HomeMy WebLinkAboutItem 6.1 Enea Plaza PD Rezone (2) CITY CLERK
File # ~ ~ 0 -,.,'~ OI
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: December 17, 1996
SUBJECT:
PUBLIC HEARING PA 96-043, Enea Plaza Planned
Development Rezone Project -,;/~/"
(Report Prepared By: Jeri Ram, Associate Planner).i~?
EXHIBITS ATTACHED:
E.xhibit 1
Exhibit 2:
E.xhibit 3'
Exhibit 4:
Exhibit 5'
Exhibit 6:
Exhibit 7:
Resolution approving Negative Declaration
Ordinance establishing Planned Development
District
Resolution approving Planned Development
Enea Plaza Site Plan
Downtown Specific Plan Development Zone Map
and Development Standards
Circulation Diagram
Negative Declaration
RECOMMENDATION: ./~% ~4/
FINANCIAL STATEMENT:
1)
2)
3)
4)
5)
6)
Open Public Heating
Receive Staff Presentation and Public Testimony
Close Public Heating
Deliberate
Waive Reading and Introduce Ordinance
Continue Public Heating to Janttary 7, 1997
No financial impact.
DESCRIPTION:
St. Michael's Investments is proposing a Planned Development Rezone for an existing retail and office complex. The
proposed Planned Development Zoning District (District) ~'ill update and combine the three existing Planned
Development Zoning Districts for the Site. The proposed District includes those uses presently allowed. In addition, it
will allow some new permitted uses such as automotive parts sales and related vehicle servicing, and new conditional
uses such as hotels and motels.
BACKGROUND:
The development of Enea Plaza began under Alameda Count, in 1980 with the approval of the first Planned
Development for a portion of the Site. Over time. two more Planned Developments were approved over portions of
what we now know as Enea Plaza (Exhibit 4). Each of these Planned Developments contained similar permitted uses and
made updates to the listed uses.
COPIES TO: St. Michael's Investments In House Distribution
ITEM NO.
In 1987 the Downtown Specific Plan was adopted by the City Council. The Downtown Specific Plan established :
Development Standards, separate from the City's Zoning Ordinance for this area, as well as other areas in the downto~
Enea Plaza is located in Development Zone 4 of the Downtown Specific Plan (Exhibit 5). Also as part of the Downtown
Specific Plan, a new street was identified as needed for circulation in this area, that would connect Amador Plaza Road
with Regional and Golden Gate to improve Downtown circulation. The road alignment for what is presently referred to
as the "parallel road" was approved by the City Council in 1988. The road will intersect Enea Plaza and connect to the
proposed off-ramp for 1-680. Exhibit 6 illustrates the configuration of the new off-ramps in relation to Enea Plaza and
illustrates how the Parallel Road would intersect the Site. As a result of the construction of the new off-ramps, a portion
of Enea Plaza will be demolished and used for the off-ramps. The construction of the Parallel Road through the site will
also create new roadway frontage right off the freeway.
In the summer of 1996, Mr. Enea approached City staffwith an idea for a hotel on a portion of Enea Plaza, with access
from Amador Plaza and the Parallel Road. Additionally, he was interested in putting a large auto parts store with some
vehicle servicing on site on the north side of the parallel road adjacent Dublin Boulevard (near the location of the
theatre, which will be removed as part of the construction of the off ramps). The existing Planned Developments did not
address either of these uses. Staff suggested that Mr. Enea consider a new Planned Development Rezone for the entire
site which included the hotel/motel and automotive uses. Additionally, the new Planned Development would have the
effect of updating the existing Planned Developments (3 that exist on the site) and consolidating them under one Planned
Development.
Planning Commission Public Hearing:
On November 26, 1996, the Planning Commission held a public hearing on the project. At the conclusion of the public
hearing, the Planning Commission unanimously recommended approval of the Negative Declaration and PD Rezone tq
the City Council.
ANALYSIS:
Environmental:
A Negative Declaration has been prepared for this project, which adequately describes this project for the purposes of
CEQA (Exhibit 7).
Consistency with the Downtown Specific Plan and Dublin General Plan:
Mr. Enea requested in his application that the hotel/motel use be included in the Planned Development as a Permitted
Use. After research and discussion with the City Attorney, it was determined that it could be included as a Conditional
Use, not a Permitted Use. The Downtown Specific Plan requires a Conditional Use Permit for a hotel/motel use in
Development Zone 4 (Exhibit 5). In order to make the consistency findings necessary with the Planned Development,
the hotel/motel use could be included as a Conditional Use. In order to make it a permitted use, the:Specific Plan would
have to be amended.
The proposed Planned Development Rezone (with the hotel/motel as a conditional use) is consistent with the Dublin
General Plan and Downtown Specific Plan..
Planned Development Rezone:
The development standards (Exhibit 3) proposed for the Planned Development were developed by the property
owner/applicant with input from the City Staff. The standards reflect what has been developed on the site and what is
envisioned for future development.
Permitted Uses:
The permitted uses section of the Development Standards for the Enea Plaza ProJect contains primarily retail, retail/
entertainment and office type uses. These uses accurately reflect the development that exists on the site. The majority of
these uses are currently listed as permitted uses under the existing Planned Developments. A new use, Auto Parts Sales
and Related Vehicle Servicing, has been added at the request of the Applicant.
The Downtown Specific Plan's Development Standards under Area 4, lists Automobile Sales and Service as an "Interim
Use" (Exhibit 5). The intent of the Downtown Specific Plan was to provide for automobile uses in several areas of the
plan, keeping in mind that over time those uses may be replaced by others. The proposed Planned Development has
many permitted uses, including the new Auto Parts and Related Vehicle Servicing Use. Over time if the automobile use
relocates to another area, there are many other permitted and conditional uses that can replace it. Staff believes this
implements the intent of the Specific Plan. Additionally, staff and the applicant have built requirements for screening of
vehicle service areas into the Planned Development. Staff believes that this screening is appropriate considering the
surroundings and existing development.
Conditional Uses and Prohibited Uses:
The majority of the proposed Conditional Uses reflect what is currently listed as a Conditional Use on the existing
Planned Developments for the Site. Modifications have been made to this section to address the Development Standards
listed in the Downtown Specific Plan and what is generally addressed as a Conditional Use in the City's Zoning
Ordinance, such as drive-in restaurants and hotels or motels. As noted above under the "Background Section", a
hotel/motel use has been included as a Conditional Use rather than a Permitted Use for consistency purposes with the
Downtown Specific Plan. The list of Prohibited Uses was developed by the Applicant with input from City Staff, based
on the location and surrounding uses.
Conclusion:
The Enea Plaza Planned Development Rezone Project will consolidate three existing Planned Developments on the site.
Additionally, it will update the Planned Development to more accurately reflect the current market, the new circulation in
the Downtown area and associated development opportunities.
RECOMMENDATION:
Staff recommends that the City Council conduct a public hearing, deliberate, waive the reading and introduce the
Ordinance approving the Planned Development Rezone and continue the public hearing to January 7, 1997.
G:LPA96-043-CCSR
RESOLUTION NO. - 97
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR PA
96-043 ENEA PLAZA PLANNED DEVELOPMENT REZONE PROJECT
WHEREAS, Robert Enea of St. Michael's Investments submitted an application requesting
approval of a Planned Development Rezone for a retail commercial development consisting of 19.9-~ acres;
and
WHEREAS, the California Environmental Quality Act (CEQA), State CEQA guidelines and City
Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared; and
WHEREAS, the application has been reviewed in accordance with the provisions of the California
Environmental Quality Act (CEQA) and a Negative Declaration has been prepared for this project as it will
not have a significant effect on the environment; and
WHEREAS, an Initial Study was conducted finding that the project, as proposed, would not have
a significant effect on the environment; and
WHEREAS, the Planning Commission recommending approval of the Negative Declaration at a
public hearing on November 26, 1996; and
WHEREAS, public notice of Negative Declaration was given in all respects as required by law;
and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does
'hereby find:
1.
2.
3.
That the project will not have a significant effect on the environment based on
review of the Initial Study and public testimony.
That the Negative Declaration has been prepared and processed in accordance with
State and local laws and guideline regulation; and
That the Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin City Council hereby approves the Negative
Declaration for PA 96-043 Enea Plaza Planned Development Rezone Project.
PASSED, APPROVED AND ADOPTED this 7th day of January, 1997.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
G:\96-043\ccndrcs
Mayor
K"/G, 12-17-96,'resoe~wa.doc
EXHIBIT I
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN .~VI:ENDING THE ZONING
ORDINA2qCE TO PERMIT THE REZONING OF PROPERTY LOCATED AT THE
SOUTHEAST CORNER OF AMADOR PLAZA ROAD A_N'I) DUBLIN BOULEVARD IN
THE DOWNTOWN SPECIFIC PLANNING AREA (Al>Ns: 941-1500-38-1, 48, 42-1, 49-2,
49-3, 51-2, 52, and 53.)
The City Council of the City of Dublin does ordain as follows:
Section 1
Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following
manner:
Approximately t 9.9 acres generally located at the southeast comer of Amador Plaza
Road and Dublin Boulevard in the Downtown Specific Planning area, more specifically
described as Assessor's Parcel Numbers 941-1500-38-1,48, 42-1, 49-2, 49-3, 51-2, 52, and 53
are hereby rezoned from a Planned Development to a Planned Development Commercial/Office
as shown and described on the application for a Planned Development Rezone and on Exhibit 3
(Resolution No.__ Approving and Establishing Findings, General Provisions and Conditions
o£Approval), e 'xhibit to the Staff'Report dated December 17, 1996, to the CiD; Council, on file
with the Ciw of Dublin Department of Community Development, and hereby adopted as the
regulations for the future use, improvement, and maintenance of the property within this District.
A map of the rezoning area is outlined below:
~.._... . ~ :~ ' .-~
.. ~' ' . .
.............. - .... ......
EXHIBIT 2
Section 2
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 a 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 7th day
of January, 1997, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:LPA96-043\ORD
I RESOLUTION NO. (
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROV~G AND ESTABLISHING FINDINGS, GENERAL PROVISIONS,
AND DEVELOPMENT STANDARDS FOR A REVISED, CONSOLIDATED PLANNED
DEVELOPMENT REZONING FOR PA 96-043 ENEA PLAZA
WHEREAS Enea Plaza has requested approval of a Planned Development Rezoning for a retail
commercial development consisting of 19.9± acres; and
WHEREAS. the Planned Development Rezone shall supersede the three existing Planned
Developments (1464 Zoning Unit; PA 87-018; and PA 87-178); and
WHEREAS the Applicant has submitted a Land Use and Development Plan as required by Section 8.31-
13 of the Zoning Ordinance which meets the requirements of said section; and
WHEREAS. the Planned Development Standards are attached as Exhibit A and incorporated herein by
reference; and
WHEREAS, the application has been reviewed in accordance with the California Environmental Quality
Act and a Negative Declaration has been prepared; and
WHEREAS, the Planning Commission did hold a public hearing on said application on November 26,
1996, and did adopt a Resolution recommending that the City Council approve and establish findings, general
provisions and development standards for a Planned Development Rezoning for PA 96-043; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the City Council approve the Planned
Development; and
WHEREAS, the City 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 make the
following findings and determinations regarding said proposed Planned Development Rezone:
1. The Planned Development Rezone, as conditioned, is consistent with the general provisions, intent, and
purpose of the PD District Overlay Zone of the Zoning Ordinance. The Planned Development Rezone will be
appropriate for the subject property in terms of providing General Provisions which set forth the purpose,
applicable provisions of the Dublin Zoning Ordinance, range of permitted and conditionally permitted uses, and
Development Standards; which will be compatible with existing commercial uses in the immediate vicinity, and
will enhance development of this area; and
2. The Planned Development Rezone is consistent with the general provisions, intent and purpose of the
Downto;vn Specific Plan. The Rezone implements the intent and development standards identified in that
document and Mil thereby serve to implement the provisions of the Downtown Specific Plan in this area; and
3. The Planned Development Rezone is consistent ~vith the intent of the General Plan which designates this
area as Retail/Office in that the Planned Development Rezone contains uses that correspond with the intent of
this Land Use Designation and because the project would create development ~vithin the densities allowed by this
Designation; and
4. The Planned Developme,.. r?,ezoning will not have a substantial adve, oe affect on health or safety or be
substantially detrimental to the public welfare or be injurious to property or public improvement as all applicable
regulations will be met; and
5. The Planned Development Rezoning will not overburden public services as all agencies have commented
that public services are available; and
6. The Planned Development Rezoning will create an attractive, efficient and safe environment through the
implementation of the Standards identified in the Rezone document; and
7. The Planned Development Rezoning will benefit the public necessity, convenience and general welfare
and is in conformance with Sections 8-31.0 to 8-31.19 of the Dublin Zoning Ordinance; and
8. The Planned Development Rezoning will be compatible with and enhance the general development of
the area because it will be developed pursuant to the Standards and site development review; and
9. The Planned Development Rezoning will provide an environment that will encourage the efficient use of
common areas to create an innovative type of commercial development.
BE IT FURTHER RESOLVED THAT except as specifically included in Exhibit A, attached and made a
part of this Resolution, development and operation of land use activities within this planned development, shall be
subject to the City of Dublin Zoning Code in effect at the time the development and land use activities are
considered. Changes or revisions to this document, including Exhibit A shall be subject to those requirements
contained within the most current Zoning Code.
BE IT FURTHER RESOLVED THAT THE Dublin City Clerk does hereby approve PA 96-043, Enea
Plaza Planned Development, subject to the General Provisions and Development Standards which constitute
regulations for the use and improvement of the 19.9± acres APNs 941 - 1500-38-1, 48, 42-1, 49-2, 49-3, 5 l-2, 52,
and 53 asincluded on Exhibit A attached hereto.
PASSED, APPROVED AND ADOPTED this 7th day of January, 1997.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
G:\PA96043\ccres
EXHIBIT A
ENEA PLAZA PLANNED DEVELOPMENT
(General Provisions and Development Standards)
Permitted Uses
A. Retail Commercial Shopper goods uses such as:
2.
3.
4.
5.
6.
7.
8.
9.
12.
13.
14.
15.
16.
General merchandise stores
Clothing stores
Shoe stores
Home furnishing stores
Home appliance/Music stores
Hobby/Special interest stores
Gifts/Specialty stores
Jewelry and cosmetic stores
Home improvement centers
Drug stores
Auto parts sales and related vehicle servicing so long as such
overhead garage door openings (service bays) are oriented toward the
least visible elevation of the building and shall not be visible from
Amador Plaza Road or Dublin Boulevard. The bays shall also be
adequately shielded from public view by the use of trellises and
landscaping
Health food store
Supermarket
Meat, fish or poultry stores
Liquor and wine stores
Consumer electronics/Computer stores
Similar uses that offer comparison goods based on price and quality.
B. Eating and drinking uses including, but not limited to the following:
1. Restaurant with outdoor dining
2. Cocktail lounge
3. Donut shop
4. Ice cream parlor
5. Sandwich shop with outdoor dining
6. Delicatessen with outdoor dining
7. Specialty food
8. Bakery
9. Candy and nuts
10. Health food
11. Wine and cheese with on-sale liquor license from the State of
California
II.
C. Personal service uses including but not limited to the following:
1. Beauty salon
2. Barber shop
3. Shoe repair
4. Dry cleaner (delivery and pick-up only)
5. Coin operated laundry
6. Health club
7. Photography shop (including film processing)
8. Formal wear rental
9. Interior decorating
10. Travel agent
11. Key shop
12. Dressmaking or knitting shop
13. Tailor shop
14. Handcraft shop
15. Blueprinting or other copying services
16. Other administrative and professional office uses
D. Office uses including but not limited to the following:
1. Optometrist
2. Medical and dental
3. Legal
4. Accounting
5. Architect
6. Engineering
7. Employment agency
8. Real estate
9. Educational seminars
10. Counseling
11. Medical and dental laboratory
12. Mortgage financing
Conditional Uses:
A. Subject to approval of the Planning Commission and issuance of a
Conditional Use Permit:
1. Community, religious and charitable institution facilities and uses
2. Public recreation facilities and uses
3. Recycling center, when operated in conjunction with a permitted use
on the same premises
4. Movie theater
5. New and used vehicle sales and service
6. Senior care/skilled nursing facility
7. Service station
8. Residential uses
Ill.
IV.
VI.
VII.
9. Research or development laboratory, except those engaged in
manufacture of products for commercial sale or distribution and
excluding any which produces or is found likely to produce any smoke,
dust, odors, glare or vibrations observable outside the building or
portion thereof in such use.
10. Temporary Storage of construction equipment
11. Drive-in and drive-through restaurants
12. Motel/Hotel
Prohibited Uses:
1. Off sale liquor store
2. Adult book stores
3. All industrial uses
4. Convenience food store
5. Mortuary
6. Massage parlor
7. Animal hospital, kennel
8. Pawn Shops;
9. Tattoo Parlors;
10. Check Cashing Services.
Site Development Review:
Any structure 1,000 square feet or more or any construction aggregating a 1,000
or more shall be subject to Site Development Review process unless zoning
approval is granted upon the determination that the construction constitutes a
minor project and that the building permit plans are in accord with the intent and
objectives of the Site Development Review procedure.
Yards:
For retail uses no yards shall be required. For office uses,
depth of front yard - not less than twenty (20) feet;
depth of rear yard - 0; and
depth of side yard - not less than ten (10) feet.
Height of Buildings:
No building or structure shall have a height in excess of forty-five (45) feet.
Master Sign Program:
All signage with the PD zoning shall conform to the Master Sign Program.
Landscaping:
All new construction shall maintain a landscape to building ratio of fifteen percent
(15%). All landscaping materials shall be consistent with the existing
developments.
IX.
Other Development Standards:
All buildings constructed in the PD zone shall not exceed a thirty percent (30%)
floor to area ratio.
All retail uses shall maintain a parking ratio five (5) spaces per thousand (1,000)
square feet of net rentable retail space.
All office uses shall maintain a parking ratio four (4) per thousand spaces per
1,000 square feet of net rentable office space.
NO
ZW
SiTE PLAN
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Development Zones Map
DUBLIN DOWNTOWN PLAN
DUBLIN, CALIFORNIA
0 200 400 leer ~
Diagram 10
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CIRCULATION DIAGRAM
CITY
DUBLIN
Box 2340. Dublin, Ca!ffsrnia 94568
City Offices. 100 Civ,c Plaza. Dublin. California
NEGATIVE DECLARATION
(Prepared pursuant to City of Dublin
Environmental Guidelines, Section 1.7(c), 5.5)
Description of Project: Enea Plaza, an existing retail and office complex in the City
of Dublin proposes to update its existing Planned Development Zoning District. The
existing Planned Development was originally approved by Alameda County in 1981.
The new Planned Development District includes those uses presently allowed, as well
as provides for uses that reflect the changing market in the Tri Valley Area.
Project Location: 6670 - 6694 Amador Plaza Rd. and 7450 - 7496 Dublin Blvd. (APNs:
941-1500-38-1,48, 42-1,49-2, 49-3, 51-2, 52, and 53.)
Name of Proponents: Robert S. Enea, St. Michael Investments, 6670 Amador Plaza
Rd., Dublin, CA 94568
I hereby find that the above project will not have a significant adverse effect on the
environment.
Attached is a copy of the Initial Study ("Environmental Information Form" and
"Environmental Checklist") documenting the reasons to support the above finding.
Mitigation Measures have not been included in this project.
Dated: November 8, 1996 Jeri Ram, Associate Planner
Attachments
zs-xn~.:-a:~_~n "5~0 .... .~-m650 C~:~.' Council ISl,' 533-662'5 F:nanse (510', 833-6640 ' Builomc Inspect,on {510)
Sz:~ Enforcemen: i510' 823-6520 · En~:-ee:m6 tS!J: 833-6633 · Parks & Communnv Ser',r~CeS t5!0) 833-66:5
ENEA PLAZA
INITIAL STUDY
File No. PA 96-043
Lead Agency: City of Dublin
Prepared: November, 1996
INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential environmental
effects of the proposed Planned Development for Enea Plaza. The analysis is intended to satisfy the
requirements of the California Environmental Quality Act (CEQA), and provide the City with adequate
information for project review. This initial study includes a project description, environmental checklist and
discussion focused upon issues identified in the checklist.
In summary, this Initial Study concludes that the project will not pose any significant adverse
environmental impacts.
The Initial Study was prepared based upon the location of the project, staff office review, field
review, comments from City, County and local agencies, use of City Planning Documents, the CEQA Law
and Guidelines, and City of Dublin CEQA Guidelines.
2
PROJECT DESCRIPTION
Enea Plaza, an existing retail and oflqce complex in the City of Dublin proposes to update its
existing Planned Development Zoning District. The existing Planned Development was originally
approved by Alameda County in 1981. The new Planned Development District includes those uses
presently allowed, as well as provides for uses that reflect the changing market in the Tri Valley Area.
3
Figure One:
Figure Two:
Figure Three:
FIGURES
Vicinity Map
Site Plan
Off-Ramp Diagram (Highway 680)
4
". VICINITY MAP ·
O
'33
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DOWNTOWN
DUBLIN
THE SITE
Loc~tion Map
DUBLIIN DOWNTOWN
DUBLIN, CA-, ORNIA
FIGURE ONE
PLA~q
L.)~a. gram I
SITE PLAN
DUBLIN BLVD.
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D F FIC'~- ~]LD~.
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OFF-RAMP DIAOK~r~
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It
IRE~ THREE
ENVIRONMENTAL CHECKLIST FORM
q
10.
Project title: Enea Plaza Planned Development Rezone
Lead agency name and address: City of Dublin, Planning Department, 100 Civic Dr., Dublin, CA
94568
Contact person and phone number: Jeri Ram, Associate Planner
Project location: 6670- 6694 Amador Plaza Rd. and 7450 - 7496 Dublin Blvd.
Project sponsor's name and address: Robert S. Enea, St. Michael Investments, 6670 Amador
Plaza Rd., Dublin, CA 94568
General plan designation: Retail/Office 7. Zoning: Planned Development
Description of project: (Describe the whole action involved, including but not limited to later phases
of the project, and any secondary, support, or off-site features necessary for its implementation.
Attach additional sheets if necessary.)
Enea Plaza, an existing retail and office complex in the City of Dublin proposes to update its
existing Planned Development Zoning District. The existing Planned Development was originally
approved by Alameda County in 1981. The new Planned Development District includes those
uses presently allowed, as well as provides for uses that reflect the changing market in the Tri
Valley Area.
Surrounding land uses and setting: (Briefly describe the project's surroundings)
The project is located adjacent Highway 680 on the east, Highway 580 on the south, Dublin Blvd. and
retail development on the north, and retail development on the east. A new off ramp from highway
690 is planned and will intersect this project.
Other public agencies whose approval is required (e.g., permits, financing approval, or participation
agreement.)
N/A
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
_ Land Use/Planning Transportation/Circulation Public Services
_ Population/Housing Biological Resources Utilities/Service Systems
Geotechnical - Energy/Mineral Resources Aesthetics
Water - Hazards Cultural Resources
Air Quality - Noise Recreation
- Mandatory Findings of
Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION 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 the mitigation measures described on an attached sheet have
been added to the project. A NEGATIVE DECLARATION will be prepared.
[] I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect
1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)
has been addressed by mitigation measures based on the earlier analysis as described on attached
sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be
addressed.
I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the
propose..d~roject. ~
Signature ~k. ,~.~,,' .....
Jeri Barn, Associate Planner
EVALUATION OF ENVIRONMENTAL IMPACTS'
1)
A brief explanation is required for all answers except "No Impact" answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impact" answer should be explained where it is based on project-specific factors as well as general
standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project- specific
screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3)
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If
there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
4) "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they
reduce the effect to a less than significant level (mitigation measures from Section XVlI, "Earlier Analyses,"
may be cross-referenced).
(
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D).
Earlier analyses are discussed in Section XVII at the end of the checklist.
6)
Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside
document should, where appropriate, include a reference to the page or pages where the statement is
substantiated. See the sample question below. A source list should be attached, and other sources used
or individuals contacted should be cited in the discussion.
ENVIRONMENTAL IMPACTS'
!. LAND USE AND PLANNING. Would the proposal:
Potentially
Potentially Significant
$ignhTcant Unless Less than
Impact Mitigation Significant
Incorporated Impact
No Impact
a) Conflict with general plan designation or zoning? (Source #:
1,2,4,)
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
( 1,2,3,4 )
[] [] [] X
[] [] [] X
10
c) Be incompatible with existing land use in the vicinity?
( 1,2,3,4,6 )
d) Affect agricultural resources or operations (e.g., impacts
to soils or farmlands, or impacts from incompatible land
uses)? ( 1,2,3,4,6 )
e) Disrupt or divide the physical arrangement of an
established community (including a Iow-income or
minority community)? ( 1,2,3,4, 6 )
II. POPULATION AND HOUSING. Would the proposal:
a) Cumulatively exceed official regional or local population
projections? ( 7 )
b) Induce substantial growth in an area either directly or
indirectly (e.g., through projects in an undeveloped area
or extension of major infrastructure)? ( 7 )
c) Displace existing housing, especially affordable housing?
(7)
il. GEOLOGIC PROBLEMS. Would the proposal result in
or expose people to potential impacts involving:
a) Fault rupture? ( 1,2,4, 6 )
b) Seismic ground shaking? ( 1,2,4, 6 )
c) Seismic ground failure, including liquefaction? ( 1,2,4, 6 )
d) Seiche, tsunami, or volcanic hazard? ( 1,2,4, 6 )
e) Landslides or mudflows? ( 1,2,4, 6 )
f) Erosion, changes in topography or unstable soil
conditions from excavation, grading, or fill? ( 1,2,4, 6 )
g) Subsidence of land? ( 1,2,4, 6 )
h) Expansive soils? ( 1,2,4, 6 )
i) Unique geologic or physical features? ( 1,2,4, 6 )
Potentially
Significant
Impact
[]
[]
[]
[]
[]
[]
Potentially
SignNcant
Unless
Mitigation
Incorpo~ted
[]
[]
[]
[]
[]
[]
Less than
Significant
Impact
[]
[]
[]
[]
X
[]
[]
[]
[]
[]
[]
No Impact
X
X
X
X
X
X
X
[]
X
X
X
X
X
X
X
IV. WATER. Would the proposal result in:
a) Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff? (1,2, 3,4,6 )
X
11
IV. WATER. Would the proposal result in:
b) Exposure of people or property to water related hazards
such as flooding? ( 7 )
c) Discharge into surface waters or other alteration of
surface water quality (e.g., temperature, dissolved
oxygen or turbidity? ( 7 )
d) Changes in the amount of surface water in any water
body? ( 7 )
e) Changes in currents, or the course or direction of water
movements? (7)
f) Change in the quantity of ground waters, either through
direct additions or withdrawals, or through interception of
an aquifer by cuts or excavations or through substantial
loss of groundwater recharge capability? ( 7 )
g) Altered direction or rate of flow of groundwater? ( 7 )
h) Impacts to groundwater quality? (7)
i) Substantial reduction in the amount of groundwater
otherwise available for public water supplies? ( 7 )
V. AIR QUALITY. Would the proposal:
a)
b)
c)
d)
Violate any air quality standard or contribute to an
existing or projected air quality violation? ( 1, 2,4, 6 )
Expose sensitive receptors to pollutants? ( 7 )
Alter air movement, moisture or temperature, or cause
any change in climate? (7)
Create objectionable odors? 7 )
VI. TRANSPORTATION/CIRCULATION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion? ( 1,2,4, 6 )
b) Hazards to safety from design features (e.g., sharp
curves or dangerous intersections) or incompatible uses
(e.g., farm equipment)? ( 7 )
c) Inadequate emergency access or access to nearby uses?
(1,3)
d) Insufficient parking capacity onsite or offsite? ( 1,2,3, 4 )
e) Hazards or barriers for pedestrians or bicyclists? ( 7 )
f) Conflicts with adopted policies supporting alternative
transportation (e.g., but turnouts, bicycle racks)? ( 7 )
g) Rail, waterborne or air traffic impacts? ( 7 )
Potentially
Significant
Impact
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
Potentially
Significant
Unless
Mitigation
Incorporaled
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
[]
Lass than
Significant
Impact
[]
[]
[]
X
[]
[]
[]
[]
[]
[]
No Impact
X
X
X
X
X
X
X
X
(
X
X
X
X
[]
X
X
X
X
X
X
12
BIOLOGICAL RESOURCES.
Would the proposal result in impacts to:
a) Endangered, threatened or rare species or their habitats
(including but not limited to plants, fish, insects, animals,
and birds? ( 1, 2,3,4, 6)
b) Locally designated species (e.g., heritage trees)? ( 1,2,3 )
c) Locally designated natural communities (e.g., oak forest,
coastal habitat, etc.)? ( 1, 2,3)
d) Wetland habitat (e.g., marsh, riparian, and vernal pool)?
( 1,2,3 )
e) Wildlife dispersal or migration corridors? (1,2,3)
Viii. ENERGY AND MINERAL RESOURCES.
Would the proposal result in impacts to:
a) Conflict with adopted energy conservation plans ? ( 7 )
b) Use nonrenewable resources in a wasteful and inefficient
manner? ( 7 )
.;) Result in the loss of availability of a known mineral
resource that would be of future value to the region and
the residents of the State? ( 7 )
IX. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances (including, but not limited to, oil, pesticides,
chemicals, or radiation)? ( 1, 2,3, 4, 5, 6 )
b) Possible interference with an emergency response plan
or emergency evacuation plan? ( 1, 2, 3,4, 6 )
c) The creation of any health hazard or potential health
hazards? ( 1,2, 3,4, 5, 6 )
d) Exposure of people to existing sources of potential health
hazards? ( 1,2, 3,4, 5, 6 )
e) Increased fire hazard in areas with flammable brush,
grass, or trees? ( 7 )
Potentially
Significant
impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
X
X
X
X
X
X
X
X
X
X
X
X
X
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels? ( 2, 4, 6 )
.)) Exposure of people to severe noise levels? ( 2, 4, 5, 6 )
X
X
13
XI. PUBLIC SERVICES. Would the proposal result in a
need for new or altered government services in any of the
following areas:
a) Fire protection? ( 1,2,4, 5, 6 )
b) Police protection? ( 1,2,4, 5, 6 )
c) Schools? (7)
d) Maintenance of public facilities, including roads? ( 1,2 )
e) Other government services ( 1,2 )
XII. UTILITIES AND SERVICE SYSTEMS. Would the
proposal result in a need for new systems or suppfies, or
substantial alterations to the following utilities:
a) Power or natural gas? (2)
b) Communications systems? (2)
c) Local or regional water treatment or distribution facilities?
(2)
d) sewer or septic tanks? ( 2 )
e) Storm water drainage? ( 2 )
0 Solid waste disposaI?( 2 )
g) Local or regional water supplies? ( 2 )
Xlll. AESTHETICS. Would the proposal:
a) Affect a scenic vista or highway? ( 1,2, 3,4 )
b) Have a demonstrable negative aesthetics effect? ( 1, 2,
3,4)
c) Create light or glare? ( 1, 2,3 )
XIV. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? ( 1,2, 3,4 )
b) Disturb archaeological resources? ( 1,2, 3,4 )
c) Have the potential to cause a physical change which
would affect unique ethnic cultural values? ( 1, 2,3,4 )
d) Restrict existing religious or sacred uses within the
potential impact area? ( 1,2, 3,4 )
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
X
X
[]
X
X
No Impacf
[]
[]
X
[]
[]
X
X
X
X
X(
X
X
X
X
X
X
X
X
X
14
XV. RECREATION. Would the proposal:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
a) Increase the demand for neighborhood or regional parks
or other recreational facilities? ( 7 )
b) Affect existing recreational opportunities? ( 7 )
x
x
SOURCES:
2.
3.
4.
5.
6.
7.
Determination based on location of project.
Determination based on staff office review.
Determination based on field review.
Determination based on the City of Dublin General Plan.
Determination based on the City of Dublin Zoning Ordinance.
Determination based on Downtown Specific Plan.
Not Applicable.
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
Potentially Potentially Less Than No
significant Significant Unless Significant Impact Impact
Impact Mitigated
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or X
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
goals? X
c) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a X
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects)
d) Does the project have environmental effects which will
cause substantial adverse effects on human beings, X
either directly or indirectly?
15
a)
b)
c)
XVII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
Earlier analyses used. Identify earlier analyses and state where they are available for review.
Impacts adequately addressed. Identify which effects from the above checklist were within the scope of
and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether
such effects were addressed by mitigation measures based on the earlier analysis.
Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe
the mitigation measures which are incorporated or refined from the earlier document and the extent to
which they address site-specific conditions for the project.
16
DISCUSSION OF CHECKLIST
1. Land Use and Planning.
Environmental Settinc~:
The project site consists of 20 + acres of partially developed land adjacent Highways 580 and 680. The site
has been partially developed since the early 1980s. The site is generally fiat with access on Amador Plaza
Road and Dublin Boulevard. The planned construction of on and off ramps from Highway 680 (which will
bisect the site, will also provide good freeway access to the site. The project is partially built out, however,
due to the planned construction of the Highway 680 on and off ramps, portions of the site will be demolished.
Additionally, proposed plans and revisions to the PD Standards indicate that a hotel and restaurant may be
built adjacent the planned Highway 680 on and off ramps.
Project Impacts:
There are no impacts to Items lA through 1E. This determination is based on the record as well as the
references listed below. This project is consistent with the City of Dublin General Plan and Downtown Specific
Plan. This initial study represents full California Environmental Quality Act compliance with regard to the
proposed project. The City of Dublin has adopted no other City-wide or specific environmental plans or
~olicies which would affect this application. The existing land uses in the vicinity are retail, entertainment retail
or office and compatible with the proposed retail, entertainment retail, hotel, office land uses proposed. The
site has no recent history of agricultural production and has been partially developed with retail/commercial
land uses since the early 1980s.
2. Population and Housing.
Environmental Settinq:
The City population as of January 1, 1996, was estimated by the State Department of Finance to be 26,267.
Significant population growth is anticipated for the community based on planned residential growth in east
Dublin.
Proiect Impacts:
There are no impacts to Items 2A through 2C. This determination is based on the record as well as the
references listed below. This project is a Planned Development for retail, entertainment retail, hotel and office
land uses in a partially developed center in downtown Dublin. It therefore does not impact population in the
area.
17
3. Geologic Problems.
Environmental Settinq:
The site lies within the San Ramon Valley, a short distance from the Dougherty Hills. California Division of
Mines and Geology indicate that the site is not within an Alquist-Priolo Seismic Zone (1982). The nearest
active and potentially active seismic faults include the Calaveras fault, located approximately 1/2 mile to the
west.
Project Impacts:
There are no impacts to Items 3A through 31. This determination is based on the record as well as the
references listed below. The topography of the site is relatively flat with minor surface variation; only minor
grading will be necessary to place structures on the site. No geologic hazards are known or suspected to exist
on the site or in the surrounding areas.
4. Water.
Environmental Settinq:
No surface water exists on the site. The nearest surface water source is Alamo Creek approximately 1/4 mile
to the east of the site. According to a representative of Zone 7, the project site, as well as the remainder of
the Tri-Valley area, is underlain by an extensive underground aquifer. The aquifer ranges in depth between 15
feet and 500 feet but is no longer used as the primary source of domestic water in the area. (
Proiect Impacts:
There are no impacts to Items 4A through 41. This determination is based on the record as well as the
references listed below. The project site does not cross over any water ways. Presently the area proposed
for the Planned Development is either developed with commercial uses, planted with landscaping or vacant.
The placement of any new structures will not impact groundwater. Zone 7 has in place Special Drainage
Area 7-1. The District charges fees to finance flood control improvements within Drainage Area 7-1. The fees
are collected at the time of issuance of building permit.
5. Air Quality.
Environmental Settina:
The project site is located within the Livermore-Diablo Valley, a sheltered, inland area surrounded by hills to
the west, south and east. Most of the air flow into the southern portions of the Valley is accomplished through
only two gaps in the hills: the Hayward and Niles canyons. Local wind data show the frequent occurrence of
low wind speed and calm conditions (the latter approximately 23 percent of the time). These local limitations
on the capacity for horizontal dispersion of air pollutants combined with the regional characteristic of restricted
vertical dispersion give the area a high potential for regional air quality problems.
18
Project Impacts:
There are no significant impacts to Items 5A through 5D. This determination is based on the record as well as
the references listed below. The site is generally developed with existing retail, retail entertainment and office
uses. The existing Planned Development for the site permits all these types of uses. Construction of a hotel
or motel would add additional vehicular traffic to this portion of Dublin, as identified in Section 6, Traffic and
Circulation. These additional vehicles will generate quantities of carbon monoxide, reactive organic gasses,
nitrous oxide, sulfur dioxide and particulate matter (PM10). However, the location of the proposed hotel/motel
would be adjacent the planned on and off ramps for Highway 680. The location of the proposed hotel would
limit the amount of travel from the Highway, thereby minimizing vehicle trips and associated air quality impacts
in conformity with the Bay Area Air Quality Management District's Guidebook "Improving Air Quality Through
Local Plans and Programs*.
In terms of construction related impacts, it is anticipated that the future construction of a hotel might generate
temporary increases in dust and particulate matter caused by site excavation and grading activities. The
City's standard grading ordinance requirements require measures to ensure that these types of short term
construction impacts are minimized.
6. Transportation/Circulation.
Environmental Settina:
Major roadways serving the site are:
· Interstate 580, a six-lane east-west freeway connecting Dublin with nearby local communities such as
Livermore and Pleasanton and regional destinations, such as Tracy and Oakland.
· Interstate 680, a six-lane north-south freeway connecting Dublin with local communities in the Tri-Valley
area and regional destinations north and south of Dublin.
· Dublin Boulevard is a major east-west arterial within Dublin and is configured as a 6 lane road adjacent this
location. Dublin Boulevard serves primarily industrial and commercial uses in the vicinity of the project.
Amador Plaza Road is a collector road that intersects the project and forms a cul-de-sac. Amador Plaza
Road runs north south and serves office and commercial uses in the project and in the vicinity of the
project. It is presently 2 lanes, but will be widened to 4 lanes as part of the construction of the new off
ramp and parallel road projects.
Planned roadways that will serve the site are:
· Interstate 680 on and off ramps which will intersect the project.
The "parallel road" which will be a continuation of the planned Interstate 680 off ramp. The parallel road
will run parallel to Dublin Boulevard. The alignment for the road has been approved. It will run from
Amador Plaza Road and terminate at Regional Street. The road will provide an alternative road running
south of Dublin Boulevard, connecting three cul-de-sacs in the vicinity.
19
Proiect Impacts:
There are no significant impacts to Items 6A through 6G. This determination is based on the record as well ~
the references listed below. City of Dublin Engineering Department has reviewed the proposal. City policy
requires that any new construction on the site will be charged a traffic impact fee which will pay for circulation
improvement in the area.
7. ,8. &14.
Biological, Energy and Mineral, and Cultural Resources.
Environmental Settin,q:
The site is partially developed with commercial and office uses. A portion of the site is landscaped with
decorative landscaping. Approximately 6 acres of the site is vacant with no significant trees or other
vegetation. The area adjacent 1-680 has some poplar trees and eucalyptus trees.
Proiect Impacts:
There are no impacts to Items 7A through 7E; 8A through 8C; or, 14A through 14D. This determination is
based on the record as well as the references listed below. The project will be located on an already existing
commercial development. The portion that is vacant has no significant vegetation and is adjacent Highway
680. Field visits to the site have not identified any animals. While the poplar and eucalyptus trees will most
likely be removed during construction, standards of the Downtown Specific Plan require ehanced landscaping
adjacent 1-680. Therefore, no biological, mineral, energy or cultural resources will be impacted by this project.
(
9. Hazards.
Environmental Settin.q;
The site is partially developed with commercial and office uses. These types of uses generally do not create
hazardous environments.
Proiect Impacts:
There are no impacts to Items 9A through 9E. This determination is based on the record as well as the
references listed below. The types of uses proposed and existing generally do not create hazardous
environments. As part of the Site Development Review Process, proposals for new construction are reviewed
by Fire, Police and other agencies for emergency access as well as other concerns.
10. Noise.
Environmental Settinq:
The project is a Planned Development for a retail, retail entertainment and office development. A portion of
the site is built out. Six acres remain vacant. A portion of the six acres will be developed with on' and off
ramps for Highway 680. A hotel/motel is proposed adjacent the future on and off ramps.
2O
Project Impacts:
There are no significant impacts to Items 10A and 10B. This determination is based on the record as well as
the references listed below. Although the Hotel would be located adjacent 1-580 and 1680, Title 24 of the State
Uniform Building Code requires sound mitigation for hotels to 45 CNEL in the interior of the hotel. Therefore,
the location of the hotel and the people staying there would not be adversely impacted by the freeway noise.
11. Public Services.
Environmental Settinq:
The project site is served by the following service providers:
· Fire Protection. Fire protection is provided by the Dougherty Regional Fire Authority which provides
structural fire suppression, rescue, hazardous materials control and public education services
Police Protection. Police protection is provided by the Dublin Police Department which is headquartered in
the Civic Center. The Department, which maintains a sworn staff of 31 officers, performs a range of public
safety services including patrol, investigation, traffic safety and public education.
· Schools. Educational facilities are provided by the Dublin Unified School District which operates
kindergarten through high school services within the community.
Maintenance. The City of Dublin provides public facility maintenance, including roads, parks, street trees
and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Other Governmental Services. Other governmental services are provided by the City of Dublin including
community development and building services and related governmental services. Library service is
provided by the Alameda County Library with supplemental funding by the City of Dublin.
Environmental Impacts:
a) Fire Protection. According to representatives of the Dougherty Regional Fire Authority, the proposed
project lies within a one mile radius of a fire station located on Donohue Drive in Dublin. A typical response
time of under 5 minutes is anticipated. As part of the site development review process, specific fire protection
requirements will be imposed on the development to ensure compliance with applicable provisions of the
Uniform Fire Code.
b) Police Protection. According to representatives of the Police Department, adequate resources
presently exist to serve the proposed development.
c) Schools. This project is for office and commercial uses. School fees in accordance to State law would
be charged at building permit issuance.
d) Maintenance of public facilities including roads. The project has access from two existing streets,
)ublin Boulevard and Amador Plaza Road. Additionally, a new road is planned "the parallel road", that will run
south of Dublin Boulevard (see circulation section, above). The applicant is required to pay a traffic impact fee
21
to the City of Dublin which will assist in off-setting costs of public roadway maintenance. The fee is charged at
building permit issuance. ('
e) Other governmental services. The City of Dublin charges a public facilities fee for all new development
in the community for the purpose of financing new municipal public facilities needed by such development.
12.
Utilities and Services Systems.
Environmental Settina:
The project site is serviced by the following service providers:
· Electrical and natural gas power: Pacific Gas and Electric
· Communications: Pacific Bell
· Water supply and sewage treatment: Dublin San Ramon Services District
· Storm Drainage: Zone 7
· Solid Waste Disposal: Dublin-Livermore Disposal Company
Proiect Impacts:
There are no impacts to Items 12A through 12G. This determination is based on the record as well as the
references listed below. Utility providers have reviewed the project and have determined that either the
infrastructure exists or a method to fund the infrastructure has been provided for. Standard impact fees will be
charged by DSRSD and Zone 7.
13. Aesthetics.
Environmental Settina:
The proposed project is located in the downtown area of Dublin. The project is commercial in nature and
surrounded by commercial development. Enea Plaza has been developed with a design theme that includes
use of brick, tile and other materials.
Project Impacts:
There are no impacts to Items 13A through 13C. This determination is based on the record as well as the
references listed below. The City's Zoning Ordinance requires that any new structure go through the Site
Development Review Process. As part of that process, aesthetic elements are considered. One use listed as
a permitied use in the proposed Planned Development District would be a auto parts retailer with related
vehicle servicing. This use has been conditioned in the PD Rezone to minimize the aesthetic impact of the
service area by facing that part of the use away from public streets and shielding it from view by use of
landscaping and trellises. Therefore, site development review together with the regulations regarding the
siting of the repair area will ensure that the aesthetic environment is preserved.
22
14.
15.
See No. 7, Cultural Resources, above.
Recreation.
Proiect Settinq{
The proposed project is located in the downtown area of Dublin. The project is commercial in nature and
surrounded by commercial development.
Project Impacts:
There are no impacts to Items 15A or 15B. This determination is based on the record as well as the
references listed below. The City has in place a Public Facilities Fee which is charged to all development in
the City. The fee pays for improvements to parks as well as other public facilities in the City.
G:\PA96-040\lnitial
23