from the street. Landscaping shall be designed to highlight the entry. Enhanced paving is encouraged at the building entries. A strong cormection between the street and sidewalk and the building entry shall be provided. Pedestrians shall be able to access the building entry from the public sidewalk without having to walk between parked cars. Fenestration: · Openings in walls for windows and or doors shall be recessed into building walls to provide an enhanced level of detail. · Individual punched openings are encouraged instead of continuous lengths of storefront or windows. · Metal storefront and window frames shall be primed and painted to match the approved palette of colors for the center. Materials: · The primary wall surface material shall be exterior cement plaster or EIFS finish system when finished to match piaster. · Wall accents shall be ceramic tile and/or precast concrete medallions. · Cornice molding caps shall be cement plaster, GFRC or EIFS. The finish shall match · · · · · the exterior wall finish. Sheet metal flashing shall be painted to match the adjacent surface. Decorative columns shall be precast concrete or GFRC. Trellis elements shall be metal or wood. Decorative brackets at cornice shall be stained wood. Awnings shall be of approved fabric with painted metal frames. Colors and Textures: · The color and texture of building materials shall complement sun'ounding buildings in the Emerald Glen Village Center. · Colors and textures shall be as shown on the approved color and material board (on file at the Dublin Planning Department) for the Emerald Glen Village Center. Minor variations are acceptable provided that they are in keeping with the spirit of the overall Design Guidelines. Roof Forums and Materials: · Flat roof forms with parapets are the primary roof forms for the Emerald Glen Village Center. · Accent elements such as comer towers or entry features is encouraged. These features may have clay tile roofs. The clay roofing tile shall match the approved roofing tile for the Emerald Glen Village Center. · Decorative cornice molding is~'encouraged at parapet walls. · Larger overhangs may be used at accent areas and may be supported by decorative wood brackets. ,J EMERALD GLEN VILLAGE CENTER EMEBALD GLEN VILLAGE -"THE AVENUE" - URBAN VILLAGE CONCEPT CONCEPT AND CHAgACTEg EHEKALD GLEN VILLAGE Dublin, CA 6/06/200" 99025-Pt~i~ .~kRCHITECTURE 200 Pine Street, Studio 500 San Francisco. CA 94104 (415) 983-0131 1TPICAL ELEVATION CONCEPT FENESTRATION TREATHENT FORHS AND MASSING EMERALD GLEN VILLAGE Dublin, CA 6106/2000 99025-P04 .~RCHITECTURE .~ND PLANNhn;G 200 Pine Street, Studio 500 Sa~ Francisco. CA 94104 (415) 983-0131 11. Landscaping Plan: Refer to attached conceptual landscape plan included in Exhibit A-2, Development Plan, Sheets L1-LS. 13. Inclusionary Zoning Ordinance: Applicant / Developer shall comply with the provisions of the City Inclusionary Zoning Regulations through the approval and execution of an Affordable Housing Agreement prior to Final Map approval. In accordance with the Inclusionary Zoning Regulations, the applicant/developer shall either provide 19 inclusionary housing units available To very low, low and moderate income households as part of the development or pay the Inclusionary Housing In-Lieu Fee in the amount in effect at the time of building permit issuance or otherwise demonstrate to the City how alternate methods will meet the requirements of the Inclusionary Zoning Ordinance. 14. Compliance with related Planning Approvals: The Applicant/Developer shall comply with all the related Site Development Review, Tentative Parcel Map and Master Sign Program Site Development Review conditions of approval for PA 00-003. 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Ul t!i' ~1 ~ j ~;'S\( r:'~" ."'",; (r '!(if I" \.., .:~ i'-';;'(~);_ ::<r', '- ! Ii;.",~",., I . I~:;' .~-~;~~~~:::, -:' .~. 1 [> "'~ " I' ;..~~ ': ~~f.s,1,f .Jtp. , "j ~.'" ~ .l' ,/ , r .%~ <~~J.~t,,;' <. :'\'~,;~,'-'~';~~,~'~~.. : (:;:I.:D.> ...iJ"iP'" ~~ .,','(t~~ ~,~: ~~~',:, ":." '\, j~ ,;' .: ':\~: ;:r:~~:(~<'i <l) .... <l) tJ i=I o U '"Cl <l) .0.. H C/J en .... o .~ " , CITY OF DUBLIN RO. Box 2340. Dublin, California 94568 City Offices, 100 Civic Plaza Dublin, California 9456,° EMERALD GLEN VILLAGE CENTER INITIAL STUDY/MITIGATED NEGATIVE DECLARATION File No. PA 00-003 Lead Agency: City of Dublin Prepared: June. 2000 ATTACHMENT 3 Administration (925)833-6650 - City Counci! (925)833-6605 - Finance (925)833-6640 - Building Inspection (925)833-6620 Code Enforcemem (925) 833-6620 · Engineering (925) 833-6630 - ~arks & Community Services (925) 833-6645 Economic Development (925) 833-6650 · Police (925) 833-6670 - Public Works (925) 833-6630 Community Deveiopmem (925) 833-6610 · Fire Prevention Bureau (925) 833-6606 DUBLEN SAN RAMON SERVICES DISTRICT 7051 Dublin Boulevard Dublin. Califomm 94568 FAX: 925 829 1180 925 828 0515 RE. CEiV~-D June 26, 2000 JUN 2 7 2000 Eddie Peabody, Jr. Director of Community Development City of Dublin P.O. Box 2340 Dublin, CA 94568 'DUBLIN PLANNING SUBJECT: COMMENTS ON MITIGATED lhrEGATIVE DECLA1L4.TION FOR EMERALD GLEN VILLAGE CENTER, CITY OF DUBLIN Dear Mr. Peabody: Thank you for providing Dubl in San Ramon Services District ("District") the opportunity to review and comment on the Mitigated Negative Declaration for the Emerald Glen Village Center. Our agency has identified no impacts nor necessary mitigations beyond those previously identified in the Eastern Dublin Specific Plan and General Plan Amendment Final EIR (SCH No. 91103064), certified in 1992. It appears that the Mitigated Negative Declaration sufficiently cites the previous El[R, and that the proposed project is an appropriate action in implementation of the Specific Plan. On May 4, 2000, the District provided the City of Dublin Planning Department a list of standard conditions and special conditions of approval to be included when approval of the project is being considered. With the inclusion of these conditions, and with the mitigations described in the Eastern Dublin Specific Plan FEll{, our agency concludes that the City of Dublin has satisfactorily addressed the potential for and opportunities for mitigation of adverse environmental effects relative to water and wastewater that may result from the project. We would appreciate the opportunity to review the Final Conditions of Approval prepared by the City prior to project approval. Sincerely, · 'lcerel /~c/2 /~g~n~e~rin~3 ~anne r BW:jg File: 99CK59I ((5.2.); chron Winston H. Hickox $~cr~o, for Protection OCalifornia Regional Wa. ter QuaJity Control Board · ,. , , San Fran,?sco Ba, y Re~i0n .... ~/ ,~ /~? Interact Address: http://www.$wrcb.ea~gov 1515 Clay S~eeI, Suite 1400, Oakland, California 94612 Phone (510) fi22-2300 - FAX (510) 622-2460 Gray Dax~ Governor JUL 7 - 000 June 27, 2000 ' DU~LiN pLAt~iiN~ File No. 2198.09 (KHL) Ms. Anne Kirmey Associate Planner City of Dublin 100 Civic Plaza Dublin, CA 94568 Re: Emerald Glen Village Center, Mitigated Negative Declaration SCIt# 91103064 Dear Ms. Kinney: We have received the above-referenced mitigated negative declaration and offer the following comments on areas with which the Board is concerned. The purpose of this project is to construct a 134,025 square foot neig_hborhood retail center and 390 multi- family apartment units. The proposed commercial development would include a grocery store, drug store, restaurants, and other retail and food uses. The residential village would include a mixture of one and two bedroom units located in four-story buildings,- arranged around a parking structure. The community would also include a recreation/leasing office. The project site is bounded by Dublin Boulevard, Tassajara Road, Central Parkway, and Park Drive. The proposed development would disturb more than five acres of land during construction. It must be covered under the State NPDES General Permit for Discharges of Storm Water Xssociated ;;4~ Construction Activity (General Permit). Tkis can be accomplished by filing a Notice of tnterit with the State Water Resources Control Board, Division of Water Qualit% The project sponsor must propose and imolement control measures that are consistent with the General Permit and with the recommendations and policies of the local agency and the RWQCB. Also, the City of Dublin is permitted under and complies with NPDES permit CAS002983 l, the municipal storm water permit and associated Storm Water Management Plan (SWM~), as a parr of approving and conditi0nmg new and redevelopment projects. The SWMP includes the following requirements: Agencies will require public and private development projects to include site planning and design techniques to prevent and minimize impacts to water quality. These may include'the following: California Environmental Protection Agency Recycled Pa~er -2- Minimize land disturbance. Minimize impervious surfaces (e.g., roadway width), especially directly connected impervious areas CDCIA). Use of clustering. Preservation 'of quality open space. Maintain (and/or restore, if possible) riparian areas and wetlands as project amenities, establishing vegetation buffer zones to reduce runoff into waterways. 9 Each agency will require public and private development projects to include permanent stormwater quality controls, as appropriate, if sufficient site plauning measures are not implemented or feasible. Therefore, as a part of its review and permitting of new and redevelopment projects, including the subject project, Dublin should require both design, measures and permanent treatment controls, as appropriate. The Negative Declaration states that BMPs will be implemented to mitigate the project's urban runoff impacts and to meet.the City's requirements under/ts N-PDES permit (p. 38). However, no specific BMPs are required or identified. Based ona rchew of the project plans included in the Negative Declaration, adequate design measures and treatment controls have not been included'in th/s project. I/this is the case, approval of the project as presently proposed would place Dublin in violation of/ts NPDES permit. As staff have discussed with City staff, the use of storm drain inlet filters as the sole means to satisfy the p~-muit requirements is inappropriate. Such filters mi~ht be used for small portions of the project, but the overall design must also include appropriate ~ ' d~s~gn measures and other treatment controls. 'Staff remain available to discUSs project design issues with you. 'Fne Board is unable to offer more specific comment at this time. However, I have attached a copy of our G~neral Comments, which discuss the Board's area of responsibility, and wkich should help guide in the pr~aration of further CEQA documentation. Board staff also encourage the lead agency to obtain a copy of"Start at the Source," a design =m.fidance manual for stormwater quality protection fi:om the Bay Area Stormwater Management Agencies Association. This manual may be obtained at most city planning offices. If you have any questions, please call Emily Guglielmo at (5! 0) 622-2344 or via e-mail to stu26(~b2.swrcb, ca.gov. ' Sincerely, Ke/th H. Lichten Water Resource Control Engineer cc (w/o enclosure): State Clearing2aouse Enclosure California Environmental Protection Agency Recycled Paper OCalifornia Regional Water Quality Control Board San Francisco Bay Region Winston H. Hiekox lnternet Address: hr~p-.//www.swrcb:¢a.gov Secretary for 1515 Clay $~e~t, Suite la00, Oakl~ncl, California 94612 ~ Environmental Phmac {510) 699-2300 ¢ FAX (510) 699-2460 t¥o~ection Gray Da~s ~o~rnor General Comments The San 'Francisco Regional Water Quality Control Board (Regional Board or RWQCB) is charged with the protection, of the Waters of the State of California in the San Francisco' Bay Region, including wetlands and stormwater quality. The Regional Board is respons~le for administ~-n-L-~g the regulations established by the Federal Ci,.-an Water Act. Additionally, the California Water Code establishes broad state author/ty for regulation of water quality. The San Francisco Bay Basin Water ~21ity Con~o'!.. plan. (~3a,in' .Plan) explains the Regional Board's strategy for regulating water quality. The Basin Plan also descn'bes the itnge of' responses available to the Regional Board with regard to actions and proposed actions that degrade or potentially degrade the beneficial uses of the Waters of the State of Calif0miai NPDES Water quality degradation is regulated by the Federal National Pollutant Discharge Elimination System (NPDES) Program, established by the Clean Watc~ Act, which conlzots and reduces pollutants to water bodies from point and nonpoint discharges. In California, the program is administered by the California Regional Water Quality Control Boards. The Regional Board issues N'PDES pr.~mits for dis.charges to water bodies in the San Francisco Bay Area, including Municipal (area- or counry-v~Sde) Stormwa~er Discharge Permits. Projects disturbing more than five acres of land during conslruction must be covered under the State N'PDES General Permit for Discharges of Storm Water Associated with Construction Activity (General Perm/t)-. Th/s can be 'accomplished by filing a Notice of Intent with the State Water Resources Control Board. An NOI and the General Permit can be obtained from the Board at (510) 622-2300. The project sponsor must propose and implement control measures that are Consistent with the Genera]''~' Permit m-nd with the recommendations and policies of the local agency and the RWQCB. Projects that include facihties with 'discharges of Storm Water Associated w/th hdusrfiat Act/vity must be covered under the State NPDES General Permit for DisCharges of Storm Water Associated with Industrial Activity. This may be accomplished by filing a Notice of Intent. Tr/e project sponsor must .propose control measures that are consistent with this, and with rec0mm~dafions and policies of the local agency and the RWQCB. In a f~w cases, the project sponsor may apply for (or the RWQCB may require) issuance of an individual (industry- or facility-specific) permit. The RWQCB's Urban Runoff Management Program requires Bay Area municipalities ~o develop and implement storm water management plans (SWMPs). The SWMPs must include a pro_m-am for implementing .new development and construction site storm water quality controls. The objective, of this component is to ensure that appropriate measures to control pollutants from new.development are: considered during the planning phase, before construction begins; implemented during the construction phase; and maintained after construction, throughout the life of the project. California Environmetttal Protection Agency ~ Recycled Paper created as mitigation for the loss of existing jua-isdictional wetlands or Waters.of the United States cannot be used as storm water treatment controls. In general, if a proposed project impacts wetlands or Waters of thc State and the project applicant is unable to demonstrate that the project was unable to avoid adverse impacts to wetlands or Waters of the State, water quality certification will be denied.' 401 Certification may also be denied based on significant adverse impacts to wetlands or other Waters of the State. Storm' Water Quality Control Storm water is the major source o£ fresh water to creeks and waterways. Storm wa~t'quaIity is affected by a..vazSety of land uses and the pollutants generated by these activities. Development and construction acti',dties cause.both site-specifi¢-.and cumulative water quaIity impacts. Water quality degradation may occur during construction due to discharges of sediment, chemicals, and wastes to nearby storm drains or creeks. Water quality degradation may occur after construction is complete, due .to discharges of petroleum hy~rbearbons, oil, grease, and metals from vehicles, pesticides and fertilizers from landscaping, and bacteria from pets and people. Runoff may be concentrated and storm v, ater flow increased by newly ~le.veloped impervious surfaces, which will mobilize and transport pollutants deposited on these surfaces to storm drains and creeks. Changes in runoff quantity or velocity may cause erosion or siltation in streams. Cumulatively, these discharges will increase pollutant loads in creeks and wetlands within the local watershed, and ultimately in San Francisco Bay. To assist municipalities in the Bay Area with complying with an area-wide N'PDES Municipal Storm Water Permit or to develop a Baseline Urban Runoff Program (if they are not yet a co-permittee with a Municipal Storm Water Permit), the Regional Board distributed the Staff Recommendations for N~ and Redevelopment Control.for Storm Water .Programs ('Recommendations) in April 1994. The Recommendations describe the Regional Board's expectations of mun3cipalfties in protecting st~n~ water quality from impacts due'.to new and redevelopment projects, including establishing policies and requirements to apply to development areas and projects; initiating appropriate planning, review, approval, and inspection procedures; and using best management practices 0BMPs) during construction and p6st-construction. Project impacts should be minimized by developing and implementing a Storm Water Pollution Prevention Plan (SWPPP). A SW-PP? is required bY *,.he State Cc, nst~'uction Storm Water Gen~'al P~v2t (General Permit). The SW~. PP should be consistent with the terms of the Genera] Permit, the Manual of Standards for Erosion & Sedimentation Control Measures by'the Association of Bay Area Governments (A.BAG), policies and recommendations of the local urban runoff program (city and/or county), and the Recommendations of the RWQCB. SWPPPs shouid also be required for projects that may have impacts, but which are not required to obtain an NPDES permit..Preparation cfa SWPPP should be a condition of development. Implementation of the SWPPP should be enforced during the construction period via appropriate options such as citations, stop work orders, or withholding occupancy permits. Impacts identified should be avoided and minimized by developing and implementing the types of controls listed below. Explanations of the controls are available in the Regi'onaI-Board's. construction Field Manual, available from Friends of the San Francisco Estuary at (510) 286-0924, in BA. SMAA's Start at the Source, and in the California Storm Water Best Management Practice Handbooks. California Environmental Protection Agency Re. cycle, d Paper Ir~pacts and Mitigation Measures Wetlands Wetlands enhance water quality through such natural functions as flood and erosion control, stream.bank stabilization, and filtration and pm-ificafion of contaminants. Wetlands also provide critical habitats for hundreds of species of fish, birds, and other wildlife, offer open space, and provide many recreational opportunities. Water. quality impacts occru- in wetlands from construction of s~actures in waterways, dredging, filling, and altering drainage m wetlands. The Regional Board must certify that any p~rmit issued by the U.S. Army Corps of Engineers pursuant to Section 404 of the Clean Water Act (covering, dredg-ing, or filling of Waters of the United States, .~.clu. ding ,weflemds) complies with ~'~ate water quality ~;tandards, or waive such r. zrfification. Section 401 Water Quality Certification is necessary for all 404 Nationwide permits, repo,-~ing and non- r~orfing, as well as individual pm'r0il'ts. All projects rriust be evaluated for the presence of jurisdictional wetlands and other Waters of the State. Destruction of or impact to these waters should be avoided. If the proposed project impacts wettm-~ds or other Waters of the State and the project applicant is unable to demonstrate that the project was unable to .avoid those adverse impacts, water., quality certification will most likely be d~ied. 401 Certification may also be denied based on significant adverse impacts to wetlands or oth= Waters of the State. In considering proposals to fill wetlands, the Regional Board has adopted the California Wetlands Conservation Policy (Executive Order W-59-93, signed August 23, 1993). The goals of the Policy include ensuring "no x)veral] net loss and achieving a long-t~-m-n net gain in the quantity, quatiry, and permanence of wetlands acreage and values." Under this Policy, the Regional Board also considers the potential pos~-construcfion impacts' to wetlands and Waters of the State and evaluates the measures proposed to mitigate those impacts (see Storm Water Quality Control, below). 'i-ne Regional Boa/'d has adopted U.S. EPA's Clean Water Act Section 404(b)(1 ) "Guidelines for Specification Of Disp. osa] Sites for Dredge or Fill Material," dated December 24, 1980, in the Board's Basin Plan for determining the circumstances under which fiil may be permitted. Section 4(~¢(b)(1) Guidelines proba'bit all discharges of fill material into regulated waters of the United States, unless a discharge, as proposed, constitutes the least environmentally damaging practicable alternative thaf will achieve ~e basic project pm-pose. For non-water depender.~I projects, the guidelines assume that there are less damaging alternatives, and the applicant must rebut that assumption. The Section 404(b)(1) Guidelines sequence the order in which proposals should be approached. First, impacts to wetlands or Waters of the State must be avoided to the maximum extent practicable. Second, the remaining impacts taus{ be minimized. Finally, the remaining unavoidable adverse impacts to wetlands or Waters of the State must be mitigated. Mitigation will be preferably in-kind and on-site, with no net destruction' of habitat value. A proportionately ~eater amount of mitigation is reqmred for projects that are out-of-kfind and/or off-site. Mitigation will preferably be completed prior to, or at least simultaneous to, the filiing or other loss of existing wetlands. Successful mitigation projects are complex tasks and difficult to achieve. This issue will be su2ongly considered during agency review of any proposed wetland fill. Wetland features or ponds California Environ.meEtal Protection Agency Re. cycled Paper dc; Site Planning The project should minimize impacts from project development by incorporating appropriate site pla'ming concepts. This should be accomplished by designing and proposing site planning options as early in the project plamaing phases as possible. Appropriate site planning c~ncepts to include, but are not limited to the following: · Phase construction to limit areas and periods of impact. · Minimize directly connected impervious areas. · Preserve natural topography, existing drainage courses and existing vegetation. · Locate construction and structures as far as poss~le fa'om streams, wetlands, drainage areas, etc. · Provide undeveloped, vegetated' buffer zones between development and sa'earns, wetlands, drainage · Reduce paveit area through cluster development, narrower streets, use of poro. us pavement'and/or retaining natural sm-faces. Minimize the use of gutters and curbs which concentrate and direct runoff to impermeable surfaces. · Use existing vegetation and create new vegetated areas to promote infiltration. · Design and lay out communities to reduce reliance on cars. · Include green areas for people to walk their pets, thereby reducing build-up of bact~-n-ia,'worms, viruses, nutrients, etc. in' impermeable areas, or institute ordinances requiring owners to collect pets' eX~l-emgrlt. Incorporate tow-maintenance landscaping. · Design and lay out streets and storm drain systems to-facilitate easy maintenance and cleaning. · Consider the need for runoff collection and treamaent systems. · Label storm drains to discourage dumping of pollutants into them Erosion The project shOUld minimize erosion and control sediment during and after consmaction. This should be done by developing and implementing an erosion control plan, or equivalent plan. This plan should be included in the SWPPP. The plan should specify all control measures that will be used or which are anticipated to be used, including, but not limited to, the following: · Limit access routes and stabilize access points. · Stabilize denuded areas as soon as possible with seeding, mulching, or other effective methods. · Protect adjacen~ properties with vegetative buffer strips, sediment barriers, or othzr effective methods. · Delineate clearing limits, easements, setbacks, sensitive areas, vegetation and drainage courses by marking them in the field. · Stabilize and prevent erosion from temporary conveyance channels and outlets. · Use sediment eontrols and filtration to remove sediment' from water generated by dewatering or collected on-site during construction. For large sites, stormwater settling basins will often be necessary. .California Environmet~tal Protection Agency .RecycIed Paper Chemical and Waste.Management The project should mim'mize impacts from chemicals and wastes used or gene,er-steal dumg construction. This should be done by developing mad implementing a plan or set of control measures. The plan or control measures should be included in the SW'PPP. The plan should specify all control m~sures that will be used or which are anticipated to be used, including, but not limited to, the following: Designate specific areas of the si~c, away from streams or storm' drain inlets, for storage, preparation, and disposal ofbuilding materials, chemical products, a_ad wastes. · Store stockpiled mawrials and wastes under a roof or plastic sheeting. · Store containers of paint, ehemicals, solvents, and other hazardous materials stored in containers under cover during rainy periods. Berm' around storage area.s to prevent contact with runoff. · C~ver open Dumpsters securely with plastic sheeting, a tarp, or other cover during rainy periods. · Designate specific areas of the site, away from streams or storm drain inlets, for auto and equipment parking and for routine vehicle and equipment maintenance. · Routinely maintain all vehicles and heavy equipment to avoid leaks. · Per/om mai or maint.~nance, repair, and vehicle and equipment washing off-site, or in desig-nated and controlled areas on-site. · Collect used mo;or off, radiator coolant or other fluids with drip pans or drop cloths. ,, Stere --.ud label spent fluids carefully prior to recycling or proper disposal. · Sweep up spilled day materials (cement, mortar, fertilizers, etc.) immediately-do not use water to wash th~-n away. · Clean up liquid spills on paved or imp.crmeable surfaces using "dr)," cleanup methods (e.g., absorb~ ma;erie!s, cat litter, rags) and dispose of cleanup materials properly. · Clean up spills on dirt areas by digging up and properly disposing df the soil. · Keep paint removal wastes, fresh concrete, cement mortars, cleared vegetation, and demolition wastes out of gutters, streams, and storm drains by using proper containment and disposal. Post-Construction The project should minimize fmpacts bom pollutants that may be generated by .,'.he project following c0nsn-uction, when the project is complete and occupied or in operation. These pollutants may include: sediment, bacteria, metals, solvents, oil, grease, and pesticides, all of which are typically gen~ated ,during the life of a residential, commercial, or industrial project after construction has ceased. This should be done by developing and implementing a plan and set of control measures. The plan or control measures should ~ included in the SWPPP. The plan should specify ail control measures that will be used or which are anticipated to be used, including, but not limited .to, the source contrdls and treatment controls listed in th.~ P~ecormmendations. Appropriate control measures are discussed in the Recommendations, in: · Table 2: Summary of residential post-construction BMP selection · Table 3: Summary of industrial post-construction BMP selection · Table 4: Summary of commercial post-construction BMP selection CaI~ornia Environmental Protection Agency Recycled Paper Additional sources of information thai should be consulted for BMP selection include the california Storm .FVater Best Management Practice Handbooks; the Bay Area Preamble to the California Storm 'Water Best Management .l~ractice Handbooks and New Development Recommendations?; the BASMAA New Development Subcornn~ttee meetings, minutes, and distributed information; and. Regional Board staff, kegiona!' Board staff also have fact sheets and otheT information available for a variety of s~-actural stormwater treatment controls, such as grassy swales, porous pavement and extended detention ponds. California l~nvironmergal J~rotection Agency Recyaled ~aper INTRODUCTION This initial study has been prepared by the City of Dublin to assess the potential environmental effects of the proposed Emerald Glen Village Center. The analysis is intended to satisfy., the requirements of the California Environmental Quality Act (CEQA), and prov!de the City. with adequate information for project review. This initial study includes a project description, environmental checHiSr and discussion focused upon issues identified in the checklist. I_n summary., this initial ~-"cudy concludes that with the implementation of mitigation measures, the project will not pose a si_~_nitScant adverse environmental impacT. The Initial Study was prepared based upon the location of the project, staff office review, 5etd review', comments from City., County and local agencies, use of the Eastern Dublin Specific Plan and General Plan _Amendment Final EIR which was previously certified (SCH No. 91103064) by the Dublin City Council, other City. Planning Documents, the CEQA Law and Guidelines, and City of Dublin CEQA Guidelines. PROJECT LOCATION AND CONTEXT -Fne proj~at sire is located on the northwest comer of Tassajara Road and Dublin Boulevard. The site area encompasses approxinnately 19 acres. The project site is bounded by roadways and is genera!!v vacant with the exception of the south and southwestern portions of the property.. This portion of d~e sire is currently bering used as a staging area and sales office for the construction and sale ofresidemial units to the west of the site. The remainder of the site is characterized by a mix of native and exotic grasses. two mature trees and a stockpile of excavated matdrial which has been placed on the western pon/on of the property from the consm~ction of nearby projects. Refer to Vicinity. Map attached as Figure t. The project site is located within the Eastern Dublin Specific Pla~General Plan area. This Specific Plan/General Plan was adopted by the City of Dublin in 1994 for the purpose of directin~ Iong-re~-n land use. circulation, infrastructure and environmental protection for 3. 302 acres of land located east of the central portion of Dublin and north of 1-580 freeway. At full build-out, the Eastern Dublin planning area would alloxv for a range of residential, commercial, office, emslovment and open space uses. The property, is located in an area previously 'know as the Santa R_ira Property, a 600-acre property declared surplus by Alameda County. This area is currently being developed with a mix of retail. commercial, office and residential uses. PROJECT DESCRIPTION The proposed project is a mixed-use development including 134,025 square foot neighborhood shopping center and 390 multi-family apartment units. The commercial development would include a groc.eu.' store, drug store, restaurants and other retail and food uses. The residential village would consist of a mixture of one and two be&oom units located in four-story buildings arranged around three coum'ards and a central parMng struc~n_u-e. A pedestrian-orientated area would be located at the center of the project, consisting of wide sidewalks and an open plaza area with ground floor retail and second. '&ird and fourth floor apartments. The community also includes a recreation/leasing office with fitness facility., outdoor pool and spa, business center and meeting room. Refer to Site Plans attached as Figure The project requires the r%llowing planning and related approvals: 1) a Planned Development (PD) Rezone / Stage 1 and Stage 2 Development_Plan, 2) Site Development Review, 3) Parcel Map and 4) a Development Agreement. Planned Develor)ment (PD3 Rezone/Sta~e 1 and 2 Develor)ment Plan: ~ne Eastern Dublin Specific Plan requires that future development within the Specific Plan area be reviewed pursuant to a Planned Development in order to create more co-ordinated, coherent development. ~ne ex/sting zoning for the site is Planned Development (PD) - General Commercial and the proposed zoning is Planned Development (PD) - General Commercial/High Densi .fy Residential. ~ne proposed designation is consistent with the policies and intent of the Eastern Dublin Specific Plan which encoura_~es mixed-use development within commercial areas that contribute to the social, cultural and economic vitality of the commercial distr/cts. The Eastern Dublin Specific Plan supports mixed-use development as a means of reducing auto traffic, efISciently using developable land and creating a vital retail environment. The project would locate stores and services in close proximity to a residential complex, thereby promoting pedestrian activity and reducing dependence on the automobile. At the j unction of the commercial and residential portions of the project, a pedestrian-oriented area is proposed, consisting of ground-floor retail uses and second, third and fourth floor apart_merits. The 'Avenue' would be designed with seating and plaza areas. In accordance with the Zoning Ordinance a Stage 1 and 2 Development Plan has been proposed for the property. The Development Plan will establish standards and regulations governing the future use. development, improvement, and maintenance of the site. The proposed Development Plan includes pe~wnirted land uses, densities, maximum number of residential units and non-residential square footages. deveiopment standards, Stage 1 and 2 site plan, architectural and landscape standards. Size Plan: Tine project site is rectang-ular in shape and is bounded by Dublin Boulevard to the south, Tassajara Road to the east. Central Parkway to the north and Park Drive to the west. The site plan indicates that the primary commercial building would be located on the southern portion of the site parallel to Park Dr/ve. This one-storm' commercial structure would be divided into four tenant spaces (totaling 94,400 square feet) with the primary bu/lding entrances facing Tassajara Road. This space would accommodate a future grocery/drug store and smaller retail uses. The surface partdng would be primarily arrayed in front of the building to the east. A pad building (8, 500 square feet) would be located on the corner of Tassajara Road and Dublin Boulevard w/th two additional buildings and a 'kiosk area (18. 575 square feet) aligned with Tassajara Road and 'The Avenue'. ;The Avenue' is located at the center of the property, perpendicular to Tassajara Road and serves as the primar.v access to the development. 'The Avenue' has been designed to be pedestrian-friendly with wide sidewalks, crosswalks and an open plaza at its west end. The plaza has been designed with seating, enriched landscaping and an art feature. The north side of :the Avenue' would be developed with ground floor retail uses (12.550 square feet) and ninety-one residential un/ts in the upper three stories. The remaining residential units (299) would be located on the northern portion of the site in four four- story., buildings arranged around three courtyards and a central four-s'tory (with a 1/4 fifth floor) parking structure. Each unit would be provided with a patio which will either front onto the surrounding roadways or the interior courtyards. Each courtyard would be extensively landscaped with a distinctive theme. Access to the residential village would be restricted by three gated entries to the parking garage and a system of gated entries to the buildings. Direct access Would be provided from each garage level to the corresponding residential floor level. Resident/visitor access to the residential units would also be provided via a system of walkways. The recreational/leasing office containing a fitness room, business center, con~%rence facilities and outdoor pool area would be located at the southwest corner of Central Parkway and Tassajara Road. .4 ccess. Parg:ing. Loading and Circulation: Seven driveways would provide access to the development from surrounding roadways. Primary access would be provided via a twO-lane driveway' known as 'the Avenue'. Secondary. access to the shopping center would be restricted to fight-in/out off of Dublin Boulevard and Park Drive and to right-in only access off of T~sajara Road. Primary residential access is provided via 'The Avenue' and a two-lane ~iveway off of Tassajara Road. This entrance would be characterized by embellished paving, and landscaping to create an am-active enr. ry. Par-king spaces for visitors to the leasing office would also be avail able at this location. A third access off of Central Parkway would be restricted to resident access on_iv. In ;4ddir/on, an emergency access would be provided between building numbers 5 and 1 off of Park Drive. The site has been designed with a system of pedestrian walkwavs to provide access between the residences and r2qe retail stores and surrounding sidewalks. Pedestrian access would be provided via the open r~laza at the west end of 'the Avenue' to Park Drive. A total of 575 ([including 9 spaces at the recreational building) surface parking and 7t3 garage spaces hax;e been provided to serve the development. The spaces provided for the commercial portion of the development meet the requirements of the Zoning Ordinance. However, parking provided for the residential village does not comply with the City's parking regulations (refer to Section X-V Transportation/Traffic for more information). Bicycle racks would also be provided on the site. The primary' track loading and service area for the grocery/drug store would be screened from adjacent streets and the residential development to the west by a combination solid fence/decorative trellis and extensive landscapingl As .~arr of the ,roiecr development, the site would be cleared and graded ro accommodate the proposed buildings, surface and structured parking, pedestrian walkways and related improvements to ensure adeouate drainage. Underground utilities, including sewer, water, reclaimed water, storm drain lines. natural gas. teleahone, fiber optic and electrical would be emended from adjoining streets. Adjacent streets are current!v being improved per the Eastern Dublin Sr>ecific Plan standards. S ire Devetor>ment Review: An application has also been filed for a Site Development Review permit, pursuant to Chapter 8.104 of the Dublin Zoning Ordinance. The purpose of Site Development Review is to promote the orderly, attractive and harmonious development within the City and to ensure compliance w/th all applicable development regulations of the Zoning Ordinance. The application also proposes a Master Sign Program for the development. Parcel Map: The applicant has also requested approval of a parcel map (refer to Figure 3) to subdivide the property. into three separate parcels of record. After approval of the Tentative Parcel Map, a final Parcel Map would be prepared, approved by the City and recorded. Develooment A~reement: A Development A~eement has been proposed between the City of Dublin, Developer and Property Owner as required by the EasteTM Dublin Specific Plan. Items typically included in the Development A~eement include, but are not limited to, the financing and timing of infrastructure; payment of tra~fi2c. noise and public facilities impact fees; improvement of roads and general provisions. VICINITY MA~P N.T,S. DUBLIN 1-580 GLEASON ROAD \ \ SUBJI~C I SI..I E DUBLIN BOULEVARD 0 P [,E AS A(NTO N IclGURI~ I - Vici.ity ]Vial: I'A - DRIVE MZ R4 Illl 'tHIIt],, EM~RALO GL£H COMMUNITY PARK 'AD RESIDENTIAL SUMMARY TOTAL UHITI $ilc Material Legend: OVERAL Sll'I~ PLAN FIGURE 2( 'lie Plans TO?OGRAPIIIC MAP C-1 AND ~.GE.NP m PRELIMINARY GRADING PLAN C-2 DATE: ,,! · ~i ' '~"' ' '7...7.-/"i ,I J'J ["l! i'll. Fi"I;T i'i:' I.LI..I. JLt l.[tll!. II. dj d I1.[ I..!.ll ! ~.l.lJ I..')i ................. BI.IlO. ] I'REI.IMINARY UTILITY MAP C-3 PARK MI M2 "!5 L]~ DATE: ! I~;_~-- ~ ........... 'I-ENTATIVE PARCEl_ IvtAP NO. 7580 5IiLI I ItlOt~t RECEIVED ........... IUO rio FIGURI~ 3 - Tentative Parcel ]ViaI I I I TENTATIVE PARCEL MAP NO. 7589 'r2""ll "' ....... I I '",.;' ! '". j i-' ~' / :::jj'il'~ -',' '- i: ,I ,. ' '- ; .t · · , ..... ~'1! '':.i · z. '.el, t ,': '-'::'.-,.':" ,.'"~l]. ~;.~.',,: · , i '.,I-s'l, ",'. ', ".".'.1 -', - ,: ,.. : ..~; ,: -.. . : ~. ..,.~., . . - ..-~ '~.,li'll,, ; ., '., - .; : .., ..~ 'l' E I,.1 T A T I V E Environmental Checklist Form Initial Study 1. Project title: Emerald Glen Village Center 2. Lead agency name and address: City. of Dublin, 100 Civic Plaza, Dublin CA 94568 3. Contact person and phone number: Anne Kinney, Associate Planner (925) 833-6610 4. Project location: North west corner of Tassajara Road and Dublin Boulevard 5. Assessors ParceINumber(s): 986-0005-028 (a portion) and 986-0005-005 6. Project sponsor's name and address: Shea Properties, 2155 Las Positas Court. Suite U, Livermore, CA 94550 General / Specific Plan designation: General Commercial (the Eastern Dublin Specific Plan contains policies which encourage the development of m/xed-use projects in areas designated for commercial uses to include both retail and residential components. Program 4J(a) of the Eastern Dublin Specific Plan limits uses on the subject site to neighborhood commercial uses) 8. Existing Zoning: Planned Development (PD) 9. Proposed Zoning: Planned Development (PD) - C-N/R-M (Neighborhood Commercial and Multi- Family Residential Zoning District) 10. Description of project: (see previous page) 12. Surrounding land uses and setting: Briefly describe the project's surroundings: The project sire is located in the eastern portion of Dublin and is surrounded by developing property: The site is bounded by Tassajara Road to the east, Dublin Boulevard to the south, Central Parkwav to the north and Park Drive to the west. Both Central Parkway and Park Drive improvements are currently under construction. West of Park Drive: a residential project with a mix of single family and multi family units is under construction; South of Dublin Boulevard: an office complex is currently under construction; North of Central parkway: Emerald Glen Communitv Park is under construction and East o£Tassajara Road: vacant (proposed as a future commercial property) 13. Other public agencies whose approval is required: (eo.__., permits, financin.~ approval) Tentative and Parcel Map (City of Dublin) · Grading and Building permits (City of Dublin) Server and water connections (DSRSD) Encroachment permks (City of Dublin) Notice of Intent (State Water Resources Control Board) ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: ~'/--~ The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Sigzfificant Impact" as indicated by the checklist on the following pages. I ~ I Aesthetics ~ Agriculture Resources ~X-~Air Quality. ~ Biological Resources ~7~ Cultural Resources ~X~ Geology/Soils l- tHazards & Hazardous Materials ~-~ Hydrology/Water Quality ~7-~ Land Use / Planning Mineral Resources Noise ~7-~ Population / Housing X t Publi~' Sen'ices ~7-~ Recreation ~X-~ Transportation/Trafzz5 c Utilities / Service Systems ~7-~ Mandatory Findings of Significance DETER_b/ffNATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I t I find that the proposed project CQ~LD NOT have a significant effect on the environment, and a NEGATIVE DECL.~RATION will be prepared. ~-~ 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 bv the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ~-~ t 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 mirigatioh measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTA.L IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. -~ I find that the could have a si~m~ificant effect on the environment, although proposed project because all potent/ally si_ouificant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECL.&R_q~TION pursuant to applicable standards, and Cb) 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. Si_o-nature Date Printed name: Anne Kinney, Associate Planner For: PA 00-003 Emerald Glen Village Center, PD Rezone, SDR, PM, DA EV,~LUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanati~)n 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 Iike the one involved (e.g., the project fails 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). All answers must take account of the whole action involved, including off-site as-welt m; 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 si~m'fificant. 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 ro a tess than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 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 I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? (Source:l, 2, 3, 5, 7, 8) b) Substantially damage scenic resources, including, but no limited to, trees, rock outcroppings, and historic buildings wkhin a stare scenic highway? (Source: t, 2, 3, 5 ) c) Subst .ag. tially decade the existing visual character or quality of the site and its surroundings? (Source:l, 2, 3, 4, 5, 7 ) d) Create a new' sburce of substantial light or glare which would adversely affect day or nighttime views in the area? (Source:l, 2, 3, ) II. AGRICULTURE RESOURCES -- In determining whether impacts to agricultural resources are sig-nificant environmental e~%cts, lead agencies may refer to the California A_o-riculmral Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conse~ation 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 Califoraia Resources Agency, to non-agricultural use? (Source: 1, 2, 3, 5, 7 ) Potentially Significant Impact Less Than Sienificant Mitigation Incorporation Less Than Si_o_nificant Impact No Impact X X X b) Conflict with existing zoning for agricultural use, or a Witliamson Act contract? (Source:2, 5, 6, 7) X !8 c) Involve other changes in the existing environment wh/ch, due to their location or nature, could result in conversion of Farmland, to non-a~icultural use? (Source:l. 2. 3 ) II!. AIR OUALITY - 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:l,2, 5 ) b) Violate any air quality, standard or contribute substantially to an existing or projected air quality violation? (Source: !, 2 ) 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: 1.2 ) d) Expose sensitive receptors to substantial pollutant concentrations?(Source:l, 2 ) e) Create objectionable odors affecting a substantial number of people?(Source: 1, 2 ) IV. BIOLOGICAL RESOURCES --Would the project: Potentially Significant Impact Less Than Si__~nificant with Mitigation Incorporation Less Than No Si_~mificant Impact Impact x x x x a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as 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: 1, 2, 3, 5, 7 ) b) Have a substantial adve~rse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Der~artmenr of Fish and Game or US Fish and Wildlife Service? (Source: 1, 2, 3, 5, 7 ) 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 inten-uption, or other means? (Source: 1, 2, 5, 7) d) Interfere substantially wdth the movement of any native resident or migatory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source: 1, 2, 3, 5, 7) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? (Source:l, 2, 5 ) 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: 1, 2, 5 ) 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:l, 2, 5, 7) Potentially Significant Impact ILes$ Than Significant with Mitigation Incorporation Less Than Significant Impact Nov Impact X X 2O b) Cause a substantial adverse change in the significance of an archaeolo~cal resource pursuant to § 15064.5? (Source:l, 2, 5, 7 ) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Source:l,2,5,7 d) Disturb any human remains, including those interred outside of formaI cemeteries? (Source:l, 2, 5, 7 ) VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse e.ffects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Pr/olo Earthquake Fault Zoning Map issued by the State Geolo_~ist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source: 1,2,7,9 ) ii) Strong seismic ground shaking? (Source: 1, 2, 9) iii) Seismic~related ground faiturel including liquefaction? (Source: 1.2.9 ) iv) Landslides? (Source:l, 2, 9 ) b) Result in substantial soil erosion or the loss of topsoil? (Source:l, 2, 7 ) 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:l, 2, 7,9 ) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact X X No Impact X X X X X d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (t 994), creating substantial risks to life or property? (Source: t, 2, 7,9 ) e) Have soils incapable of adequately supporting the use of septic ranks or alternative waste water disposal systems where sewers are not available for the disposal of waste w, arer? (Source: 1, 2, 7,9 ) VII. I-I_4.ZARDS AND HAZARDOUS NE~TERIALS -- 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: 1, 2 ) b) Create a significant hazard to the public or the environmem through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Source: 1, 2 ) c) Emit hazardous emissions or handle hazardous or acutelv hazardous materials, substances, or waste Within one- quarter mile of an existing or proposed school? (Source:l, 2 ) d) Be located on a site which is included on a list of hazardous materials sites compiled pursumnt to Government Code Section 65962.5 and. as a result, would it create a significant hazard to the public or the environment? (Source: 1, 2,7 ) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within twvo miles of a public airport or public use airport, would the pr~ ecl result in a safety hazard for people residing or working in the project area? (Source: 1, 2) Potentially Significant Impact Less Than Significant wifla Mitigation Incorporation Less Than Significant Impact x Impact x x 22 f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or w-or'king in the project area? (Source: 1, 2) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation ptan? (Source:l, 2 ) h) Expose people or structures to a si~m~ificant risk of loss. injury or death involving wildland fires, including where witdlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source:l, 2 ) 'viii. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water qualiry standards or waste discharge requirements? (Source: 1, 2, 7 ) b) Substantially deplete goundwater supplies or interfere substantially with goundwater 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 ~anted)? (Source: 1.2.7. c) Substantially alter the existing drainage pattern of the site or area, in. ctuding 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:l. 2, 7 ) 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: 1,2) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact X X X X X X 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 mnofz'w. (Source: 1, 2 ) f) Otherwise substantially degrade water quality? (Source:l. 2 ) 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:l, 2 ) h) Place ~uithin a 100~year flood hazard area structures which would impede or redirect flood flows? (Source: 1, 2 i) Expose people or structures to a significant risk of loss, ~injury or death involving flooding, including flooding as a result of the failure ora levee or dam? (Source:l, 2 ) j) Expose people or structures to a significant risk of loss, i involving inundation by seiche, tsunami, or mudflow? (Source:l, 2 ) IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? (Source:l, 2, 3 ) 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: t, 2, 4, 5, 6) Potentially Sig~nificant Impact Less Than Significant with Mitigation Incorporation Less Than j No Significantt Impact Impact x x c) Conflict with any applicable habitat conservation plan or natural community conservation plan? (Source: 1, 2, 5 ) X. MINEtCa, L 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:l, 2, 5, 7 ) b) Result in the loss of avMlability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Source: I, 2, 4, 5, 7 ) XI. NOISE - Would the project result in: 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:l, 2, 4, 5, 11 ) b) Exposure of persons to or generation of excessive groundbome vibration or ~oundbome noise levels? (Source: 1, 2, 5, 7, I1 ) c) A substantial permanent increase in ambient noise levels in the project vicinity above levels ex/sting without the project? (Source:l, 2, 5, 7, 11 ) d) A substantial temporary or periodic increase in ambiem noise levels in the project vicinity above levels existing without the project? (Source: 1, 2, 5, 7, t I ) 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 ro excessive noise levels? (Source: 1, 2) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact X X X 25 ~ 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, 2, ) XII. POPULATION .42~'D HOUSING - Would the project: a) Induce substantial population ~owth 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: 1, 2, 3, 5, 7 ) b) Displace ~substantial numbers of ex/sting housing, necessitat, ing the construction of replacement housing elsewhere? (Source:l, 2,3 ) c) Displace substantial numbers 'of people, necessitating the construction of replacement housing elsewhere? (Source:l, 2, 3 ) XIII. PUBLIC SERVICES 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 si_~nificant environmental impacts, in order to maintain acceptable sero, ice ratios, re. sponse rimes or other performance objectives for any of the public serv'ices: Fire Protection? (Source: 1, 2, 5, 7 ) Police Protection? (Source: 1, 2, 5,7) Schools? (Source: t, 2, 5, 7 ) Par!~? (~ource:!, 2, 5, 7 ) Other Public Facilities? (Source:l, 2, 5, 7 ) Less Than J Significant Impact Impact Potentially Significant Impact Less Than Significant with Mitigation incorporation X X X X 2~ X~W. 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:l, 2, 5,~ 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: 1, 2,. 5, 7 ) X~¢. TR_a, NSPORTATION/TRAFFIC- Would the project: a) Cause an increase in traffic which is substantial in relation ro 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 ar intersections)? (Source: 1, 2, 5,1 b) Exceed, either individually or cumulatively, a level of se,wice standard established by the county congestion management agency for designated roads or highways? (Source:l. 2, 5, 6 ) c) Result in a change in air n-a~2c patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Source: 1, 2, 5 ) d) Substantiallv increase hazards due to a desig-n.feamre (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Source: 1, 2 ) e) Result in inadequate emergency access? (Source: 1.2 ) f) Result in inadequate parking capacity? (Source: 1, 2, 6 ) Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than ] No Significantt Impact Impact X X X X g) Conflict with adopted policies, Plans, or prog~rams supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source: 1, 2, 4, 5 ) XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (Source:l. 2 ) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause si_~nificant envirommental effects? (Source: !, 2 ) 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: 1, 2 ) d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements n,.,.d,.d. (Source: 1, 2 ) e) Result in a determination bv the wastewarer 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: 1, 2 ) f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? (Source: 1, 2 ) Potentially Less Than Less Than 5qo Significant Significant Si=maificant Impact Impact with Impact Mitigation Incorporation X X X X X I ' X X 28 g) Comply with federal, stare, and local statutes and regulations related ro solid waste? (Source: 1, 2 ) XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to deg-rade 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 rare or endangered plant or animal or eliminate important e major periods of California history or prehistory? (Source: 1 b) Does the project have impacts that are individually timit 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 projects)? (Source:l, 2, 5 ) c) Does the project have environmental effects which will cause 'giibstantial adverse effects on human beings, either directly or indirectly? (Source: 1, 2, 5 Potentially Less Than Less Than 'No Significant Significant Significant Impact Impact with Impact Mitigation Incorporation X X X t X Sources used to determine 1. Determination based 3. 4. 5. 6. 7. Determination based Determination based Determination based Determination based Determinauon based Determination based and Addendum. D~termination based 10. potential environmental impacts: on location of project. on staff office review. on field review. on the' City of Dublin General Plan on the City of Dublin Eastern Dublin Specific Plan on the City of' Dublin Zoning Ordinance. on Eastern Dublin General Plan Amendment and Specific Plan Final EIR on Eastern Dublin Scenic Corridor Policies and Standards, April 1996. Determination based on Preliminary Geotechnical Investigation, Emerald Glen Village Center, Lowney Associates, dated November 1999. Determination based on Traffic Study, TJKM, dated March, 2000 and Addendum dated May 30, 2000 29 11. Determination based on Noise Study and Noise Management Plan prepared by Edward Pack & Associat dated May, 2000 Earlier Analyses Earlier analyses may be used where, pursuant to the tiering, proga-~ EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). a) Earlier analyses used. Identify earlier analyses and snare where they are available for review. Portions of the envirommental setting, project impacts and mitigation measures for this Initial Study refer to environmental information contained in the 1994 Eastern Dublin Specific Plan/General Plan Environmental Impact Report (SCH 91103064). This document is referenced in the Initial Study as the "Final EIR". Copies of this document is available for public review at the City of Planning Department, 100 Civic Plaza, Dublin CA. As part of the certification of the EIR, the Dublin City CoUncil adopted a Statement of Overriding Considerations for the following impacts: cumulative traffic, extension of certain community facilities (natural gas, electric and telephone service), regional air quality, noise and visual. T~,e certified EIR contains a large number of mitigation measures that will be applied to'any development within the project area. Specific mitigation measures are noted in the text of the following Initial Smdv. EV_KLUATION OF ENWIRONNEENTAL IMPACTS Discussion of Checklist/Legend PS: LS/M: LS: NIt Potentially Si?_ificant Impact Less Than Si.~maificant with Mitigation Incorporation Less Than Si~maificant Impact No Impact I. AESTHETICS Environmental Sertin_a The project site is located within a developing urban area in the eastern portion of Dublin. The property is temporarily being used as a sta~ng area for adjacent private and public improvements. A sa/es office has been established at the southwest corner of the site for the sale of residential units currently under construction to the west. The remainder of the site is vacant and relatively flat with a gentle slope from north to south across the property. The Eastern Dublin Specific Plan and General Plan ;-X_mendment FEIR classifies the property as ~'valley ~asslands", which describes areas located within the southern portion of the Specific Plan adjacent to Inter-State 580. The site is tocated adjacent to Tassajara Road. a City designated scenic road. However, the project sire is not located within a signiticant viewpoint area as defined in the Eastern Dublin Scenic Corridor Policies and Standards, April 1996. Proiect Impacts Visual/aesthetic impacts were addressed in the earlier ana/¥sis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment and through various mitigation measures. No new impacts will occur ~ a result of the project and no additional mitigation measures are required. a) Hm, e a sztbsramial adverse effect on a scenic vista? L.S. The development of the proposed project would convert an existing vacant site to an urban use. The project proposes the construction of a mixed-use community consisting of 390 multi-family units and approxJ_mately 134, 025 square feet of commercial space, parking and landscaping areas. This potential impact was addressed in the Eastern Dublin General Plan .Amendment / Spec[tic Plan EIR (Impact 3.8/C, Obscuring Natural Features, Impact 3.8/F, AlTeration of Visual Character of Flatlands: Impact 3.8/I, Scenic Vistas and Impact 3.9/J Scenic Routes) and it was determined that no mitigation measures would reduce this impact to a less-then-si_m'fificant level. Therefore, the FEIR concluded that this impact would be a potentially significant irreversible change and a Statement of Overriding Considerations has been approved for this impact. Mitigation Measure 3.8/8.0 required the development of Scenic Corridor Policies (the Eastern Dublin Scenic Corridor Policies and Standards, April 1996) to establish policies within the scenic corridor viewshed to ensure that scenic vistas would be preserved. The project site is located adjacent to a scenic roadway, however the site is not located within a scenic vista or viewpoint as identified in the Scenic Corridor Policies. No new impacts not previously analyzed in the FEIR are exr)ected to occur as a result of the project and no additional discussion is necessary: b) d) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? N.I. There are no scenic resources on the project site. There are two mature trees on site, however they are not protected heritage trees. No impacts are anticipated. Substantially deg'rade the existing visual character or quality of the site and its surroundings? L.S. Tn.is impact was addressed in a Statement of Overridding Considerations in the 1994 Eastern Dublin General Plan Amendment / Specific Plan Final EIR. Therefore no further discussion is necessary. Create a new source of substantial light or glare which would adversely affect day or nighttime Wews in the area? LS. The proposed project would increase the mount of light and glare due to new street lighting, parking lot lighting and building security lighting. A development standard/condition of approval will require the project to meet all City building and planning standards which require lights to be directed downward to prevent unwanted over spill onto other properties or negatively impact the future residents of the project. II. AGRICULTLrRE RESOURCES Environmental Settine The Eastern Dublin General Plan .~nendment / Specific Plan FEIR identifies that the site is an "appro.-dmate urbanized area" and is therefore not prime farmland. The site is not under a Williamson Act Land Conservation Agreement Contract. Proiect Imoacts ~-'-triculturat impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific -an / General Plan .Zh-nendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. a. b. c) Convert ]>rime Farmland,. conflict with agricultural zoning or convert prime farmland to a non- a~'icuItural use? N.t. The project site is located on lands that were previously occupied by Alameda CounE¢. -'The CounW Originally owned and operated approximately 950 acres, as the Santa Rita Rehabilitation Center, a prison facility and work farm. The County has relocated the prison facility to the northern portion of the property, and declared the remainder (600 acres) surplus, which is currently being developed with a mix of office, retail commercial and residential uses. The site is not identified as prime farmland and is not under Williarnson Act Land Conservation A~eement Contract. No impacts as a result of the proposed project are anticipated. III. AIR QUALITY Environmental Set-tine The project site is located within what the Bay Area Air Quality Management District defines as the Livermore- Diablo Valley. 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 w/nd speed and calm conditions (the latter approxhmatety 23 percent of the time). These local limitations on the capacity for horizontal dispersion of air 32 pollutants combined with the regional characteristic of restricted vertical dispersion give the area a high potential for regional air quality problems. Proiecr Imvacts Air Quality. imp'acs were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment and through various mkigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) Conflict with or obstruct implementation of the applicable air quaIiry plan? L.S. The proposed project would nor conflict with the local Clean Air Plan adopted by the Bay- Area Air Quality Management District because the amount of non-residential and residential development proposed has been included in Dublin's planned growth as part of the Eastern Dublin Specific Plan. The project is located approximately 1.5 miles from the DublirdPleasamon BART S ration and is a mixed-use development that provides housing, goods and services. The Air Quality impacts will be reduced by the mixed-use character of the development and by the use of BART by residents and customers/visitors of the project. Therefore air quality impacts would be less than significant. b) P'iotate any. air quality standard or contribute substantially to an existing or.projected air quality violation? L.S. Short-term construction impacts of the project, including =,grading and excavation could result in a violati on of air quality, standards established by the Bay Area Air Quality Management District. Implementation of Mitigation Measure (3. t 1/1.0 of the FEIR) will reduce the impact of dust emissions to a level of insignificance. The Eastern Dublin EIR indicates that imvacts related to construction equipment, vehicle emissions mud stationary source emissions will remain potentially significant even after implementation of Mitigation Measures 3.11~2 and 3.1 I/C/E. A Statement of Overridding Considerations was adopted for this impact,. therefore no additional discussion is required. 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? L.S. The Eastern Dublin EIR identifies Mobile Source Emissions and Stationary Source Emissions as significant irreversible impacts. These air quaIiry impacts are typically based on traffic related and Stationary Source emissions. A statement of Overriding Considerations was adopted for these long-term air quality impacts, therefore, no further analysis is necessary'. d, e) _F~ose sensitive receptors to substantial pollutant concentrations or create objectionable odors? L.S. The proposed project is a mixed-use development including commercial and residential land uses. Some commercial uses, such as gocery, restaurant and other food uses can create odors that may be deemed objectionable to the residential occupants on site. However, through Site Development Review, standard conditions of approval such as the installation of appropriate ventilation and / or scrubbers, it is anticipated that build out of the project site would result in a less than significant impact. IV. BIOLOGICAL RESOURCES Environmental Settin__. The project site is generally vacant with the exception of the south and southwestern portions of the property which are currently being used as a staging area and sales office for the construction and sale of residential units 33 to the west oft. he site. The remainder of the property is characterized by native and exotic ~m'asses and two mature trees. A stockpile of material has been placed on the northeastern portion of the site from ~ading ~:..ti,Sties for the adjacent development and roadways. The Eastern Dublin EIR identifies the habitat of the site 'Dry, Farming Rotational Cropland'. This describes fields that would have typically been cropped at various times followed by fallow years. The Eastern Dublin Specific Plan identifies no known wetlands on the site nor the presence of rare, threatened or endangered animal or plant species. Pro iect Imvacts Biological impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. (a) Hcrve a substantial adverse effect on a candidate, Sensitive, or special status species? N.I. Based on information contained in the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment, no · ' M~t.=auon m,.asm,..~.7, 20 of the Eastern Dublin candlaate, sensitive, or special-status species exist on the site. · ;. · ~ , ,-8 - / FEIR requires that a preconsWaction survey be conducted within 60 days prior to g-rading of the site to ver/~ the presence of sensitive species. Therefore, no impacts are anticipated as a result of the proposed project. b), c) Have a Jubstantiaf adverse effect on any riparian habitat or federally protected wetlands? N.I. Based on information contained in the FEIR prepared for the Eastern Dublin Specific Plan / General Plan _&rnendment and a sire visit, no wetlands or riparian features ex/st on or adjacent to the subject property.. Therefore, no impacts are anticipated as a result of the proposed project. ~'"~ Interfere substantially wi/h the movement of any native resident or migraroryfish or wildlife species? N.I. .le project site is located in a developing urban area. Tassajara Creek is located approximately 1200 feet to the west of the site and is separated to it by a residential development of 295 single-family and multi-family units. There are no other stream courses on or in close proximately to the site that could be used as a wildlife migration corridor and no impacts are expected· e) Con._flict with any local policies or ordinances protecting biological resources, such as a tree presem,arion policy or ordinance? N.I. The two existing mature trees on site are nor heritage trees under the City's adopted Heritage Tree Ordinance. The Ordinance protects native trees with a trunk diameter of 24 ", measured at 4' 6:' above the ground. The on-site trees include a Eucalyptus and non-native Oak with a trunk diameter of 30 inches and 23 inches respectively. The proposed project landscaping including a mix of nativ~ and non-native trees will more than compensate for the lost of existing on-site trees. f), Conflict with the provisions of an adopted Habitat Conse~wation _Plan, Natural Community ConServation ~lan or other approved local, regional, or state habitat conservation plan? N.I. The site is not located within the boundaries of any Habitat Conservation Plans. 34 V. CULTURAL RESOURCES Environmental Settina An analysis of the cultural resources within the eastern Dublin' area was conducted as part of the Eastern Dublin Specific Plan and associated EIR. No significant archaeological or cultural resources were identified on the subject property. Proiect Imr3acts Impacts to Cultural Resources were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) Caztse a substantial adverse change in the significance of a historical resource as defined in 2[]5064.57 N.I. The site is generally vacant and does not contain any significant h/storical resources. Therefore, no impacts are anticipated as a result of the proposed project. b), c), d) Caz.tse a substantial adverse impact or destruction to archaeological, paleontological or human resources? L...S. The project is not-anticipated to impact archaeological or paleontological resources, as no significant sites were identified in the FEIR prepared for the Eastern Dublin Specific Plan / General Plan .Amendment. However, any groundbreaking or earthwork which uncovers potentially significant finds will require that earth moving activities cease until the site can be evaluated by a certified archaeologist, to determine the significance of the finds and suggest appropriate mitigation measures. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the CEQA guidelines. No impacts to cultural resources are anticipated. VI. GEOLOGY AND SOILS Environmental Setrinz The project site is located within the San Francisco Bay Area, recognized by geologists as one of the most seismically active regions in the United States. There are a number of active faults in the region including the San Andreas fault, located approximately 29 miles southwest of the site. Three other active faults include the Calaveras fault, located about 3 miles southwest of the site, the Greenville fault, located about 8 miles northeast of the size, and the Havward fault, located about 10 miles southwest of the site. The likelihood of a major seismic event on one Sr more of these faults within the near future is believed to be high. The project site is not located within a designated Alquist-Priolo Earthquake Fault Zone (known formerly as a Special Studies Zone), The Geotechnical Resort prepared by Lowney Associates identifi ed that surface soils consist of very stiff sil~ clav with a high expansion potential. The surficial clays were underlain by interbedded ve~ stiff to hard sil~, sandy clays and medium dense to very dense clayey and silty sands that extend to at least 35 feet (maximum depth explored). The site is relatively fiat with a gentle slope from north to south, with the exception of a 120 foot wide, 520 foot tong, 20 feet high stockpile along the northeastern portion of the property. This material was placed on the sire from grading activities resulting from the development of the adjacent property and the construction of both Park Drive and Central Parkway. The central portion of the site has been overlain with a blanket of fill material to provide equipment and truck access to the stockpiled soils. Vegetation of the undisturbed portion of the site generally consists of low grasses and two mature trees. Pro~ect Im~aczs Impacts to Geology and Soils were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin "-' ~ecific Plan / General Plan Amendment and through various mitigation measures..No new impacts will occur ~s a result of the project and no additional raitigation measures are required. 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 £ault Zoning Map issued by the State Geologist for the area or based on other substantial evidence ora known fauh? N.I. The site is not located within an Alquist Priolo Special Studies Zones and there are no -known active faults that traverse the site. ii) Strong seismic ~'ound shaking? L.S. The project would be subject to strong shaking in the event of a moderate to severe earthquake within the area. Adherence to mitigation measures MzM 3.6/1.0 through 8.0 contained in the FEIR will ensure that new structures built on the site will comply with generally recognized seismic safety, standards so that ground-shaking impacts would be tess than si=m-fiScant. iii) Seism£t-re!ated W-oundfailure, including liquefaction? N.I. Based on the Geotecb_n_ical revons prepared by Lowney Associates, the character of on-site soils are not susceptible to liquefaction. Therefore the potential for liquefaction during seismic shaking is low. iv) Landslides? N.I. Based on the Geotechnical reports prepared by Lowney Associates and on information contained in the FEI_R, the potential for landslides is low. b) Result in substantial soil erosion or the loss of topsoil? L.S. The FEIR notes that an impact of construction development projects within the Specific Plan area would increase erosion and sedimentation caused by grading activities. Mitigation measures 3.5/27 and 28 requires that specific project developers implement interim control measures and appropriate design and construction methods to minimize erosion and sedimentation impacts. With Adherence to these mitigation-~measures, potential impacts are less than significant. c), d) Be located on a geologic unit or soil that is unstable, or expansive or result in on- or off-site landslide, lateral spreadin& subsidence, liquefaction or collapse? L.S. The Lowney Associates geotechnical report determined that the si~e is suitable for the proposed mixed-use development. The report contains a number of recommendations to reduce the impact of expansive soils to a level of insignificance. These measures must be adhered to ensure compliance with the UBC and other safety requirements. Adherence to Mitigation Measures 3.6/14 to 16 contained in the FEIR will also serve to reduce potential lateral spreading and related soil hazards impacts to proposed structures. e) Have soils incapable of adequately supporting the use of septic tanks or alternative ,vasze water disposal systems where sewers are not crvailable for the disposal of waste water? N. I. The development will be conneczed to the existing and planned sanita_D~ sewer system. Therefore no impacts to septic tanks or alternative waste water ~iisposal systems are anticipated. VII. I-L4,Z.4iLDS A_ND HAZARDOUS 1VE~kTERIALS Environmental Settin~ The project site is generally vacant with the exception of the south and southwestern portions of the property, which are currently being used as a staging area and sales office for the construction and sale o£residential units to the west of the site. Project Impacts These impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Aznendment and through various mitigation measures. The Eastern Dublin Specific Plan / General Plan Action Program 11.1 requires that prior to the issuance of building permits a site specific Phase 1 (and if necessary Phase 2) environmental site assessments be made available to the Community, Development Director, with appropriate documentation that all recommended remediation actions have been completed. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? N.I. The proposed mixed-use (residential/retail commercial) development would not use or cause t..o be used hazardous mater/als. b) O*eate 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? N.I. The proposed mixed-use (residential/retzdl commercial) development would not use or cause to be used hazardous material s. c) Emit hazardous emissions or handle hazardous or acutely hazcn'dous materials, substances, or waste within one-quarter mile of an existing or proposed school? N.I. The proposed mixed-use (resident/al/retail commercial) development would not use or cause to be used hazardous materials. 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? L.S. The FEIR requires that a Phase 1 (and it'necessary a Phase 2) environmental site assessment be prepared pr/or to the issuance of a grading permit for the developmenT. With adherence to the requirements of this Action program there would be less than significant impacts regarding hazardous materials. e) For a project located within an airport land use plan or, where such a ~vlan has not been adopted, within two miles ofa public airport or public use airport, would the project result in a safety hazard for fleople residing or working in theflroject site? N.I. The project site is located approximately 2.5 miles northwesterly of the Livermore Municival Airport and is located outside o£the general referral area. No impacts are anticipated as a result of this project. 29 For a project within the vicinity ofa private ah'strip, would the project result in a safe~' hazard for fleople residing or working in the project site? N.I. The project site is not located within the vicinity of' a private airstrip. No impacts are anticipated as a result of this project. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacztation plan? N.I. Adequate emergency access has been provided via proposed driveways to adjacent Central Parkway, Park Drive, Dublin Boulevard and Tassajara Road, which provide easy access to 1-580. No impacts are anticipated as a result of this project. 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? N.I. The project site is located in a developing urban area and vdll not be adjacent to open space. No impacts are anticivated as a result of this project. VIII. HYDROLOGY AND WATER QUALITY Environmental Settin~ No surface water exists on the property. The nearest water source is Tassajara Creek which is located approximately 1200 feet to the west. The site is relatively flat with a gentle slope from north to south. There are no water supply lines or wells of record on the property. Proiect Imvacts These impact..s were addressed in the eartier analysis of the FEIR prepared for the Eastern DublLn Specific Plan / Gene,mi Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) P'iotate any water quality standards or waste discharge requirements? L.S. The development of this site would result in the conversion of vacant land to an urban use and thereby increasing water runoff and creating a ~ ,tential for storm water pollution. This impact was addressed in the FEIR. Mitigation measures 3.5/53, 54 ,_nd 55 requires all future development to meet the requirements of the City of Dublin's "Best Management Practices" to mitigate storm water pollution, the water quality requirements of the City of Dublin's NPDES permit and the water quality requirements of the Alameda Counry Urban Runoff Clean Water Pro_o-ram. With adherence to these mitigation measures, impacts to water quality.' would be reduced to less than si_mxificant. b) Substantially deplete groundwater recharge areas or lowering of the local groundwater table leYel?L.S. Lownev and Associates conducted a pretim2nary geotechnical investigation of the site and drilled four exploratory borings to depths ranging from 15 to 35 feet. Groundwater was not encountered dur/ng the investigations. The FEIR addressed impacts to goundwater supplies (Impact 3.5/z) as potentially significant, with the imvlementation of mitigation measures (3.5/49 and 50) outlined in the FEIR, this irnpact would be reduced to less than significant. c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course ora stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? L.S. The development of the site will involve gading and construction of the storm water system.. The quantity and rate ofstormwater flow shall adhere to the Santa Pdta Drainage Master Plan, in accordance with mitigation measures identified in the FEIR. d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course ora stream or river, or substantially increase the rate or amount of surface runoff in a manner which ~-' ,uld result inflooding on- or off-site? L.S. The development of this site would not significantly alter drainage patterns in the area. Existing surface drainage fiows would be slightly altered due to anticipated site grading. Drainage will be collected through the proposed on-site storm water system and will connect to existing and planned drainage improvements within eastern Dublin. The project site lies outside of the 100-year flood elevation. 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?. L.S. Construction o£ on-site improvements will increase storm water runoff. A condition o£project approval will require that the mount and rate o£ storm water runoff shall conform with the Santa Rita Drainage Master Plan, in accordance with mitigation measures identified in the Pro=m-am FEIR_ This is considered a less than sig"nificant impact. f) Othe:-wise substantially degrade water quality? L.S. 'See response to (a) above. g) Place housing within a J O0-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Znsw'ance Rate Map or other flood hazard delineaa'on map? N.I. The project site is not located wirh/n a t 00-year or 500-year flood hazard area. The property lies within Fiood Zone X (an area outside of the 500-year flood) per the FIRM (Flood Insurance Rate Map) Flood Map, community number 060705-0021B, dated September 17, 1997. No impacts to housing are anticipated. h, i) Place u'ithin a ] O0-year fiood hazard area structures which would impede or rea'irect flood flows including damjZilures? N.I. The project site is not located within a 100-vear flood hazard area. No impacts are expected. £~vose .people or structures to a significant risk of loss, injury or death involving inundation by seiche. tsunami, or mudflow? N.I. No open body o£water exists on the site or within an appropriate distance from the site that could result in a seiche. The project site is not located within an area susceptible to landslides, therefore no impacts as a result ofmudslides are anticipated. IX. LAND USE AND PLANNING Environmental Settinc, The project site is located within the boundaries of'the Eastern Dublin Specific Plan, which was adopted by the City, in 1994 t'or the purpose of guiding future ~m-owth in the eastern portions of the City. The Eastern Dublin Specific Plan / General Plan designation for the property is General Commercial. The City Council in August 1998: amended the Eastern Dublin Specific Plan to add Program 4J(a) to limit pe .rmitted uses on the site to · neighborhood commercial uses. The project proposes a mixed-use development consisting of'multi-family residential units and a neighborhood shopping center. The proposed development is consistent with the policies and intent of the Eastern Dublin Specific Plan which strongly encourages mixed-use development as a means of reducing arno traffic, efficiently using developable land and creating a vital retail environment..A/though, the project proposes that allocation of residential un/ts to the site, in combination with previous changes to the location and density of residential uses within the Santa Rita Property,, the pattern and density, of uses would be substantialtv similar to that anticipated in the Specific Plan. The overall number of dwellings units within the Santa Rita Property is the same as that approved by the Eastern Dublin Specific Plan. Proiect tmr>acts a) PhvsicaIh' divide an established community? N.I. The development of this site has been planned as part of the Eastern Dublin Specific Plan. The proposed uses will be compatible with surrounding land uses and will not ',~ divide an existing community. --~'~ Conflict with any applicable land use plan, policy, or reg-ulation o fan agency with jurisdiction over the · oject (including, but not limited to the generalplan, specificplan, local coastalprogram, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? N.I. The project is consistent with the intent and policies of the Dublin General Plan, Eastern Dublin Specific Plan and the Dublin Zonin¢ Ordinance. c) Conflict with any applicable habitat conservation ,plan or natural community conservation plan? N.I. The City. has no adopted habitat conservation or natural community conservation plan that applies to the project or the vicinity. X. MINERAL RESOURCES Environmental Settin¢ The project site is generally vacant. Based on the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Aznendment, there are no 'known mineral resources on the property. Project Imoacts Impacts to Mineral Resources were addressed in the earlier analysis of the FEIR prepared for the EasTern Dublin Svecific Plan / General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required.' Result in the loss of availability ora known mineral resource that would be of value to the region and the residents of the state? NI. Trie Eastern Dublin Specific Plan does not indicate the presence of significant resources of minerals on the property.. Therefore, no impacts are anticipated as a result of this project. Result in the loss' of crvailabiliry ora locally-important mineral resource recovery site delineated on a local generai ptan, spec¢?c plan or other land use plan? N.I. The Eastern Dublin Specific Plan does not indicate the vresence of significant resources of minerals on the property.. Therefore, no impacts are anticipated as a result of this project. XI. NOISE Environmental Settin_o The major sources of noise in the vicinity of the project include noise generated by traffic on Tassajara Road, Central Parkway, Dublin Boulevard and distant noise generated by traffic on'I-580, by training activities on Camp Parks and the County Sheriff's property to the north and occasional aircraft flyovers. Edward Pack Associates. Inc Acoustical Consultants have conducted a Noise Assessment Study of existing and future noise levels at the site. At future build-out of Tassajara Road (six-lane arterial) and Central Parkway (four-lane roadway) the projected noise levels at the building setback lines (30 feet from right-of-way) will be 66dBA and '71 dBA for ©entral Parkway and Tassajara Road, respectively. Proiect tmoacts · ise Imeacts were addressed in the earlier analysis of the FEtR prepared for the Eastern Dublin Specific Plan / ,_,eneral Plan Amendment and through various mitigation measures. 4O a) F. xposure of. persons to or generation of noise levels in excess of standards established in the local general ]2lan or noise ordinance, or applicable standards of other agencies? LS/M The Dublin General Plan states that all new housing exposed to a CNEL of 60 dB or less is-considered 'normally acceptable' and housing exposed to a CNEL of between 60 and 70 dB is considered 'conditionally acceptable' with the installation of noise insulation features. One of the implementing policies of the General Plan Noise Element discusses new' soundwalls for housing located along 1-680, otherwise, residents would be exposed to a CN£L exceeding 65 dB. Therefore an exterior residential noise environment of between 60 and 70 dBA is 'conditionally acceptable' with the installation of noise insulation features but a noise environment of 65 dBA would be acceptable. The General Plan identifies the maximum indoor noise level for residential areas as 45 dBA. Construction of the residential portion of the project would expose future residents of units with a direct or side view of Tassajara Road to outdoor noise levels in excess of that considered 'normally acceptable' in the Dublin General Plan. The following Mitigation Measures are recommended to reduce exterior and interior noise impacts on the project to a less than significant level. Mitigation Measure la: Prior to the issuance ora building permit the applicant shall verify that acoustically-effective patio fences/railings shall be constructed at ail fn'st through fourth floor balconies with a direct or side view of Tassajara Road to reduce the exterior patio levels to 67 dBA at ground floor patios and 66 dBA or lower ax upper floor patios as follows: All patios within 110 feet of the centerline of Tassajara Road and with a direct or side view of the road shall be constructed with 6 15 high. acoustical-effective patio fences at ail fn'sr floor patios, 54 in. high acoustical- e~ctive patio balconies at all second floor patios, 48 inch high acoustical-effective patio balconies at alt third floor patios and 42 inch high acoustical-effective patio balconies at ail fourth floor patios. Ail patios within 175 feet of the centerline of Tassajara Road and with a direct or side view of the road shall be constructed with 6 ft high acoustical-effective patio fences at all first floor patios, 48 in. high acoustical- effective patio balconies at ali second floor patios, 42 inch high acoustical-effective patio balconies at ali third and fourth floor patios. Ali patios within 320 feet of the centertine of Tassajara Road and with a direct or side view of the road shall be constructed with 6 15 high acoustical-effective patio fences at all first floor patios, 42 in. high acoustical- effective patio balconies at all second, third and fourth floor patios. 4. Acoustically-effective materials to be used shall be as specified in the Noise Assessment Study prepared by Edward Pack and Associates and on-file with the Planning Department. Mitigation Measure lb: Prior to the issuance of a building permit the applicant shall verify that the interior noise levels shall not exceed 45 dBA as follows: Alt units along the perimeter of building 3 facing north, south or east shall be installed with window rated minimum'Sound Transmission Class (STC) 31 or higher. Install windows rated minimum STC 28 in ali other living spaces. All units of building 1 and 2 with living spaces facing Central Parkway and Tassajara Road shall be installed with window rated minimum Sound Transmission Class (STC) 28. 4n_ Install mechanical ventilation in a~cted units to ensure a habit~bIe environment as specified by the Unigorm Building Code. Construction plans shall be stamped approved by the qualified acoustical consultant Impact 3.10/F of the FEIR identified that noise conflicts due to the presence of adjacent residential and commercial uses within a mixed-use project is considered a potentially significant impact. With the implementation of Mitigation Measure 3.10/6.0, wkich requires the preparation of a Noise Management Plan this imoact will be reduced to a level of insignificance. A Noise Management Plan has been prepared by Edward Pack and Associates (and is on file at the Dublin Planning Department) to evaluate the future noise environment and to propose recommendations to minimize or avoid potential noise problems. The following Mitigation Measure is recommended to reduce noise conflicts of the project to a less than significant level. Mitigation Measure lc: The commercial developer/shopping center management shall ensure on an on-going basis that: -- 1. All deliveries and loading operations shall occur during the hours of 7:00 a.m. and 10:00 p.m. to minimize noise impacts affecting nearby residents. 9 Trash pick-ups shall occur during the hours of 7:00 a.m. and 10:00 p.m. to minimize noise impacts aff%cting nearbv res/dents. Containers with plastic lids shall be used to minimize the "banging" sound of sreet lids. 3. Roof-top and mechanical equipment shall be shielded with air-tight panels to obstruct the view- from any residential unit and to minimize noise impacts on residents. Equipment with the lowest Sound Power Levels (acoustic output) shall be chosen by the mechanical engineer. b) Exposure of_persons to or generation of excessive groundborne vibration or groundborne noise levels? L.S. Construction of the proposed project would not result in long-term increase in_~ound vibratio~ since the project is a mixed-use development involving multi-family residential units and neighborhood commercial shopping center. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? L.S. The FEIR identified that permanent noise impacts to existing residences related to traffic noise and the noise impacts to existing and proposed residences generated by training Activities on Camp Parks and the County property to the north would be an unavoidable significant impact. A Statement of Overriding Considerations was adopted. No further analysis is required. d) A substantial tempora~Ty or ~periodic increase in ambient noise levels in the project vicinity above levels existing without'the project? L.S. Construction of the proposed project would increase short-ter-m noise levels during the construction period for the project. Mitigation Measures 3.10/4 and 5 of the FEIR would require individual project builders to prepare construction noise management plans to minimize noise as well ~ adhere to construction hour limitations. Therefore, short-term constructi on noise impacts would be considered less than significant impact. ~ f) For a project located within an airport land use plan or within the vicinity ofa private airstrip, or within ~ miles ora public airport orpublic use airport, would the project expose people residing or working in the project site to excessive noise levels? N.I. The project site is not located within the vicinity of a private airstrip. 42 The project site is located approximately 2.5 miles northwesterly of the Livermore Municipal Airport and is located outside of the general referral area. The FEIR determined that the exposure of proposed development to aircraft noise including occasional aircraft'flyovers would be insiga~ificant and no mitigat{on is required. XII. POPULATION AND HOUSING Environmental Set-tint The City of Dublin's population as of January 1, 1999, was estimated by the State Department of Finance to be 28, 707. Significant population gowth is anticipated for the City based on planned residential growth in Eastern Dublin and Western Dublin (Schaefer Ranch). According to the Association of Bay Area Governments (ABAG), the total population of Dublin is expected to be 33,300 in 2000, and is expected to increase to 42. 800 by the 2005 and 50,900 in the year 2010. Proiect Imrmcts Population and Housing Impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment. Growth inducing impacts associated with the development of housing and increased population as a result of the adopted Specifc Plan were analyzed in the FEtR. The adoption of th.e Eastern Dublin Specific Plan signified the City's intent to introduce urban development in a predominately rural area. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) Induce substantial poflulation ~'owth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? L.S. The proposed 'mixed-use project consisting of residential and non-residential uses have been included in Dublin's planned growth as part of the Eastern Dublin Specific Plan. The potential population growth is considered less than significant impact. b) Displace substanticil numbers of e:cisting housing, necessitating the construction of replacement housing eIse~,;here? N.I. The site is currently vacant. Construction of the proposed project would not displace housing units. No impacts are anticipated as a result of this project. - - c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? N.I. The sire is currently vacant. Construction of the proposed project would not displace any people. No impacts are anticipated as a result oft his project. XIII. PUBLIC SERVICES Environmental Settin_o 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. 43 · Police Protection. Police protection is provided by the Alameda County Sheriff, under contract to the City of Dublin. The Deparanent, which maintains a sworn staff of 31 officers, performs a range of public safety ~--services including patrol, inve~gation, 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 communitw. Schools which would serve the project include Dublin High School (grades 9-t2) and Wells Middle School (gaded 6-8). Grades K-5 could be served by one of three elementary schools within the Disu-ict. · 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 ~overnmental' 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 Libra.w. with supplemental funding by the City of Dublin. The CiD' of Dublin has adopted a Public Facilities Fee for all new residential and non-residential development in the community for the purpose of financing new municir)al public facilities needed by such development. Facilities anr'{cipated 'to be funded by the proposed fee would include completion of the Civic Center Comp~,.x. construction of a new library., expansion ofth~ 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 th/s fee. ~--')roiect Imrmcts .mpacts to Public Services were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan .Amendment and through various mitigation measures. No new imf)acts will occur as a result of the project and no additional mitigation measures are required. a) ~'ould the project result in substantial adverse ph. vsical impacts associated with the provision of ne,~, or physically altered governmental facilities, need for new or physically altered governmental facilities, the constrztcrion of which could cause sioo'ni_ficant environmental impacts, in order ~o maintain accer~table service ratios, response times or other flexformance objectives for any of the public services: Fire .protection? L.S. According to representatives of the Alameda County Fire Department, the proposed project 1/es within a one and one-half mite radius of frre station 15 located north of Gleason Drive. A typical response time of less than five minutes is anticipated. As parr 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. The developer will be required to pay fire impact fee to fund the construction of new fire stations within the Specific Plan area and would reduce any impacts to less than significant. Police .Protection? L.S. According to representatives of the Dublin Police Services, adequate resources presently exist to serve the proposed development. As part of the site development review process, specific police protection requirements will be imposed on the development to ensure adequate security; and would /'-' duce any impacts to less than significant. 44 Schools? LS. The project proposed a mixed-use development including 390 one and two-bedroom units and approximately 133,500 square feet of retail commercial development. School fees in accordance to State Law would be charged at building permit issuance and any impacts would be less than si..qrfificant. Parks? L.S. The developer/property owner will be required to dedicate land for the City Park located east of Tassajara Creek, north of Cenn-al Parkway in accordance with Chapter 9.28 of the Municipal Code (Quimby Act Ordinance) and pay all applicable park fees and any impacts would be less than significant. Other .Public Facilities? L.S. The development of the project site would represent incremental increases in the demand for general governmental services. Payment of the City's Public Facility Fee is required and any impacts would be less than si?ificant. XIV. RECREATION Environmental Se~in~ A new 56-acre City Park is currently under construction directly north of the project site across Central Parkway. The mixed-use development will include three courtyards for passive r~creation/enjoyrnent by future residents and..a pool/patio area. Proiect !mvacts Recreation Impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan .i_mendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. a) PVozdd the project increase the use of existing neighborhood and regional parks or other recreational facilities such that sztbstantial j2hysical deterioration of the facility would occur or be accelerated? N.I. The recreational need of future population in eastern Dublin has been addressed in the Eastern Dublin Specific Plan. The Specific Plan has set aside 240 acres of parkland in three community parks to meet anticipated demand. The proposed project has been included in this planned gowth. With the adherence to mitigation measures of the FEIR which require that developers dedicate land / pay in-lieu fees and pay impact fees to fund future parks, no impacts would be anticipated as a result ofth/s project. 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? N.I. The recreational need of future population in eastern Dublin has been addressed in the Eastern Dublin Specific Plan. The Specific Plan has set aside 240 acres of parkland in three community parks to meet anticivated demand. With the adherence to mitigation measures of the FEIR, the project would not impact the provision of recreational facilities in the area. XV. TRANSPORTATION/TRAFFIC Environmental Settin~ Major roadways serving the site include: Interstate 580 is a eight-lane east-west freeway that connects Dublin with local cities such as Livermore and Tracy to the east and Oakland and Hayward to the west. In the vicinity of the proposed project, 1-580 45 carries between 169,000 and 187,000 vehicles per day. Interchanges near the site include Dougherty Road/Hopyard Road, Hacienda Drive, Tassajara Road/Santa Rita Road, and Fallon Road/E1 Charro Road. Dougherry Road is a two-lane rural road with its northern section located in Contra Costa County. It is four lanes between the Alameda/Contra Costa County border and Dublin Boulevard and six lanes between Dublin Boulevard and 1-580, it continues with six lanes as Hopyard Road in the City of Pleasanton. Average Daily Traffic is approximately 43,500 veh/cles per day south of Dublin Boulevard. Dztbli~ Boulevard is a major east-west arterial in the City of Dublin. It is a four-lane road fronted largely by retail and commercial uses west of Dougherty Road. Dublin Boulevard between Dougherty Road and Tassajara Road is a two-lane road, with an exception between Hacienda Drive and Tassajara Creek where Dublin BouIevard is a four lane road. Dublin Boulevard is currently being widened to six lanes from the Standard Pacific right-or-way to Hacienda Drive and from Tassajara Road. Average Daily traffic varies from 29,300 vel-fictes per day east of San Ramon Road to 5.300 vehicles per day west of Tassajara Road. Hacienda Drive is an arterial designed to provide access to t-580. It is a six-lane arterial south ofi-580. Currently, Hacienda Drive has four-lanes north ofi-580 and extends as far north as Dublin Boulevard, As part of the Santa R_ira Business Center project, Hacienda Drive has been extended northward to Gleason Drive as ~'three-tane roadway. Between t-580 and Dublin Boulevard, the existing Average Daily Traffic on Hacienda Drive is a appro,,dmately 11,200 vehicles per day. Arzwld Drive is a north-south two-lane road parallel to and west of Hacienda Drive. It currently connects Gleason Drive and ex/sting Dublin Boulevard (Future Central Parkwvay). Arnold Road is currently being extended southward to Dublin Boulevard (ultimate alignment). The existing Average Daily Traffic on Arnold Road is approximately 3,500 vehicles per day. Gteason Drix, e is an east-west two-lane road parallel to and north of Dublin Boulevard. It currently serves the Santagita Rehabilization Center, the Federal Correctional Institution and the developments along Gteason Drive. Gleason Drive connects Tass~ara Road with Arnold Road. The Average Daily Traffic varies from 5.100 vehicles per day west of Tassaiara Road to 1,000 vehicles per day west of Hacienda Drive. Tassajara Road is a two-lane rural road which connects with Santa Pdta Road ar 1-580 to the south and continues north to the Town of Danville. North of the Contra Costa County line, it is named Camino Tassajara. Camino Tassajara is used primarily for local traffic in the Tassajara Valley, with some through trm775c. The Average Daily Traffic on Tassajara Road is 16.800 vehicles per day south of Dublin Boulevard, 9,900 vehicles per day between Dublin Boulevard and Gleason Drive and 7.500 vehicles per day north of Gleason Drive. The road is currently being Mdened to four lanes from 1-580 to North Dublin Ranch Drive. Sa;~ra Rita Road is a six-lane divided urban arterial from the 1-580 interchange south to Va/lev Avenue. It serves the east side of Pleasanton, including the Hacienda Business Park, and provides access to the downtown Pleasanton area. £xisting Intersection Operations The traffic analysis prepared by TJKM, dated March 20, 2000 (on-file with the Dublin Planning Department) found that existing intersections near the project site currently 0p:erate at acceptable levels of service, defmed by the City of Dublin as Level of Service D or better. This analysis included counts of ex/sting traffic at major intersections near the proposed project as well as intersections throughout the eastern Dublin area. ~ Future Baseline Conditions To implement the transportation and circulation aspects of the Eastern Dublin Specific Plan / General Plan. the City of Dublin has undertaken a comprehensive program of u~ansportation improvements in the commtmivd. The purpose of this program is to accommodate anticipated traffic from the Eastern Dublin area. Overall, the program includes ur>grades to 1-580 freeway intersections, construction of new roads and improvements to exi sting roads. The prog-ram is primarily funded by fees levied on new devet opment in eastern Dublin. A summary of mai or components of the Transportation Improvement Program adopted bv the City is as follows. A full desc~ption of improvements is contained in the traffic analysis on file with the Dublin Planning Department. "~ · Tassajara..Road Widening · Dublin Boulevard Widening · Central Parkway Extension · Park Drive Cons~-uction Future Baseline _[ntersection Operations The traffic impact analysis for this project also analyzed the future baseline intersection operations with existing traffic and traffic from approved but not yet built or occupied development. The traffic analysis concluded that the intersections studied would operate at unacceptable levels of service, as Level of service F or better. However, with the implementation of various mitigation measures, the Level of Service would operate at acceptable levels of service, as level of service D or better. The proposed mitigation measures are consistent with the City's Transpomation Improvement progam listed above. Proiect Imvacts Traffic and Circulation Impacts were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment and through various mitigation measures. a) Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system? LS/M. The traffic analysis prepared by TJKM determined that the development of the proposed Emerald Glen Village Center inconjunction with planned traffic improvements and mitigation measures associated with approved projects would not have a sig-nificant impact on major intersections in the area. Ali study intersections near the project would operate at satisfactory LOS 'D' or better conditions. However, the anticipated traffic volume at the proposed project entrances and nearby minor intersections would have a potentially significant impact. Signal warrantg for the intersection of Hibernia Drive/Central Parkway would be met ro require the insrallation of a traffic signal at this intersection. The intersections of Arnold Road/Central Parkway and Tassaj ara Road/The Avenue (project entrance) v~511 require si=cmalization to maintain safe traffic flow at these intersections due to increased peak hour turning volumes generated by the proposed development. With the implementation of the mitigation measure listed below, the impacts to local streets and nearby intersecti ohs would be reduced to a less than significant level. 4'7 "( -'7 Mitigation Measure 2: The project developer shall install traffic signals at the following intersections: · Hibernia Drive/Central Parkway · Arnold Road/Central Parkway · Tassajara Road/The Avenue (project entrance) b) £xceed, either individually or cumulatively, a level of service standard established by the county congestion management agency'for designated roads or highways? N.I. Based on the information contained in the TJKxM traffic analysis, all nearby intersections can be mitigated to Level of Service D or better, which exceeds the minimum Level of Service E established by the Alameda County Congestion Management Agency. Impacts to CMA-designated facilities would therefore be less than sigrfificant. c) Result in a change in air rraf-fic j2atterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? N.I. The proposed project involves a mixed-use development and would therez%re, havexno impact on air traffic patterns. d) Substantially increase hazards due to a desig'n feature (e.g., sharp curves or dangerous intersections). N.I. The on-site circulation and access has been designed to adequately and safely distribute projected traffic flows. The Ciw's site development review process ensures that the proposed development meets all City standards relating to safety h~z~rds, design features and access. No imvacts are anticipated as a result of dais project. e) Result in inadequate emergency access? N.I. The site has been designed with adequate emergency access. As parr o£the City's Site Development Review process, specific Fire, Police and Public Work's devanments have -'-"eview-ed the proposed site plan. No impacts are anticipated as a result of tb._is project. f) Result in inadequate.par/ring capacity? LS/M Parking for the proposed multi-family residential portion of the project would not comply with the minimum number of on-site parking spaces required by the City's parking regulations. The regulations require the provision of two parking spaces (one covered and one uncovered for unreserved and guest parking) per dwelling unit. Ir has been City practice to allow' a potion of the unreserved parking spaces fo~ residential projects to be located on-street. Due to the peculiarities of this site, there is limited on-street parking available on Park Drive and Central Parkway and no on-street parking available on either Tassajara Road or Dublin Boulevard. In addition, a City Park is located north of Central Parkwvav and a townhouse/single family project is under construction west of Park Drive, the patrons of which will compete for limited on-street parking in the area. There is limited opportunity for the project to augment the proposed on-site parking with on-street parldng. The project as proposed would supply on-site paring at a ratio of t .85 spaces per dwelling unit or 722 spaces. Although the BART station is located within 1.5 miles and bus sto~s are planned near the site there could still be a potentially sig-nificant impact with regard to accom~modating furore tenant and visitor parkJ_ng at the complex. The applicant has prepared a parking study ro determine an appropriate parking ratio for the project. The study rev~ew~a the current supply of parking stalls and current parking demand at a number of apartment complexes in Dublin and Pleasanton. Given the peculiarities of the site and the inability to provide substantial on-street parking to augment the number of parking stalls available on-site, there is insufficient evidence a~ this time, to indicate that a lower parking ratio would meet the parking demand generated by the project. The following '~-"itigation Measure is recommended to reduce parking impacts to a less than significant level. 48 Mitigation Measure 3: Prior to the issuance ora g-fading permit, the project developer shall provide parking for the project in compliance with the City's parking regulations. ~ Conflict with adoptedpolicies, plans, orprogwams supporting alternative transportation (e. g., bus turnouts, bicycle racks)? N.I. The proposed Emerald Glen Village Center development would include on-site bicycle parking as well as connections between proposed residential and non-residential buildings and nearby sneers. No impacts to pedestrian or bicycle access is anticipated. X¥I. UTILITIES AND SERVICE SYSTEMS - Environmental Settin~ The project site is served by the following service providers: · Electrical and natural gas power: Pacific Gas and Electric 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 Proiect Imf)acts Impacts to these items were addressed in the earlier analysis of the FEIR prepared for the Eastern Dublin Specific Plan / General Plan Amendment and through various mitigation measures. No new impacts will occur as a result of the project and no additional mitigation measures are required. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water O_uality Control ;~oard? L.S. The regional wastewater treatment plant is currently in compliance with local and federal water qualiry standards. The addition ofwastewater flow from the project would not cause the plant to exceed such standards. Mitigation measures 3.5/1.0 through 22.0 contained in the FEIR deal with' wastewater treatment collection, treatment and disposal. Adherence to these mitigation measures will reduce potential wastewater impacts of the project to a level of less than sigrfificance. b) t~eazdre 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? N.I. Existing water and sewer lines would need to be extended into the site from Tassajara Road and Dublin Boulevard. Such extensions have been planned as part of the Eastern Dublin Specific Plan and have been analyzed as part of the FEIR. No new impacts are anticipated as a result of the proposed project. 49 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? N.I. As part of the development on- ~-":.re drainage facilities would be constructed. A condition of project approval would require ail drainage to jnform to the Santa R_ita Master Drainage Plan. No new impacts are anticipated as a result of this project. d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? N.I.. The mount of water demand required by the proposed project could be accommodated by DSRSD and Zone 7 facilities and long-Term supplies. No new impacts are anticipated as a result of this project. 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? N.I. Based on information in the FEIR, DSRSD has sufficient wastewater capacity to serve the proposed development. No new impacts are anticipated as a result of this project. f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? NI. The City of Dublin contracts with Livermore-Dublin Disvosal Company to collect solid waste fi:om households and businesses and transport it to the Altamont Landfill located in eastern Alameda County. The l~ndfiI1 curren*dy has an anticipated capacity until the year 2005 and plans are underway to emend landfill capaciw for an additional 50 years. g) Comply with federal, state, a~d local statutes and regulations related to solid waste? NI. The Livermore- Dublin Disvosal Company will ensure that all federal, state and local statutes and regulations related to solid ~-'~ste are met. XVII. M. ANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potentidl to degrade the' quality of the environment, substantially reduce the habitat ora fish or wildlife species, cause a fish or wildlife popu!ation to drop below seW-sustaining 'levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range ora rare or endangered plant or animal or eliminate important examples of the major periods of California histoJT or prehistory? N.I. The preceding analysis indicates that the proposed project w/Il not have a significant adverse impact on overall environmental quality, including biological resources or cultural resources with the Lmvlementation of mitigation measures contained in the Final E!R prepared for the Eastern Dublin Specific Plan / General Plan Amendment. b) Does the project have impacts that are individually limited but cumulatively considerable? (" Cumulatively considerable" means that the incremental effects ora project are considerable when viewed in connection with the effects of past projects, the eJfects of other current projects, and the effects of probable future prq. iects)? N. I. Although incremental increases in certain areas can be expected as a result of constructing this project, the project lies within an approved specific plan whose cumulative effects were previously reviewed 5n the Eastern Dublin FEIR. c) Does the project have environmental effects that will cause substantial adverse effects on human beings, ~-' either directly or indirectly? N.I. No such impacts were identified m preparing this Initial Study. 50 Mitigation Monitoring and Reporting Program Emerald Glen Viii'age Ccnler, PA 00-003 July 2000 The following mitigation monitoring and reporting program is intended to comply with applicable sections of the Cati fornia IZnvironmental Quality Act, as amended. . Implementing Monitoring Monitoring Verification Mitigation Measure Responsibility Respousibility Schedule Mitigation Measure la: Prior to the issuance ora building permit the applicant Project Dublin Prior to shall verify that acoustically-effective patio fences/railings shall be constructed at Developer Planning and issuance of all first through fourth tloor balconies with a direct or side view of Tassajara Road Building building to reduce the exterior patio levels to 67 dBA at ground floor patios and 66 dBA or Departments perrnits lower at upper floor patios as follows: 1. All patios within 1 i0 feet of the centerline of Tassajara Road and with a direct or side view of the road shall be constructed with 6 ft high acoustical-effcctive patio fences at alt first floor patios, 54 in. high acoustical-effective patio balconies at all second floor patios, 48 inch high acoustical-effective patio balconies at all third floor patios and 42 inch high acoustical-effective patio balconies at all fourth floor patios. 2. All patios within 175 feet of the centerline of Tassajm-a Road and with a direct · or side view of the road shall be constructed with 6 ft high acoustical-effective patio fences at all first floor patios, 48 in. high acoustical2efl'ective patio balconies at all second llOor patios, 42 inch high acoustical-effective patio balconies at alt third and fourth floor patios. 3. All patios within 320 feet of the centerline of Tassajara Road and with a direct or side view of the road shall be constructed with 6 ft high acoustical-effective patio fences at all first floor patios, 42 in. high acoustical-effective patio balconies at all second, third and fourth floor patios. 4. Acoustically-effective materials to be used shall be as specified in the Noise Assessment Study prepared by Edward Pack and Associates and on-file with the l'lanning Department. ATTACHMENT 4 Mitigation ,,,ensure lb: Prior to the issuance ora building pernfit the appll<~int Project t Dublin Prior to shall verify that the interior noise levels shall not exceed 45 dBA as folloxvs: Developer I)lamfing and issuance of Building building 1. All units along the perimeter of building 3 Ihcing north, south or east shall be Departments permits installed with winclow rated minimum Sound Transmission Class (STC) 31 or higher. Install windows rated minimum STC 28 in all other living spaces. 2. All units of building 1 and 2 with living spaces l~cing Central Parkway and Tassajara Road shall be installed with window rated minimum Sound Transmission Class (STC) 28. 3. Install mechanical ventilation in affected units to ensure a habitable environment as specified by the Unilbrm Building Code. 4. Construction plans shall be stamped apl)roved by the qualilied acoustical consultant Mitiga(ion Measure lc: The commercial developer/shopl~ing center management Project Dublin On-going shall ensure on an on-going basis that: Developer I)lanning Deparm~ents 1. All deliveries and loading operations shall occtll' cluring the hours of 7:00 a.m. and 11:00 p.m. to minimize noise impacts afl~cting nearby residents. 2. Trash pick-ups shall occur during the hours of 7:00 a.m. ancl 10:00 p.m. to minimize noise impacts al'l~cting nearby residents. Containers with plastic lids shall be used to minimize the "banging" sound of steel lids. 3. NoolUtop and mechanical equipment shall be shielded with air-tight panels to obstruct the view fi'om any residential unit and to minimize noise ilnpacts on residents. Equipment with the lo,vest Sound I)ower Levels (acoustic output) shall be chosen by the mechanical engineer. Dublin l)lanning Department Emerald Glen Village Center PA-00-003 Ivlitigation Monitoring and Reporting Plan ,Jul), 2000 page 2 Mitigation Measure 2: The project developer shall install traffic signals at the Project Dublin Public Prior to Following intersections: l)cvclopcr , Worl,:s occupancy · l libernia Drive/Central Parkway of first ° Arnold Road/Central Parkway building · Tassajara Road/The Avenue (project entrance) Mitigation Measure 3: Prior to the issuance ora grading permit, the project Project Dublin Prior to developer shall provide parking for the project in compliance with the City's Developer Planning issuance of parking regulations. Department grading perm it Dublin Planning Departrnent Mitigation Monitoring and Reporting Plan page 3 Emerald Glen Village Center PA -00-003 &tO 2000 Shea Properties' vision for Emerald Glen Village Center is to combine the best elements of emerging nei§ hborhood shopping center concepts with a unique multi-family residential community to develop an integrated, pedestrian oriented, mixed-use Village for the project's residents, as well as to create a destination landmark for Dublin. This goal will be achieved by combining the lifestyle and experience of a village atmosphere with a place for Dublin residents to gather and interact. The project is conceived with sensitivity to the project's neighbors and surrounding Dublin community, featuring stores, restaurants and services that will draw discretionary money currently spent elsewhere in the region while providing convenience and an upscale environment for the residents of this Village. In order for the project to be successful, Emerald Glen Village Center must ensure that people will want to return frequently to dine in one of the many cafes and restaurants, visit the Marketplace to people watch, enjoy leisure activities, and shop in a collection of boutique retail and unique studio shops. Emerald Glen Village Center will be a destination for residents and visitors attracted to experience the combination of activities and an unparalleled town square setting. The planning solution presented for the Marketplace has elements similar to many small European villages with clustered buildiogs and opportunities for distinctively unique facades along extended building frontages, thus breaking down the monolithic feel of traditional neighborhood centers. The Marketplace architecture will be based on an eclectic mix of Mediterranean themes that will be complementary to the surrounding uses. A festival atmosphere will permeate the Marketplace and residential Village with accent colors, special colored gtasswork, flags, banners and special graphics integrated into the overall design. Enhanced paving, lush landscaping, tree lighting, paseos, courtyards and meandering walkways will further enrich the project and emphasize the special spaces commonly experienced in European villages. As a part of East Dublin, Emerald Glen Village Center will respect the existing Eastern Dublin Specific Plan's circulation and design elements as a base line. Visual excitement and ~pface making" will be created for the Marketplace in the variety of scale, building forms, lighting, signage, artwork, site amenities and a dch palette of natural color and materials. Emerald Glen Village Center is designed to enhance the lure of Dublin, complementing the outstanding amenities already in place: Tennis, hiking, biking and, of course, easy access to mass transit, major transportation corridors and expanding employment opportunities. This project will enliven the existing synergy of this East Dublin gateway. The commercial development totals 134,025 square feet of gross leasable retail I commercial area ~n the Marketplace and 390 residential units in the community. The parking for the project is completely contained within the project site area in a combination of 566 surface parking spaces and an interior par~ing structure with 722 stalls. This yields a parking ratio of 4.3 spaces per 1,000 square feet of leasable retail commercial area, and two spaces per two bedroom residential unit, and one and one-half spaces per one bedroom residential unit. Special attention to convenient, yet invisible, parking for the residential units permits a spectacular presentation of the residential Village to the community and the project's neighbors. ATTACHMENT 5 The proposed tenant mix for the Emerald Glen Village Center includes a supermarket, drug store, theme-oriented restaurants, in-line specialty and gourmet food tenants, and a combination of service retail, specialty shops and office space. The residential Village located on the north end of the site, offers a more urban lifestyle with ease of access to shopping, recreation, transportation and the growing employment center in East Dublin, as well as in nearby Pleasanton and Livermore. Featuring 390 units in a 4-story, on-grade configuration, there are three central courtyards arranged around a central parking structure. With eight floor plans ranging from a Junior One Bedroom unit up to a Two Bedroom, Two Bath with Den unit, the new community offers a unique mix to meet the needs of the professional senior or the couple looking for an upscale living environment. All units feature private patios or balcony decks, washer and dryer hook-ups, kitchens with a full range of built-in appliances, expansive wall or walk-in clo~ets, and central heat and air conditioning. Each unit is also wired with multiple phone/fax lines and high speed intemet access. The buildings will be wood frame and stucco with architectural elements that tie into the adjacent retail center and surrounding community. The garage structure offers secured parking and easy access to each resident's unit as they park or: the level where they live. The community will include a large recreation and leasing center featuring a full range of amenities for the residents including a fitness facility, business center, meeting room with kitchen facilities and a large screen TV, and a large outdoor pool and spa with an adjacent deck suitable for social events. June 28,2000 SheaProperties ExceptionaI Living and Working Environments Mr. Edd/e Peabody Cornmuniry Development Director City of Dublin 100 Civ/c Plaza Dublin CA. 94568 Re: PA-00-003 Emerald Glen Village Center Mitigated Negative Declaration Dear Eddie: We are in receipt of the Mitigated Negative Declaration for the above referenced project dated June 2, 2000. and the proposed conditions of approval for the Site Development Review and Tentative Parcel Map. We have reviewed the City staff analysi s of the environmental impacts of th/s project and we would like to offer additional independent information and analysis completed on the residential parking issue. As discussed previously, the City Or, dinance,requires ~,o parking spaces per dwelling unit regardless of size or .nrpe of unit, so the parking requirements for 390 studio apartments is the same as 390 three-bedroom apartments. For Emerald Glen, we are proposing the use of 1.75 parking spaces per one-bedroom unit and 2.0 spaces per va, o- bedroom unit for a combined average of 1.85 spaces per unit. in Section kW Transportatior~'Traffic Project Impacts Paragraph f (Result in adequate_parking capacity?), it is stated that there is "insufficient evidence at tkis rime to indicate that a lower parking ratio would meet the parking demand generated by the project". We retained Parsons Engineering, the leading expert in the evaluation and study of parking demand, to evaluate our proposed parking for the apartments at Emerald Glen ("Study"). In addition to reviewing previous parking smd/es that Parson's had completed for other Bas, Area apartments, Parson's selected three Dublin and one Pleasanmn aparnnent developments on which ro perform "peak" parking counts to determine the "actual" peak parking demand for apartment commun/ties in/around Dublin. These parking counts were performed late at night when the parking demand "peaks" - the time at which the ~eatest number of parking spaces are utilized. The evidence presented in the attached SVady clearly shows that the proposed parkLng for the Emerald Glen avartment commun/ry is adequate. The Study concludes the following: Based on recent actual counts, four selected aparunent communities in the Dublin/Pieasanton area utilize between 1.05 to i .59 parking spaces per unit at peak demand times. Even with the Study's safety factor of an additional .09 spaces per unit above the higdaest count, the most any communities' peak parking demand would be is 1.68 -- far below our proposed 1.85 spaces per unit. ATTACHMENT 6 2155 I_.as Positas Court, Suite U, L~vermore, CA 94550925-373.0--2735 Fax 925-373-2555 Mr. Eddie Peabody June 28, 2000 Page 2 The proposed Emerald Glen community has the tfi*J'test percentage (58%) of one- bedroom units of any of the apartment developments reviewed in the Study which map. slates into less parking demand than other Dublin apartment commun/ties. Althougda there is a lack of"ad, facent on-street" parking for the Emerald Glen apartment community, there was a general lack of on-street parking at the other apartment commurfifies reviewed in the Study. The Study included a ~aph of parking demand (by hour) that showed that a neighborhood retail center's peak parhng demand is between Noon to 7 PM. An apartment community's peak demand is between 8 PM to 8 AM. At Emerald Glenn there is over 590 surface 'parking spaces in the retail center which during the retail center's slow parking demand per/od could serve as "surplus" parking for apartment guests. The Stud5' concludes by stating: "Eased on the data presented in dTis memorandum, the parking ratio of 1.85 spaces per aparzment unit provides more than sufficient parking for the development even under peak conditions." This independent evaluation of Emerald Glen Apartment Community parking demand by an expert clearly concludes that the 722 parking spaces (1.85 per un/t) being proposed is already 56 spaces (t.85 vs. 1.68) more what the experts believe is sufficient based on studies of other existing fully occupied Dublin apartment communities. For the reasons outlined above, we request that the City staff modify Condition #19 of the Site Development Review to allow !.85 parking spaces per unit, and we recommend that the Mitigated Negative Declaration's discussion of Transportation. Wraffic Project Impacts, Para=re'apb f and Mitigation Measure 3 be modified to conclude that parking impacts will be reduced to less than sig-nifican~ if the project provides 1.85 paring spaces per unit. Respectfully submitted, Robea M. Burke General Manager of Northern California Cc.' CiD' Council Members Plmnn/ng Commission Members Anne Kirmey, City. of Dublin SheaDrooezc[es PAR ON PARSONS TRANCPORTATION GROUP IN~__.. Barton-Aschman · De Leuw, Cather · Steinman 100 ,%rk Center Pl~za. Suite 450 - San Jose, California 95113 · (408) 280-6600 · Fax: (408) 280-7533 MEMORANDUM TO: FROM: DATE: SUBJECT: Joe Flanagan/Bob Burke Sandi Doming~e June 16, 2000 Updated Draft Parking Occupancy Survey Results INTRODUCTION The purpose of this survey was to determine an appropriate par'king ratio for the Emerald Glen Village Center proposed development. The City of Dublin parking ordinance r.equires 2.0 parking spaces per dwelling unit. The project applicant is seeking to reduce the parking space requirement to 1.85 parking spaces per dwelling unit (1.75 parking spaces for every one-bedroom unit and 2.0 spaces for every two-bedroom unit). In August of 1999, the Cit-), of Dublin conducted a parking study to address the adequacy of parking requirements for residences. A portion of this study included parking surveys at two apar'anent complexes located in the City of Dublin. To supplement the city's study, parking surveys were conducted in April, May and June of 2000 by Parsons Transportation Group at both of the apartment complexes surveyed by the City of Dublin along with two additional complexes in the project vicinity. The anartment complexes that were surveyed include: · Amador Lakes Apartments* · Cottonwood Apartments · Springhouse Apartments "~' · Parkwood Apartments* ~Survevs conducted by both Parsons and City of Dublin at these developments. All four apartment complexes are located within 2.5 miles of the Pleasanton/Dublin BART Station. The four apartment complexes are described below and their characteristics are summa~-ized in Table 1. Amador Lakes Apartments are located at 8105 N. Lake Drive in Dublin. This complex has 555 apartment units, with t61 one-bedroom units (29%) and 394 two-bedroom units (71%). There are 833 parking sCaces on site and no adjacent on-street parking is available. This development is located approximately 2.5 miles from the BART Station. Corronv,.ood Apartments has 248 units, with 99 one-bedroom units (40%) and 149 two-bedroom unks (60%) and is located at 6500 Cottonwood Circle in Dublin. This complex provides 516 on- site par"'~cing spaces and is located about 1.5 miles from BART. There is no adjacent on-street parking available at thi s complex. Parl~'ood Apartments are located at 7300 Parkwood Circle in Dublin. The complex has 121 one-bedroom units (54%), 74 two-bedroom units (33%) and 29 three-bedroom units (13%), for a total of 224 units. Parkwood is located approximately 1.6 miles from the BART Station and Table 1 Characteristics of Apartment Complexes Surveyed Apartment # of Unit Mix Average Complex Units Unit Size (s .f.) # of Parking Approx. Distance Spaces from BART Provided~ Station Proposed 390 58% 1 bdr. 910 Emerald Glen 42% 2 bdr. Vit]aze Amador Lakes 555 29% 1 bdt. 878 Dublin 71% 2 bdt. Cottonwood 248 40% 1 bdr. 864 Dublin 60% 2 bdt. 722 1.7 miles (I .85/unit) 833 2.5 miles (1.50/unit) 516 1.5 miles (2.08/unit) Parkwood 224 54% 1 bdr. 875 44.1 Dublin 33% 2 bdt. (1.97/unit) 13% 3 bdr. 1.6 miles Springhouse 354 54% 1 bdr. 799 594 1 mile Pleasantofi 46% 2 bdr. (1.68/unit) abased on information nrovided by comtrex management and/or counts conducted by Parsons Transportation. provides 441 on-site partdng spaces. There is no adjacent on-street parking available at the Parkwood complex. Springhouse Aparzmenrs, located at 5505 Springhouse Drive in Pleasanton was the final complex surveyed. Springhouse provides a total of 594 on-site parking spaces and no adjacent on-street parkLng is available for its 354 apartment units. There are t91 one-bedroOm units (54%) and 163 two-bedroom units (46%) contained in this complex, which is located about one mile from the BART station. PARKING SURVEY RESULTS Parking-occupancy courts were conducted at the four apartment complexes during periods of peak occupancy on one to three separate weeknights - August 5, 1999, April 18, 2000, May 3, 2000 - and one weekend (Saturday) night, June 10, 2000. Table 2 lists the number of observations by site. The count performed by the City of Dublin on August 5, 1999 was conducted "during the evening", but information regarding the exact time of the count was not available. The counts conducted in April and May of this year were performed after 10:00 PM. Shared Parking; reports that 100 percent of the peak parking demand for residential uses in suburban locations has accumulated by 10:00 PM. Therefore, the data presented in this report is felt to be representative of the peak parki_ng demand. The average parking demand observed during the evening peak period at each of the surveyed apartment complexes is presented in Table 2. Table 2 also presents the approximate rate of unit occupation at the time of the survey. The demand measured at each site on each survey day was divided by the total number of units to determine a parking demand ratio for the site. The ~ ULI-the Urban Land Institute, Shared Parking, Washington, D.C., 1983. Parsons Transportation Group, Inc. 2 demand ratios were averaged for the sites surveyed on multiple occasions. These demand ratios are presented in Table 2. The supply ratio was determined by dividing the existing number of on-site parking spaces by the total number of units. The par'king demand ratios ranged from 1.05 parking spaces per unit at the Springhouse complex to 1.59 parking spaces per unit at Parkwood. The parking demand measured at the remaining · Table 2 Parking Ratios at Survey Sites Development Approx. Unit # of Parldng Supply Parking Demand Range of Name Occupation Observations Ratec Ratea Obser~'ations Ratea Amador 98% 4 1.50 1.26: 1.19-1.33 Lakes Cottonwood I00% 3 2.08 1.49 1.38~1.59 Parkwood 99% 2b 1.97 1.59~ 1.57-I .61 SDrinehouse 98.5% 3 1.67 1.05 0.94-t.10 ~Based on information provider[ by complex management. bObservadon conducted on August 5, 1999 by City of Dublin staffand June 10, 2000 by PTG. CExisting number of' parking spaces supplied divided by total number of units. aAvernge of all observations. COnly unre. served/guesr spaces were included in City of Dublin survey. For purposes of this analysis, conservative estimate nssumed all reserved s~azes were occupied. sites were 1.26 and 1.49 at Amador Lakes and Cottonwood, respectively. Ail four sites surveyed are similar in many ways. They have similar unit m/xes, similar average unit sizes, simitar approximate unit occupancy rates and are all located between 1 and 2.5 miles from the nearest BART Station. PARKING ACCUMULATION RATES The Emerald Glen Village Center contains approximately 132,000 s.f. of leaseab!e area retail/food uses along with the 390-unit apartment complex (see Emerald Glen Village Cemer Parking Analysis, Parsons Transportation Group, Inc. March 2000). There are 576 parking 'stalls of surface parking proposed for the retail/food portion of the development. According to the Urban Land Institute's shared parking manual (,prepared by Barton-Aschman Associates, inc., a.k.a. Parsons Transportation Group, Inc.) parking demand for different types of land uses vary on an hourly basis in any given day. See Fig-ure 1 for residential/retail parking accumulation patterns for this type of neighborhood development. This figure reveals that parking use for suburban apartments peaks at an entirely different time of the day than for a neighborhood shopping center such as Emerald Glen. These results add further evidence to the project applicant's request for a residential parking requirement of 1.85 (which is less than the City Ordinance of 2.0 parking spaces per unit). When the parking occupancy peaks for the residential portion of Emerald Glen, the retail parking requirement is at its low. This occurrence would all ow residents and visitors of the apartment complex to potentially utilize (if necessaD0 s omc of the parking in the surface lot in a similar fashion as on-street parking may supplement other apartment developments (although this study shows that this need is not anticipated). During discussions with the City of Dublin staff, a concern was raised regarding the adequacy c;f parking supplies for popular restaurants. In addition to the proposed residential parking supply of 1.85 parking spaces per apartment unit, the Emerald Glen development is proposing to provide Parsonx Transportation Group, Inc. 3 Figure I _Saturday Parking Accumulation Patterns Time of Day Sour."": ULI-The' Urban I.~md Institute, Parking Requirementx for Shopping Centers: Summary Recommendations and Research Stud>' Report. Washin~on. D.C., 1982. approximately one parking space for every 300 s.f. of g-rocery store use, one parking space for every 200 s.f. of other retail use (or 5 spaces for every 1,000 s.f.), one parking space for every 100 s.f. of sit-down restaurant use, and one parking space for every 132 s.f. of other food uses (see Emerald Glen Village Center Parking Analysis, Parsons Transportation Group, Inc., March 14, 2000). The applicant's proposed parking for each of these uses meets or exceeds both the City of Dublin's parking requirements as outlined in The City of Dublin's Zoning Ordinance (Off-Street Parking and Loading Regulations, Chapter 8.76) and the Institute of Transportation En~neers' (ITE) Parking Generation guidelines. CONCLUSIONS Based on the survey results, a parking ratio for Dublin apartment complexes was developed. To be conservative, we utilized the highest paring rate observed in terms of spaces per unit (1.59), and a safety factor of .09 was added to account for the possibility that a slightly hi~her parking demand may have occurred after the hours of the parking survey, as well as to provide a supply that will allow for parking turnover. The resulting minimum parking supply ratio is 1.68 spaces per unit. Since this rate is based upon observations in almost fully occupied developments, this recommended parking supply ratio provides for 100 percent occupancy of a development. For the 390-unit Emerald Glen Village Center development, the minimum parking rate of 1.68 would result in a parking requirement of 655 spaces. The pro~ect applicant is proposing to provide 722 parking spaces for the residential portion of the Emerald Glen development. This results in a parking ratio of 1.85 parking spaces per unit. This number represents 1.75 parking spaces for every one-bedroom unit and 2.0 parking s~aces for every two-bedroom unit in the project. This ratio will provide for peak-par'king demand even with a high visitor demand rate. Of note is the fact that none of the proposed Emerald Glen Village residential parking includes individual garages for apartment tenants. In other words, residents will not be able to use any of Parsons Transportation Group, Inc. 4 the project parking for anything other than its intended use (e.g. enclosed garages are many times used for personal storage rather than parking a tenant' s vehicle). Additionally, many of the residents in the Emerald Glen Village development may utiliz¢ public transportation while traveling to and from work. The apartment community has the option to encourage this utilization by participating in Amador Valley Transit Authority's WHEELS Business CIub Pro.am. This program is available to businesses, apartment communities, etc. and consists of a "deep discount" transit pass prog-ram. In this case. the apartment community could pay a pre-determined monthly rate for a set number of trips aboard the county transit bus for its residents to travel to BART or any other destination. The apartment community would then be provided with an unlimited number of transit cards to distribute to residents of the complex. If the project applicant enrolled in this pro.am, the residents of Emerald Glen Village Center would be able to ride public transit at no cost to them. Express Route 12 currently runs directly adjacent to the proposed project site and connects to the DublinfPleasanton BART Station as well as the Livermore Transit Center - the. direct connection to the Altamont Commuter Express Train. Finally, the parking demand per:tiring differences of the Emerald Glen Village Center land uses would allow residents/visitors of the residential portion of th~ development to utilize some of the retail surface parking area for ov,rflow parking in a worst case scenario. Although this need is not anticipated, it further supports the applicant's request for a reduction in the residential parking requirements for this development. Based on the data presented in this memorandum, the par'king ratio of 1.85 spaces per aDa~ment unit provides more than sufficient parking for the development even under peak conditions. Parsons Transportation Group, Inc.