HomeMy WebLinkAbout6.1 Archstone PDRez CITY CLERK
# 450-30
AGEN DA STATEMENT
CZTY COUNCZL MEETZNG DATE: November 2, 1999
SUBJECT:
PUBLIC HEARING: PA 99-019 Archstone Communities Apartments
Mitigated Negative Declaration and Planned Development Rezone for a 7.39
acre site located along Dougherty Road, North of Houston Place (Report
prepared by Andy Byde, Associate Planner)
ATTACHEMENTS:
1)
2)
3)
4)
s)
6)
7)
RECOMMENDATION: 1)
2)
3)
'~P~""~ 4)
5)
FINANCIAL STATEMENT:
Resolution approving a Mitigated Negative DeclaratiOn
Ordinance Approving Rezone and attached Development Plan
Initial Study/Mitigated Negative Declaration/Mitigation Monitoring
Resolution of the Planning Commission, approving Site
Development Review for the Archstone Communities Apartment
Project
Site Plans
Public Works Conditions of Approval
Table VIII,. Estimated Project Share of Traffic Improvement Cost
Open public hearing
Receive staff presentation and public hearing
Close public hearing
Deliberate .......
Adopt resolution approving a Mitigated Negative Declaration or
continue to 11/16/99 City Council meeting to consider comments, if
necessary. Waive reading and introduce PD Ordinance.
No financial impact is anticipated.
DESCRIPTION:
Attached to this staff report is a Resolution approving a Mitigated Negative Declaration (Attachment 1 ),
an Ordinance Amending the Zoning Map and approving the Development Plan for Archstone
Communities Apartment project (Attachment 2) and the Initial Study/Mitigated Negative Declaration
(Attachment 3).
g:pa99-019/CCSKI .DOC
COPIES TO:
Archstone Communities
Edwin Omernick
PA 99-019
ITEM NO.
The proposed project includes 177 rental apartment units w'ith associated parking, landscaping and open
spaces.
BACKGROUND
Site History
The 7.39-acre project site is located along the eastem side of Dougherty Road, immediately north of
Houston Place. The site is currently being used as a truss manufacturing business in conjunction with
various industrial storage uses. Various code enforcement activities have been ongoing to attempt to
rectify various building, fire, and zoning code violations that have occurred at the subject property,
including: outdoor storage of vehicles, illegally placed trailers, storage buildings, and storage of junk
materials.
In May of 1998, as a result of an application for a mini-storage facility (All Aboard Mini-Storage) on the
Southern Pacific Railroad right-of-way, the City Council initiated a General Plan Amendment Study to
analyze General Plan land use alternatives for the railroad right-of-way property, the Wright Property, and
the Omemick property (subject property) which were designated in the Dublin General Plan as, Business
Park/Industrial: Outdoor Storage. In March of 1999, the City Council modified the General Plan land use
designations for the study area, to include the following land use designations for the area: Retail/Office
and Medium-High Density Residential. The combination of these land use designations would allow
either a use type which fits into one of the designations (i.e., office, retail, or residential) or would allow a
mixed use type such as medium high residential with office or retail located on the same site.
Planning Commission Meeting
The Planning Commission, at it's meeting of October 26, 1999, approved Resolutions recommending City
Council approval of the Mitigated Negative Declaration and PD Rezoning. Site Development Review was
also approved for the proposed development project.
ANALYSIS
Environmental Review
The Planned Development Regulations contained in the attached Rezoning Ordinance provide forthe
adoption of the Development Plan attached to Attachment 2. The Development Plan will establish zoning
standards for this specific site. In the event the Development Plan does not address a certain topic,
standards of the Dublin Zoning Ordinance will prevail.
Development Plan
Areview of the Development Plan (Attachment 2) illustrates how the project would physically lay out.
The applicant has worked closely with all City departments to ensure the highest quality development can
occur, based on the size and shape' of the property, as well as allowing for the future development of the
Southern Pacific Rail Road Property to the northeast. Following is a summary of several elements of the
Development Plan to describe the project more fully.
Architecture and Design
The architectural design of the project is characterized by strong vertical elements, roof overhangs with.
gabled ends and considerable architectural articulation. Buildings which front either on Dougherty Road
or Houston Place would receive ledge stone treatment along portions of the faqade to give them a greater
sense of texture and scale. Primary building materials would consist of stucco walls with hea~J
architectural composition shingle roofs. Aluminum framed windows and sliding glass doors would be
employed. The complex would be of three-story construction, with the dwellings arranged in 9 Separate
buildings located throughout the site. Dwelling units would be a mixture of one, two, and three bedrooms
with a variety of alternative floor plans provided. Each building would have a mix of unit types and sizes,
ranging in size between 722 square feet to 1,310 square feet.
Setbacks
Setbacks would generally conform with standard setbacks established in the Zoning Ordinance. A smaller
setback (15 feet as opposed to 20 feet) is proposed along the front property line to accommodate a small
projection of the building, however, a large majority of the building would be located 20 feet or further
' from the front property line.
Parking and Access
A circular main entrance with enhanced landscaping features would provide an attractive project entry.
The entrance would be gated and would be able to be electronically opened by residents and equipped
with an intertom unit for visitors to communicate with the individual apartment units. The main site
access along Dougherty Road would consist of a 38-foot wide private drive approach from Dougherty
ROad, with a 20-foOt wide site ingress and 12-foot wide egress. Access to and from Dougherty Road
would be right-in and right-out, only. A second point of access would be along Houston Place and would
be for tenants only (no intercom is proposed). Houston Place, in :the interim, .would allow uncontrolled
left or right rams onto Dougherty Road however,. once the Scarlett Drive extension is constructed from
Dougherty Road to Dublin Boulevard, turning onto Dougherty Road from Houston Place would be
limited to right in and right out only. To access southbound Dougherty Road, vehicles would be required
to U-turn at the traffic light in front of the Park Sierra Apartments, however, once the Scarlett Drive
extension is constructed, southbound traffic would be able to travel along the Scarlett Drive extension,
ultimately connecting with Dublin Boulevard. .
Emergency vehicle access to the site would be provided (in addition to the two access along Dougherty
and Houston Place) at the northern most portion of the site, along Dougherty Road and at the eastern most
portion of the site along Houston Place. The access would be 'provided via an emergency vehicle access
(e.v.a.) gate equipped with a KNOX Box. The gate would normally be closed, but could be opened by
City emergency .crews and could also be activated by residents evacuating the site under emergency
conditions. This emergency access plan has been approved .by_the Dublin Fire Departmen~
The apartment'complex would include 354 on, site parking spaces consisting of 141 garage spaces, 36
carport spaces, and 177 guest spaces. The proposed parking ratio. complies with the z~;nini requirements
9f.2:0 par_king spaces per urfit, with 1 covered space required per unit (Section S.76.080).
Inclusionary housing provisions
The applicant intends to comply with the City's Inclusionary Housing program by paying the in-lieu-fee
of .75 cents per habitable square foot of the project. Based upon a preliminary review of the floor plans,
the habitable square footage is 162,659 and the in-lieu-fee would be approximately $122,000.
General Plan Consistency
The proposed development project would be consistent with the General Plan in terms of allowed density
and type of development envisioned. The project is within the density range prescribed by the Medium-
High density land use classification; and the project further implements the Dublin General Plan in
relation to housing availability, construction of varied housing types and site capacity. The density of the
project would be 24 dwellings per acre, consistent with the maximum allowed General Plan density of 25
units per acre. The Medium-High Density Residential category is intended to promote the development
of higher density apartments, typically with 3-stories or more, which is consistent with the type of
development proposed as part of the Archstone project.
Environmental Review
A Mitigated Negative Declaration has been prepared for the project, which focuses on land use
compatibility, hazards, aesthetics, and traffic in addition to all potential environmental factors normally
considered in an Initial Study. A number of mitigation measures have been included within the document
to ensure that identified environmental impacts can be reduced to levels of insignificance. The Mitigated
Negative Declaration has been circulated for public review and no comments have been received to date;
if comments are received within the comment period, staff may suggest a continuance depending on the
nature of the comments. A copy of the Initial Study, on which the Mitigated Negative Declaration is
based, is included as Attachment 3. ' '
A minor revisiion should be made to the Initial Study (Attachment 3), on page 27 and 29 of the document.
These two pages contain sentences which read, "The City of Dublin has instituted a traffic impact fee
based on the number of trips generated by development projects. The applicant will be required to pay
this fee to assist in off-setting the costs of city-wide traffic improvements as part of development plan
approval:" The City of Dublin currently has a traffic impact fee for projects within the Eastern Dublin
Specific Plan area, however-there currently is' no fee within the remainder of the City. The quoted
sentences should be revised to read, "The applicant will be required to pay their fair share of
improvement cost to designated traffic improvements projects as designated in the Traffic Report
prepared for the project dated October 1999." (See public works condition #15 in Attachment 6.)
Conclusion ............. .... : ~'-.:-". "- '-: :-: :., _ . :.... r, :: ..... , .
Approval of the Mitigated Negative Declaration and Planned Development Rezoning will allow the
construction of a apartment housing complex. The Mitigated Negative Declaration will assure that
.... potential ,h..azardS and other possible environmental constraints can be successfully reduced to levels of
insignificance.
4
RECOMMENDATION:
Staff recommends that the City Council conduct a public hearing, deliberate, adopt the Resolution
approving a Mitigated Negative Declaration with the revisions to page 27 and 29 of the Initial Study and
waive the reading and introduce an Ordinance establishing a Planned Development Zoning District for the
site.
5
RESOLUTION NO. -99
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION FOR PA 99-019,
ARCHSTONE COMMUNITIES APARTMENT PROJECT
WHEREAS, Archstone Communities has submitted applications to the City of Dublin requesting
approval of a Planned Development Rezoneand Site Development Review to allow the construction of
177 apartment units with parking, landscaping, recreational facilities and other associated improvements
in a PD Zoning District, generally located on the east side of Dougherty Road north of Houston Place, and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and
City environmental regulations require that certain projects be reviewed for potential environmental
impacts and that environmental documents be prepared; and
WHEREAS, an Initial Study was conducted for this project with the finding that with the
incorporation of mitigation measures into the proposed project, there would be no significant effects on
the environment; and
BrlIEREAS, a Mitigated Negative Declaration has been prepared for this application and is on file
in the Dublin Planning Department; and
WHEREAS, the Dublin City Council did review and use their independent judgment to consider
the Mitigated Negative Declaration at a public heating held on November 2, 1999; and
WHEREAS, proper notice of said hearing was given in all respects as required by law.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find
that:
A. The Archstone Communities Apartment project application will not have a significant effect on
the environment with the application of identified mitigation measures, based on a review of the Initial
Study and public testimony.
B. The Mitigated Negative Declaration has been prepared in accordance with State and local
environmental laws and guideline regulations.
C. The Mitigated Negative Declaration is complete and adequate.
NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE C!ty Council of the City of
Dublin does hereby adopt the Mitigated Negative Declaration for PA 99-019, Archstone Communities,
Apartment Project.
PASSED, APPROVED and ADOPTED this 2nd day of November, 1999.
ATTACHMENT
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
2
,.L. ~.~_~, fO1
ORDINANCE NO. -99
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY
LOCATED ON THE EAST SIDE OF DOUGHERTY ROAD AND
NORTH OF HOUSTON PLACE (APN 941-550-5-1)
TO A PLANNED DEVELOPMENT ZONING DISTRICT
ESTABLISH GENERAL PROVISIONS AND ADOPT A DEVELOPMENT PLAN FOR
PA 99-019, ARCHSTONE COMMUNITIES APARTMENT PROJECT
V, rHEREAS, Archstone Communities has requested approval of a Planned Development
Rezoning District to establish General Provisions and Development Regulations for a residential
development consisting of 177 apartment units on approximately 7.39 acres of land generally
located on the east side of Dougherty Road north of Houston Place (APN 941-550-5-1 ); and
~rHEREAS, Archstone Communities has submitted a completed application for a Planned
Development Rezone and a Stage 1 and Stage 2 Development Plan as required by Chapter 8.32
of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter; and
WHEREAS, the site will be rezoned from Planned District (Zoning Unit 1411 ) to a
Planned Development Multi-Family Residential Zoning District; and
V~rIIEREAS, a Mitigated Negative Declaration has been prepared for this project with the
finding that with the implementation of mitigation measures contained in the Initial Study, there
will be no significant environmental impacts; and
WttEREAS, the Planning Commission did hold a public hearing on said application on
October 26, 1999, with proper notice of said heating given in all respects as required by law; and
x, VItEREAS, the Planning Commission has recommended approval of the Planned
Development Rezone and the Development Plan for PA 99-019; and
xNHEREAS, the City Council held a public hearing on said application on November 2,
1999 with proper notice of said hearing given; and
xNHEREAS, the Staff Report was submitted recommending that the City Council approve
the application; and
-' V~IEREAS, pursuant to SectiOns 8.31~070 and 8.120.050 of the Dilblin Municipal Code,
the City Council makes the following findings:
ATTACHMENT
1. The proposed Planned Development Zoning meets the intent and purpose of
Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan
which will. create a more desirable use of land than would have been provided under existing
zoning or in combination with any other existing Zoning District. Additionally, the Planned
Development will create an environment that is sensitive to environmental features by virtue of
the site layout and building architecture. The proposed Development Plan is also consistent with
the General Plan land use category of Medium-High Density Residential. The Development Plan
has a densit>, of 24 units per acre which is consistent and with the Medium-High Density
Residential density cap of 25 dwellings per acre.
2. The subject site is physically suitable for the type and intensity of the PD Multi-
Family Zoning District because it is a relatively level vacant site, of sufficient size to
accommodate the proposed project, and is near all necessary public facilities.
3. Development under the Planned Development District Development Plan will be
harmonious and compatible with existing and future development in the surrounding area.
4. The proposed Amendment will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety or welfare
because the Development Plan has been designed in accord with the Dublin General Plan and
mitigation measures contained in the Mitigated Negative Declaration.
V~q_EREAS, the City Council did hear and use its independent judgment and consider all
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
SECTION 1:
Pursuant to Chapter 8.32 of the City of Dublin Municipal Code, the City of Dublin Zoning
Map is amended to rezone the following property ("Property") to a Planned Development Zoning
District::
Approximately 7.39 acres of land generally located on the east side of Dougherty Road
and the north of Houston Place specifically described as Assessor's Parcel Number 941-
550-5-1.
0 0
Proposed Rezoning
Front: PD Zonbtg Unit 14 (Allo,.btg C-2 and 111-1 Uses)
lb: I'-D (Planned Development, 3tedium Densi0, Resldentia
. .. , -, '.'~.'y,:~;~- ~ ., .... ;: -
[ ..'_. -5;~;-~.:~-.:. ': .....~.. '.: .
. . ,~.:. ~ .~:~'~ . ~-
~ ~ '~' ~.-e-: ~.~ ............~.~,~ ·
. ." .. .. :~':]:' ~i~ .
d\
SECTION 4
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three
(3) public places in the City of Dublin in accordance with Section 36933 of the Government
Code of the State of California.
PASSED ANrD ADOPTED BY the City Council of the City of Dublin, on this 2nd day of
November, 1999, by the following votes:
AYES:
NOES:
ABSENT:
ABST,~A'N:
Mayor
ATTEST:
City Clerk
4
· .' . .'..:Z".... :'." '. .
· ...: ..... :.. ·.,
· :'.':' :'-"::i'.'. ':Z'!!"::'.
CITY 0 F DUB LIN
Environmental Checklist
Initial Study
Project title: Archstone Communities Apartments
Lead agency name and address:
City of Dublin, 100 Civic Plaza, Dublin, California, 94568
Contact person and phone number: Andy Byde, (925) 833-6610
Project location: East of Dougherty Road, Southwest of the Union Pacific Railroad right-of-way and
North of Houston Place.
8.
9.
10.
Assessors Parcel Number(s): 941-550-5-1
Project sponsor's name and address:
Archstone Communities, 22320 Foothill, #220, Hayward, California, 94541
General Plan designation: Medium-High Density Residential (14.1-25.0 du/ac) and Retail Office.
Zoning: Planned Development allowing C-2 and M-1 uses.
Specific Plan designation: N/A
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 ne. cessary.)
The proposed project consists of redeveloping an existing trusS-manufacturing site with a new 177-
unit, gated, rental apartment complex. The apartment complex would be contained within 9
separate, 3-story buildings with approximately 26,500 square each. Additionally, the applicant has
also proposed a 2,200 recreation/leasing. building' in conjunction with a recreational facilities
consisting of a pool/spa, BBQ/picnic area, and passive recreation areas. The apartment complex
would also include associated site improvements, including 354 on-site par'king spaces (consisting
of 141 garage spaces, 36 carport spaces, and 177 guest spaces), two gated entries, and associated
landscaping.
The proposed, 9-building apartment complex would contain a total of approximately 238,000
square feet of floor area. The building would attain a maximum height of 39 feet from finished
grade and would be located approximately 20 feet from the front property line to the west
ATTACHMENT
(Doughtery Road), 15 feet from the side property line to the south (Houston Place), 50 feet from the
rear property line to the northeast, and 20 feet from the side property line to the north.
Two-hundred and thirteen surface parking spaces are proposed throughout the site. Two-way
driveway aisles would provide circulation around the buildings.
11. Surrounding land uses and setting: Briefly describe the project's surroundings:
The project site area is located in an area characterized by a mixture of land uses. To the east lies the
Camp Parks Reserve Forces Training Area. To the south are the Mayflower and Caton van and storage
companies, a proposed contact lens manufacturing facility, an automobile repair shop, a building supply
company and a mini-storage company. To the west on the other side of Dougherty Road is a commercial
district that is characterized by mini-storage uses, auto-related uses and light industrial uses. These uses
include automobile repair, painting, sales and parts, a mini-storage company, a concrete coating company
and a printing company. To the northwest on the West side of Dougherty Road is the 283 unit Park Sierra
Apartments complex that is currently under construction.
Project Description
The project involves an application for a Planned Development Rezoning from the existing Planned
Development zoning (Zoning Unit 1411, allowing M-1 and C-2 uses) to the "Planned Development-
Medium Density" Zoning District. Site Development Review has also been requested by the applicant to
permit the construction of 177-unit apartment dwellings and associated improvements on the site.
Vehicular access is proposed via a new private driveway from Dougherty Road and Houston Place. The
access on Dougherty Road would be a right turn in only and a right turn out only. At the project entrance,
a circular "roundabout" would be built with enriched landscaping to provide an attractive entry feature.
An entry gate would also be located here for security purposes which could also be opened by emergency
vehicles. Secondary access is proposed at Houston Place and a third access, emergency vehicle only, is
proposed further to the. east along Houston Place. A gate would be constructed in the back fence to allow
emergency service pr0viders access to the site. The gate would also provide an evacuation route for
project residents. ' ' .
A total of 354 on-site parking spaces are proposed, which would include 1 space within an enclosed
garage or carport near each· unit and 1 non-reserved parking space. A portion of the open parking will be
designed for compact vehicles and handicap-accessible spaces will also be provided. The proposed
mount of parking meets the minimum City requirement of 2.0 spaces per unit.
The applicant proposes to construct a six foot wrought iron fence around the perimeter of the site. The
project developer would also grade the site to improve drainage and would also construct underground
utility improvements on and off the site, include water, sewer, electrical, natural gas and cable television
facilities.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 2
Incorporation by Reference
This project implements the recent approved changes to the General Plan land use designation for this site
and adjacent site (All Aboard Mini Storage, PA 98-0024). The changes to the General Plan were approved
by the City Council on April 6, 1999. A Mitigated Negative Declaration was certified by the City of
Dublin for that portion of the project.
The California Environmental Quality Act allows public agencies to incorporate previous environmental
documents, as may be appropriate. In this instance, the Mitigated Negative Declaration for the General
Plan land use changes have been used to prepare the environmental document for the project.
The All Aboard Mini Storage Mitigated Negative Declaration and associated documentation is available
for public review at the City of Dublin Community Development Department, 100 Civic Plaza, Dublin
CA, during normal business hours.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 3
Exhibit 1 Projec~ Locadon
;q~,~STO!~
Dublin Planning Depa~ment
Archstone Communities
PA 99-019
Dra~
September 1999
S/7:E
Page 4
Exhibit 2
Rezoning
Proposed Rezoning
From.' PD Zoning Unit 14 (Allowing C-2 and M-] Uses)
To: F-D (Planned Development, Medium Density ResidentiaO r
'!
Dublin Planning Department Draft Page 5
Archstone Communities S~ptember 1999 .
PA 99-019
D
Exhibit 3 Proposed Si~e Plan
!,,,/'
/
L/
Dublin Planning Department
Archstone Communities
PA 99-019
ROAD
..... '~f-i"{i~:;L--:-,
Draft
September 1999
Page 6
1. Project description:
2. Lead agency:
A Zone Change from "Planned Development-Zoning Unit 14" to
"Planned Development-Medium Density Residential" and Site
Development Review to allow the construction of 177 apartment
units and associated on- and off-site improvements (PA 99-019).
City of Dublin
100 Civic Plaza
Dublin CA 94568
3. Contact person:
4. Project location:
5. Project sponsor:
6. General Plan designation:
Andy Byde, Associate Planner
East of Dougherty Road, Southwest of the Union Pacific Railroad
fight-of-way and north of Houston Place. APN 941-550-5-1
Archstone Communities
Medium-High Density Residential (14.1-25.0 du/ac) and Retail
Office
7. Zoning:
Existing:
Planned Development-Zoning Unit 14 (allowing C-2 and
uses)
M-1
8. Surrounding zoning and uses:
Proposed:
P-D (Planned Development, Medium Density ReSidential)
North:
South:
East:,
.West:
Light industrial
Moving van company and related storage
Vacant rail road fight-of-way; Camp Parks Reserve Forces Training
Area
COmmerCial area with mini-storage uses, auto-related uses and light
industrial uses
9. Other public agency required approvals:
The following additional approvals are required:
Building and grading permits City of Dublin)
Encroachment permits (City of Dublin)
Dublin Planning Department
Archstone Communities
PA 99-019
Page 7
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.
x Land Use/Plarming x Transportation/ x Public Services
Circulation
Population/Housing - Biological Resources x Utilities/Service
Systems
x Geotechnical - Energy/Mineral x Aesthetics
Resources
x Water x Hazards x Cultural Resources
x Air Quality x Noise Recreation
- Mandatory Findings
of Significance
Determination (to be completed by Lead Agency):
On the basis of this initial evaluation:
-':.~""' __ I find that the proposed project could not have a significant'effect on the environment and a Negative
.... Declaration will be prepared.
X I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached sheet have
been added to the project: A Negative Declaration will be prepared.
__ I find that although the proposed project may have a significant effect on the environment, but at
. ' least .One effect 1) has b~en adequately analyZedin an' earlier document pursuant to applicable legal
standards, and 2) has been addre. ssed by mitigation measures based on earlier analysis as described on the
-: - attached sheets, if the effect is a. "potentially significantimpaCt" or "potentially significant unless
.... mitigated." An EnvirOnmental ImpactReport is required, but must only analyze the effects that remain
· to be addressed2
S~gnature:
Printed Name:
Dublin Planning Depa~ment
Archstone Communities
PA 99-019
__ I find that although the proposed project could have a significant effect on the environment, there will
"not be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR 'pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed
Date:
For:
Page 8
Evaluation of Environmental Impacts
1)
A brief explanation is required for all answers except "no impact" answers that are adequately
supported by the information sources a lead agency cites in the parenthesis following each question.
A "no impact" answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault
rupture zone). A "no impact" answer should be explained where it is based on project-specific
factors as well as general factors (e.g. the project will not expose sensitive receptors to pollutants,
based on a project-specific screening analysis).
2)
All answers must take account of the whole action, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3)
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" e. ntries when the determination
is made, an EIR is required.
4)
"Negative Declaration: Potentially Significant Unless Mitigation Incorporated" implies elsewhere
the incorporation of mitigation measures has reduced an effect from "potentially significant effect"
to a "less than significant impact." The lead agency must describe the mitigation measures and
briefly explain how they reduce the effect to a less than significant level.
5)
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA processes,
an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)
(3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist.
6).
7) This is
Lead agencies are encouraged to incorporate the chec'klist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or
outside: document should, where approp_riate~ .include a r~.ference to the page or pages where the
document in substantiated: A source list should be attached and other sources'iised or individUalS
contacted' Should be cited in the discussion.
only a Suggested form and!cad agencies are free to use different forms.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 9
Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of
sources used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found
following the checklist.
Potentially Potentially Less than No
Significant SignificantSignificant Impact
Unless Impact
Mitigated
I. Land Use and Planning. Will the project
a) Conflict with general plan designation or
zoning? (Source: 1)
b) Conflict with applicable environmental
plans or policies adopted with jurisdiction
over the project? (Source: 1)
c) Be incompatible with existing land use in
the vicinity? (Source: 1,7)
d) Affect agricultural resources or operations
(soils or farmlands or impacts from
incompatible uses)? (Source: 7)
e) Disrupt the physical arrangement of an
established community (including low
income or a minority community)?
(Source:7, 8)
..,?"' II. Population and Housing. I/Vould the project:
" ....a) Cumulatively exceed official regional or local
population projections? (Source: 1, 6)
b) Induce substantial growth in an area either
directly or indirectly (e.g. through projects in
an undeveloped area or extension of major
infrastructure)? (Source: 8)
.. . c) Displace existing housing,. especially
.... affordablehousing? (Source: 8)
III. Soils and Geology. PVould theproposal result
in or expose people to potential impacts .
b) Seismic gound shaking? (Source: 2)
c) Seismic ground ~ilure? (Sourcei 2)
d) Seiche, ts~nami, including liquefaction?
(Source: 2,7) - :
" e) Landslides Or mudfl0ws? (S0urce:'2,7)
--- - f) Erosion, changes in topography or unstable
soil conditions from excavation, grading or
..~-- fill? (Source: 8)
i:': g) Subsidence of land? (Source: 2)
" h) Expansive soils? (Source: 2)
Dublin Planning Department
Archstone Communities
PA 99-019
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Page 10
i) Unique geologic or physical features?
(Source:2, 8)
IV. Water. Would the proposal result in:
a) Changes in absorption rates, drainage
patterns, or the rate and amount of surface
run-off? (Source: 2, 8)
b) Exposure of people or property to water
related hazards such as flooding? (Source:
FEMA map)
c) Discharge into surface waters or other
alteration of surface water quality (e.g.
temperature, dissolved oxygen or turbidity)?
(Source: 6, 8)
d) Changes in the amount of surface water in
any water body? (Source: 6,7)
e) Changes in currents or the course or direction
of water movements? (Source: 7,8)
f) Changes in the quantity of ground waters,
either through direct additions or
withdrawals, or through substantial loss of
groundwater recharge capability? (Source: 2,
7) '
g) Altered direction of rate of flow of
groundwater? (Source: 7, 8)
h) Impacts to groundwater quality? (Source: 7,
i) Substantial reduction on the amount of
·. groundwater otherwise available for public
..... water ;upp!ies? .(Source: 7, 8) :"
-. V; Air Quality. Would the proposal: _
a) Violate any air quality standard or contribute
to an existing or projected air quality
_ violation? (source: 5)
.- b) Expose sensitive recept0rS.to pollUta~?
..- . .. (Source:9)
c) Alter air movement, moisture, temperature, or
cause any change in climate? (Source: 8)
..... d) Create objectionable odors? (Source: 9)
Potentially
Significant
Potentially
Significant
Unless
Mitigated
Less than
Significant
Impact
Impact
X
X
X
X
X
X
X
X
X
X
X
X
Dublin Planning Department
Archstone Communities
PA 99-019
Page 11
VI. Transportation/Circulation. Would the
proposal result in?
a) Increased vehicle trips or traffic congestion?
(Source: 3)
Potentially
Significant
Potentially
Significant
Unless
Mitigated
b) Hazards to safety from design features (e.g.
sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)?
(Source: 3)
c) Inadequate emergency access or access to
nearby uses? (Source: 3, 6)
d) Insufficient parking capacity onsite or offsite?
(Source: 1, 3)
e) Hazards or barriers for pedestrians or
bicyclists? (Source:3,7)
f) Conflicts with adopted policies supporting
alternative transportation (e.g.. bus ramouts,
bicycle racks)? (Source: 1, 6)
.~'~" g) Rail, waterborne or air traffic impacts?
:.'. (Source: 3)
VII. Biological Resources. Would the proposal
resuIt in impacts to:
a) Endangered, threatened or rare species or
their habitats (including but not limited to
plants, fish, insects, animals and birds)?
'- (Source: 8)
' '_ b)Locally de.Signaled species (e.g. heritage
trees)? (Source: 1)
'C) Locally designated namral..~o~unifies (e-g! .....
. oak forest,. Cg.~t~ habitat).-9.. (S°~ge: 8) ....
d) Wetland habitat (e.g. marsh, riparian and
vernal po0I)? (SourCe: 8): : -
' e) Wildlifedispersal o!7 migration corridors?
" (Source:~ 8)
' _VIH' Energy .andM2ineral Resources. Would the
- proposal:
' a) Conflict with adopted energy COnservation
~ .........~ :'plans? (Source:-l) . :':. L_:.:.:.:
./__. b) Use nortrenewiDl e resources in a wasteful and
· :': inefficient manner? (Source: 9)
Dublin Planning Department
Archstone Communities
PA 99-019
X
X
Less than
Significant
Impact
X
X
X
7
No
Impact
X
X
X
X
X
X
Page 12
c) Result in the loss of availability of a -known
mineral resource that would be of future
value to the region and residents of the
State? (Source: 1, 2)
X
IX. Hazards. lf ould the proposal invoh,e:
a) A risk of accidental explosion or release of
hazardous substances including but not
limited to oil, pesticides, chemicals, or
radiation? (Source: 5, 8,9)
b) Possible interference with an emergency
response plan or emergency evacuation
plan? (Source: 6,7)
c) The creation of any health hazard or potential
health hazards? (Source: 6,7)
Potentially
Significant
Potentially
Significant
Unless
Mitigated
Less than No
Significant Impact
Impact
X
X
X
d) Exposure of people to existing sources of
potential health hazards? (Source: 6,7)
e) Increased fire hazard in areas with flammable
brush, grass or trees? (Source: 7)
X. Noise. Would the proposal result in:
a) Increases in existing noise levels? (Source: 4)
b) Exposure of people to severe noise levels?
(Source: 4)
XI. Public Services. Would the proposal result in
a need for new or altered goveEnmental
services in any of the following areas?
a) Fire protection? (Source: 6)
'~' :" b) Police protection? (S0'Ur~:6):":" '
~ c) Schools?-(Source: 8)-
d) Maintenance of public facilities, including
roads? (Source: 6)
e) Other governmental services? (Source: 6)
XIIi Utilities and Service Systems. Would the
·. proposal result in a need for new systems or
supplies, or substantial alterations in the
following utilities?
a) Power or natural gas? (Source: 7) ....
b) Communication systems? (Source: 7)
c) Local or regional water treatment or
distribution systems? (Source: 7)
Dublin Planning Department
Archstone Communities
PA 99-019
I
I
X
X
X
X
X
X
X
X
X
Page13
~Lf % IC'~
d) Sewer or septic systems? (Source: 7)
e) Storm water drainage? (Source: 6,7)
f') Solid waste disposal? (Source: 6,7)
g) Local or regional water supplies? (Source: 7)
XIII. Aesthetics. Would the proposal:
a) Affect a scenic vista or view? (Source: 1, 8)
b) Have a demonstrable negative aesthetic
effect? (Source: 1, 8)
c) Create light or glare? (Source: 8)
XIV. Cultural Resources. Would the proposal:
a) Disturb paleontological resources? (Source: 8,
Northwest Info Center)
b) Disturb archeological resources? (Source: 7,
8)
c) Have the potential to cause a physical change
which would affect unique ethnic cultural
values? (Source: 9)
t X
X
X
X
X
Potentially Potentially Less than
Significant SignificantSignificant
Unless Impact
Mitigated
X
X
d) Restrict existing religious or sacred uses
within potential impact area? (Source: 9)
XV. Recreation. Would the proposal:
a) Increase the demand for neighborhood or
regional parks or other recreational
facilities? (Source: 6)
b) Affect existing recreational opportunities?
Z S0ur&eT6).~2L' *':.~.T: ZZ. '2'' :L:;.Z7 2 .::' 2' LF'Z.. ".".
XVI. Mandatory, Findings of Significance'
Does ~he'pr0je~t' fiaVe the potential to decade'
the qmali~ of the environment, substantially ..........
· educe 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,. -
redL~ce the number of or restrict the range of .........
a rare or endangered plant or animal or
eliminate important examples of the major
periods of California histo~'0r prehistory?
Dublin Planning Department
Archstone Communities
PA 99-019
NO
Impact
X
X
X
X
X
X
Page 14
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? CCumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects and the
effects of probable future projects).
Potentially
Significant
Potentially
Significant
Unless
Mitigated
Less than
Significant
Impact
X
No
Impact
d) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
X
Sources used to determine potential environmental impacts
1. Dublin General Plan or Zoning Ordinance
2. Geotechnical Investigation Report prepared by Kleinfelder (November 25, 1998)
3. Traffic analysis prepared by TJKM Associates (July 1997)
4. Acoustic analysis prepared by Wilson Ehrig (September 1999)
5. Phase I Environmental Site Assessment (SECOR, January 18, 1999) and Field Investigation
Summar2,.: Report (SECOR, December 4, 1998)
6... Communication with appropriate_ City of Dublin Department(s) _.
7. Siie visit'· ....
8. Other source
.
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.
-a) Earlier analyses used. This environmental analysis is based, in part, on a previous analyses prepared
and'.approved by~ City Of Dublir/'0n this' site in 1999 (File PA 98-024, General Plan Amendment-All
Aboard Mini Smrage)~ A copy Of prex;ious' environmental reports are available from the Dublin Planning
Department, 100 Civic Plaza, Dublin, during regular business hours.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 15
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope
of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed by mitigation measures base don an earlier analysis.
c) 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.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 16
Attachment to Archstone Communities Negative Declaration
PA 9%018
Discussion of Checklist
Legend
PS: Potentially Significant
PS/M: Potentially Significant Unless Mitigated
LS: Less Than Significant Impact
NI: No Impact
I. Land Use and Planning
Environmental Senin__.
The project site area is located in an area charactefized by a mixture of industrial and commercial land
uses. To the east lies the vacant rail road fight-of-way and beyond lies the Camp Parks Reserve Forces
Training Area. To the south are the Mayflower and Caton van and storage companies, a proposed contact
lens manufacturing facility, an automobile repair shop, a building supply company and a mini-storage
company. To the west is a commercial district that contains mini-storage, auto-related and light industrial
uses. To the northwest of the project site, and on the west side of Dougherty Road, is the 283 unit Park
Sierra Apartments complex that is currently under construction.
The 7.39 acre project site currently contains a truss manufacturing business and various industrial storage
uses that have been on located on the site for at least 35 years. There is a two-story building near the
northwest corner of the site which is used as the offices for the supply company. A wood-frame truss
building plant occupies the central area of the site, and an assembly line is located parallel to Houston
Place. The remainder of the site is partly occupied by several parked trucks and trailers, train boxcars, old
construction equipment, stockpiles of lumber, tires, scrap metal, wood chips, and dilapidated automobiles.
Given the nature of the land iiSes that have occurred on the site, the property is highly ;diiturbei:l 'with little'
or no vegetation. The vegetation that does appear on the site consist of a few trees and some native and
exotic ~asses along the western property line. Most of the site is covered with about 6 to 18 inches' of'
recycled baserock and .asphalt matefial, some .of which appears to be loosely compacted in some areas and -
more compact in the more traveled areas.
~mmediately northeast 'of the site is a former railroad fight-of-way, a portion of which is planned to _be.
utilized to extend Scarlett Drive to 'the "southeast and ultimately connect with Dublin Boulevard. The
right,of-way is also planned to c0ntair/the Iron Horse Trail, a regional bicycling and hiking trail proposed
to extend frorti Pleasinton to 'Contra Costa County. The trail will be operated and maintained by the East
Bay Regional Parks District. · --
Dublin Planning Department
Archstone Communities
PA 99-019
Page 17
Proiect Impacts
a) Conflict with generalplan designation and zoning? NI. The Dublin General Plan designates the site as
"Medium-High Density Residential" which allows 14.1 to 25.0 dwelling unit per acre. The proposed
project would have a density of 23.9 dwellings per acre, consistent with General Plan density ranges.
The Dublin General Plan encourages housing of varied types, sizes, and prices to meet current and future
needs of Dublin Residents (Land Use Element 2.1(A)). The proposed project would satisfy a sector of the
housing market that is currently under fulfilled, by providing rental housing types, consistent with General
Plan policies.
b) ConVict with applicable environmentalplans or policies? NI. The City of Dublin has adopted no other
city-wide or specific environmental plans or policies which would affect this project.
c) lncompatibilities with existing land use in the vicinity? PS/M. Two specific areas of potential
incompatibility with surrounding uses have been identified: (1) the presence of nearby high pressure
underground petroleum pipelines paralleling the railroad right-of-way; and (2) the close proximity of the
proposed project; with the light industrial uses to the north, west and south. The potential effects of
hazardous material and the risk of upset is addressed in Section IX.
The following mitigation measure is recommended to ensure that incompatibilities between the proposed
project and the adjacent land uses to the north, west and south are reduced to a level of insignificance.
Mitigation Measure 1: Landscape plantings between the proposed project and the light industrial
uses to the north, Dougherty Road to the west and Houston Place to the south. The landscaping
..... shall consist of dense, fast-growing, vertical trees, spaced appropriately to provide maximum
screening between the project site and adjacent land uses.
d) Effect on a~-icultural operations or soils? NI. The site has been used for industrial uses for 35 years
_and` no_ . agriC~.t~_~al..operations exist on the subject property or the surrounding properties.
e) Disruption of ph),sical arrangement of an established community? NI. The project area consist of
concrete tilt up buildings that containlight industrial and commercial uses that have been established over
the years in a disordered fashion. No residential uses are located immediately adjacent to the site and
therefore th~pr0jSct wdUid not di~rfiptany physical arrangement of the community.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 18
II. Population and Housing
Environmental Sertin~
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, where the City has approved a specific plan calling for residential growth. According to the
Association of Bay Area Governments (ABAG), the total population of Dublin is expected to increase to
35,200 by the year 2000, to 49,400 by the year 2005 and 58,900 in the year 2010.
Proiect Impacts
a) Curnulatively exceed official regional or local population projections? LS. The project site is relatively.
small in size, appro.,dmately 7.39 acres, in relation to the City as a whole and would not have an
appreciable affect on the City*wide populatio.n base. Based on a person per dwelling unit factor of 2.0
(taken from the adopted Land Use Element), up to 354 new residents would be located on the site at full
project build out. The number of new residents generated by the proposed project would fall within the
parameters of anticipated population growth as outlined in the EnVironmental Setting section, above.
b) Induce substantial growth in an area; either directly or indb-ectly? NIL The project site is identified as
an "infill" site with water, sewer, and road, currently located along the frontage of the property and
therefore is not be considered a growth inducing project. Additionally, an existing multi-family
development is located adjacent to the project.
c) Displacement of existing housing, especially affordable housing? NI: The project site is presently used
for truss manufacturing and no housing units would be displaced.
III. Soils and Geology ' ...... -
Environmental Settin~ ' -'
The site lies within the San Ramon Valley, a short distance south of the Dougherty Hills. According to
_ %' historic geologic studies 'iii" the area~: the ~site is-underlain by poorly consolidated, non-marine deposit
sedimentary'rocks of 'the' Tassajara Formation. The2 geotechnical investigation report prepared for the
project indicates that' the site is not within an'Alquist-Priolo Fault Zone (1982). There are no mapped
faults which are known'to traverse the-'site, the closest A]quist-Prio]o Fault Zone is for an isolated
_ segment of the Pleasanton Fault which- is located-within 1,600 feet of the site. The next nearest active
- seismic faults include the-Calaveras, the' Hayward and the San Andreas Faults which are located
- -- approximately 1.5-miles east-southwest~ 9 miles southwest, and 27 miles west-southwest, respectively.
.... -The closest potentially'active faults include the'(1) Verona, Which is located approximately 3 miles to the
..... south, and (2). the .Las Positas, which is located approximately 8.5 miles to the southeast.
Dublin Ranning Depa'rtment
Archstone Communities
PA 99-019
· Page 19
The soil conditions of the site are summarized as follows. Sur~cial soils include very stiff to hard silty
clays to depths of approximately 10 feet below existing grade. These soils have a high plasticity index and
as a result are considered to have high expansive (shrink-swell) potential when subjected to changes in
moisture content. Below the surface soil are interbedded layers of light brown to browT~ silty clays, sandy
clays, and clayey sands of low to medium plasticity to a maximum depth of 41.5 feet. Groundwater table
ranges between 8 and 10 feet in depth beneath the surface, based on variability in rainfall and other
considerations.
Proiect Impacts
a) Is the site subject to fault rupture? LS. The risk of fault rupture on the site is anticipated to be low,
since the nearest -known active or potentially active faults lie a minimum of one quarter mile away.
b) Is the site subject to ground shaking? P/SM. The site as well as the encompassing 'region is subject to
severe ground shaking from a number of active and potentially active faults in the greater Bay Area,
including the Ha}ward fault, San Andreas fault and Calaveras fault. Additionally, . according to the
geotechnical report, structures which are located within 9 miles of Type A faults and 6 miles within Type
B faults should incorporate into the structural design, building practices that address near fault motions.
Mitigation Measure 2a: Adherence to all requirements of the 1997 Uniform Building Code
(UBC), including the Near-Source factors contained in Tables 16-S through 16-U and the seismic
coefficients from Tables 16-Q and 16-R. Alternatively, structural designs that account for the
types of near source effects attributed to near fault motions that exceed the design requirements of
the 1997 UBC may be utilized.
Mitigation Measure 2b: All subsequent construction plans should incorporate the
recommendations of the geotechnical investigation.' A registered Civil Engineer should design the
grading and foundation plans. A Registered Geotechnical Engineer should stamp and sign the
grading and foundation plans certifying that they conform to the recommendations contained in
the final ~eotechnical investigation.
Adherence to Mitigation Measure 2a and 2b will reduce the potential for ground shaping impacts to an
insignifiCant level. '
: C) f~ th~ }lib' Sitbight to }eismlC' ~r~iiind failure ? LS.'Baied on the' ge0t~Chni~al reports prepared f6r' the
:L , · subject propert).,, the risk Of ground failure would be low. Enforcement of provisions of the 1997 Uniform
Building Code and recommendations-contained in the geotechnical reporI prepared for the project WiI1
ierv~'to redude potential.impacts .of seismic grodnd failur~ tO a less than significant level.
d) Is the site subject to seiche,' tsunami hazards, including liquefaction? LS. The Geotechnical
· investigation· report for the project site concludes· that the risk of liquefaction on the site is low. This is
based on: the'presenCe of clay soils On .the site which .m-e not prone to liquefaction. There are no major
bodies of water located nearby which could be a source of seiche hazard.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 20
e) Is the site subject to landslides or mudflows? LS. The site is essentially fiat with less than 1% of slope
over the entire site, therefore, any potential impacts from landslides or mudflows would be considered less
than significant.
f) Is the site subject to erosion, changes in topography or unstable soil conditions? P/SM. The site, as it
presently exists, is essentially flat. However, the applicant has indicated that the site will be graded in
order to provide for future building pads, roads, parking lots, recreation areas and similar features.
Without appropriate mitigation, erosion could result from the site grading and then flow into nearby storm
drains.
The following mitigation measure is proposed to limit impacts related to water-borne erosion.
Mitigation Measure 3: The project developer shall prepare and the City shall approve an erosion
and sedimentation control plan for implementation throughout project construction. The plan
should be prepared in accordance with City of Dublin and RWQCB design standards. The plan, at.
a minimum, should include the following:
· All disturbed areas should be immediately revegetated or otherwise protected from both wind
and water erosion upon completion of grading activities;
· Stormwater runoff should be collected into stable drainage channels from small drainage basins
to prevent the build up of large, potentially erosive stormwater flows;
· Specific measures to control erosion from stockpiled earth material;
· Runoff should be directed away from all areas disturbed by construction;
· Sediment ponds or siltation basins should be used to trap eroded soils prior to discharge into
off-site drainage culverts or channels.;
· Major site development work involving excavation and earth moving for construction shall be
done during the dry season, except as may be approved by the City Engineer.
Adherence to Mitigation Measure 4 will reduce potential erosion impacts to an insignificant level.
~' "g) Subsidence Of land?f LS2 Minimal 'subsidence will occur, according io' geotechnical report prepared for'
· site. -
... · h) ExI~ansive soils? P/SM. Surficial soils on the project site have be~n' identified as having 'a high
expansive potential. These soils generally tend to. shrink, crack and. become hard when dry, and expand
and become softer when wet. Expansive soils have the potential to damage. building foundations and. other
improvements if specific construction techniques are not followed. The geotechnical report submitted for '
.. the project recommends ·appropriate construction techniques to ensure that any negative effects of
expansive soils can be reduced to a level of insignificance. -
Mitigation Measure 4: All subsequent construction plans. should incorporate' theI
recommendations of the geotechnical investigation. A registered CiVil Engineer should design the~
grading and' foundation, plans. A Registered Geotechnical Engineer should 'stamp'and sign the
grading and foundation plans certifying that they conform to the recommendations contained in
the final geotechnical investigation. ~.,~..
Dublin Planning Department
Archstone Communities
PA 99-019
Page 21 -
i) Unique geologic or physical features? NI. No unique geologic or physical features have been identified
on the site, based upon a review of a topographic survey and a field visit. Additionally, the Geotechnical
Investigation Report did not identify any unique geologic or physical features on the site.
IV. Water
Environmental Settin~
No surface water exists on the site. The nearest surface water source is Alamo Creek, a naturally occurring
creek which is located to north west of the site. Alamo Creek has been improved by Zone 7 as a regional
drainage facility.
The entire Tri-Valley area is underlain by an extensive underground aquifer. The aquifer ranges in depth
between 15 and 500 feet but is no longer used as the primary source of domestic water in the area. Zone 7
is presently finalizing-plans to store treated wastewater within the aquifer during winter months, which
will be pumped out and used for landscape irrigation during dry, summer months.
Proiect Impacts
a) Changes to absorption rates? LS. Currently, a large portion of the site contains pervious surfaces, v~4th
some storm water percolating into the groundwater table. However, because soil consists of clayey soils
with a high swelling potential and a high ground water table, the soil has a very slow rate of water
transmission. Therefore, development of the proposed project, although would add impermeable and
impervious surfaces, the-resulting-absorption rates would not be increased significantly because of the
very low absorption rates of the clayey soils found on the project site.
b) Exposure of people or property to~ood hazard?. LS. The project site lies outside of the 100 year and
500 year flood plain as identified on the applicable Flood Insurance Rate Map published by the Federal
Emergency Mana_.ement Agency, Community Panel No. 060705 000 1A, dated 1997.
c) Discharge: into surface waters or changes to surface water quality? PS/M. The preliminary grading
concept for the project involyes~co!lecting on:Site storm water run-off and transporting it to the west for
ultimate discharge into the stormwater system and ultimately into Alamo Creek. According to
representatives_ from:~Zone- 7, ~.. Creek-has been _designed and constructed to accommodate storm water
flows which would be generated on the site under developed conditions.
' It is likely that initial storm water flows after a lengthy dry season (also -known as "first flush" flows) may
· add pollutants into Alamo Creek, including but not limited to grease, oil, fertilizers and other organic and
-. . . inorganic material. Typically, subsequent flows generally contain fewer amounts ofpollutant material.
'~.__ The ~Cityof Dublinis a co-permit-tee of the'Alameda county. clean Water Program, which is a coordinated
effort by local governments in the' Cofinty to improve Water'quality in San Francisco Bay. In 1994, the
San FranciSco Bay Regional Water Quality Control Board issued a set of recommendations for New and
:"~L:-" RedeVelopmerit Controls for Storm Water Programs. These recommendations include policies that define
Dublin Planning Department
Archstone Communities
PA 99-019
Page 22
watershed protection goals, minimum non-point source pollution controls for site planning and post
construction activities. Watershed protection goals are based on policies identified in the San Francisco
Bay Basin Water Control Plan, which relied on Best Management Practices (BMPs) to limit pollutant
contact with stormwater runoff at its source and remove such pollutants prior to being transported into
receiving waters. The following mitigation measure is therefore recommended to reduce surface water
quality pollution to a level of insignificance.
Mitigation Measure 5a: The applicant shall obtain an NPDES general construction permit from
the State Water Resources Control Board. The terms of this permit require that project
development not cause any increase of sedimentation, turbidity or hazardous materials within
downstream receiving waters.
Mitigation Measure 5b: The applicant shall submit a stormwater pollution prevention plan.
Such a plan should provide both interim (d.uring construction) and long-term (post construction)
stormwater pollution control measures. Best Management Practices should be incorporated into
the long-term site management program to ensure the re. moval of non-point source pollutants in
stormwater runoff. At a minimum drainage system filtering devices or traps should be installed
that would protect water resources from discharges of petroleum-based pollutants collected on
impervious parking surfaces. A: long term maintenance program of these devices should also be
developed.
d) Changes in amount of suiface water? LS. The proposed project would neither change the size of
surface water in any nearby body of water, including Alamo Creek. Percolation rates would decrease
slightly due to the introduction of impervious surfaces; however, with the imposition of Mitigation
Measure 5 to maintain water quality, this is not anticipated to be a significant impact.
e) Changes in currents or direction of water movement? NI. The project would not alter currents or
direction of water movement in nearby water bodies.
f)'Changes in quantity ofgroundwater? NI. The project would not significantly alter existing ground
""::: ......Wat~ri:eS0urc&s-0n or near the project 'site} as discusses in Section IV (a) and (c).
........ g)-Altered direction ofgroundwater? NL The project would not affect groundwater direction.
:. "': h) ImI~acts. to groundwatep quali~? NI. The.scope of the-project is such that groundwater resources will
not be' affected, as discusses in Section IV (a) and (c).
"" ':: i)'SuZi~tantia]'re4uction' ofgroimdwater'~-esources? LSL Future project residents will rely on water
.' :'. 'supplied 'by the DUblin San Ramon Sei-vices District (DSRSD) for water supplies. Section, XII, Utilities,
-" further describes anticipated water supply to the project..
Dublin Planning Department
Arch stone Communities
PA 99-019
Page 23
V. Air Quality
Environmental Settin__.
The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the
west, south and east. Most of the air flow into the southern portions of the Valley is accomplished through
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.
Proiect Impacts
a) Violation of air quality standard?. PS/M. Potential air quality impacts can be divided into short-term,
construction related impacts and long-term operational impacts associated with the project. .
In terms of construction-related impacts, it is anticipated that the project would generate temporary
increases in dust and particulate matter caused by site excavation and grading activities. Construction
vehicle equipment on unpaved surfaces also generates dust as would wind blowing over exposed earth
surfaces. Generalized estimates of construction air emissions include approximately 1.2 tons of dust per
acre per month of construction activity. About 45 percent of construction-related dust is composed of
?"" large particles which settle rapidly on nearby surfaces and are easily filtered by human breathing patterns.
"-:: The remainder of dust consists of small particles (also known as PM10) and could constitute a more
severe air quality impact, unless mitigated.
The following mitigation measure iS therefore recommended to reduce potential short-term, construction
· related impacts: ........
: ~ Mitigation. Measure 6: The following measures shall be incorporated into construction
- :specificafi0nS and'Shall be followed by the project c,radin~, contractor:
--- · All material excavated or graded shall-be sufficiently watered to prevent excessive amounts of
dust,-Watering shall occur at least twice per day with complete coverage, preferably in the late
.' ' morning:and at the completion of work for the day;
· All clearing, grading~ earthmoving and excavation shall cease during periods of high winds
..... . ..... greater than 20 mph over one hour;
. "~' 'All material transported'~:off-site: shall either be sufficiently watered or securely fastened to
.." prevent escape of dust and debris; -' -
' . . - All inactive portions' of the construction 'site shall be planted and watered, if construction is
'I ~ - accomplished in more than one phase; ;"
· On-site vehicle speed shall be limited to 15 mph;
· During rough grading and construction,' Dougheri-y Road "find Sierra Court' (if used for
/"' construction access) shall be swept at least once per day, or as required by the City of Dublin, to
;.'
remove silt ad construction debris;
Dublin Planning Department
Archstone Communities
PA 99-019
Page 24
Unnecessary idling of construction equipment shall be avoided;
Equipment engines shall be maintained in proper working condition
specification.
per manufacturers'
Construction of the proposed project will add additional vehicular traffic to this portion of Dublin as
identified in Section VI, Transportation 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 project near a major regional transportation corridor (Dougherty
Road), the relatively high density of the project (approximately 23 units per acre) and the fact that the
proposed project is considered an "infill" type residential project results in conformity with the Bay Area
Air Quality Management District's Clean Air Plan.
b) Ex2pose sensitive receptors to poHutants? LS. The project, if approved and constructed, would add an
anticipated 354 future residents to the project site. Since the site is located along Dougherty Road, a major
regional arterial highway which presently carries up to 42,800 vehicles per day near the project site,
additional sensitive receptors, future residents, would be exposed to insignificantly higher concentrations
of vehicle related pollutants.
c) Alter air movement, moisture, temperature or climate? NI. The project is anticipated to consist of three
story multi family residences, which will not substantially interfere with prevailing wind patterns or
climatic conditions.
d) Create objectionable odors? NI. As a proposed residential project, no objectionable
anticipated to be created.
odors are
VI. Transportation/Circulation
[Note: The following section iS based on an analysis of the traffic and transportation performed by TJKM
AssoCiates, Inc., transportation consultants.] ·
Environmental Settin,,
_. Major roadways serving the site include:
· ' ' Interstate 580, a six-lane east-west fleeway connecting Dublin with nearby local communities
such as Livermore and Pleasanton and regional destinations, such as Tracy and Oakland. In the
vicinity of the proposed project, 1-580 carries between-160,000 and 187,000 vehicles per day,-
................ Nearby interchanges include 580/680; Dougherty Rd./Hopyard Rd. and Hacienda Dr::
'~:' :' Interstate 680 is a six-lane north-South freeway connecting Dublin with local communities in the
' : Tri-Valley area and regional destinations north and south of Dublin. This freeway accommodates'
between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580
and Stoneridge Drive. ..
Dublin Planning Department
Archstone Communities
PA 99-019
Page 25
Dougherry Road is a two-lane rural roadway north of the site, within Contra Costa County which
has been widened to four lanes between the Alameda County/Contra Costa County border near
Dublin. It is six lanes between Dublin Boulevard and 1-580. Average Daily Traffic (ADT) varies
between 10,750 north of Amador Valley Road to 43,500 south of Dublin Boulevard.
Dublin Boulevard is a major east-west artefial within Dublin and is configured as a four- to six-
lane road which serves primarily industrial and commercial uses in the vicinity of the project. A
two-lane extension from Dougherty Road east to Tassajara Road has recently been completed.
ADT varies from 29,300 vehicles per day, east of San Ramon Road to 5,300 vehicles west of
Tassajara Road.
Hacienda Dri~,e is an arterial. designed to provide access to Hacienda Business Park in Pleasanton.
These are two lanes of his roadway extending as far north as Dublin Boulevard. ADT is
approximately 11,300. As part of the Santa Rita Business Center (Opus) project, Hacienda drive
is plarmed to be extended northward to Gleason Drive as a four lane roadway, which is currently
under construction.
Scarleg Drive is a two-lane road providing access to land uses south of Dublin Boulevard. An
extension of this road is planned to be built with funds obtained from traffic impact fees collected
from new development projects in East Dublin. The extension will proceed along the Southern
Pacific fight-of-way line to the northwest from the intersection of Scarlett Drive and Dublin
Boulevard and terminate at Dougherty Road.
-: . Amador Valley Boulevard is a three-lane east-west road north of the project site, extending near
San Ramon Road on the west to Dougherty Road on the east. ADT is 10,800.
· Sierra Lane is'a two-lane industrial collector road providing access to primarily industrial uses
located to the south-of the proposed project. -
· Monterey Drive is a two-lane residential road west of Dougherty Road which intersects Dougherty
I '.. Road north of the project site.' ' -'.
Houston Place is a two-lane road east' of Dougherty-Road with fronting industrial uses. Houston
· . Road intersects Dougherty Road south of the proposed project.
: The City commissioned a traffic consultant (TJKM Associates, Inc., transportation consultants) to prepare
a traffic analysis to detail project-related transportation and circulation impacts. At the direction of the
-' Department of Public Works, the analysis included traffic volume and turning movement counts during
...... !the a.m. and p.m. peak hours. All counts were conducted during in 1999. The intersections surveyed
-' included:
·
Dougherty Road/Amador. Val!ey Boulevard
Dougherty Road/Sierra Lane
Dougherl? Koad/Dublin 'BOulevard
Dougherty Road/I-580 Westbound Ramps
Hopyard Road/1-580 Eastbound Ramps
Dublin Boulevard/Scarlett Drive
Dublin Planning Department
Archstone Communities
PA 99-019
Page 26
Based on the traffic volume counts, the traffic analysis calculated the following five scenarios: (1) existing
conditions; (2) existing plus approved; (3) existing plus approved plus pending; (4) existing plus approved
plus pending plus project; and (5) curnulative for the year 2025 plus project.
General Plan Transportation Policv Framework
The General Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of
an intersection by comparing the volume of critical traffic movements to intersection capacity and
determining average delays. LOS can range from "A," representing free-flowing conditions, to "F,"
representing very severe congestion and intersection breakdown.
The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance
(these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development
and road improvements should be phased so that the LOS does not deteriorate below. LOS D (V/C .91 or
greater) (General Plan Guiding Policies 5.1.1B and C).
Sisnificance Criteria
Based upon General Plan policies, an intersection impact is considered s. ignificant if it causes the overall
intersection LOS, or a movement LOS in the intersection, to fall below LOS D.
Proiect Impacts
a) Increased vehicle triI~s or traffic congestion? LS. The proposed project would increase vehicle trips and
traffic congestion in the local roadway network, which could deteriorate existing levels of service on some
affected roadwa):s. However, this would not be a considered a significant impact. The City of Dublin has
instituted a traffic impact fee based on the number of trips generated by development projects. The
appl~iCant Mll be required to PaY this fee to assist in off-setting the costs of city-wide traffic improvements
as p~.of deVelOpment plan approval
;: : :
Dublin Planning Department -
Archstone Communities
PA 99-019
Page 27
~--. Existing Traffic (including existing, approved, and pending projects) compared with traffic generated by
the proposed project.
Intersections
Existing Scenario Project Scenario
Existing +
Peak Existing + approved +
Period approved + pending pending + project
Dougherty Rd./Amador Valley
Blvd.
Dougherty Rd./Scarlett Drive
Dougherty Rd./Sierra Lane
Dougherty Rd./Dublin Blvd
Dougherty Rd./'l-580 ~,q3 Ramps
Hopyard Rd./I-580 EB Ramps
V/C LOS V/C LOS
AM 0.87 D 0.87 D
PM 0.80 C .080 C
AM 0.73 C 0.77 C
PM 0.66 B 0.66 B
AM 0.85 D 0.87 D
PM 0.80 C 0.82 D
AM 1.09 F 1.09 F
PM 1.32 F 1.34 F
AM 0.64 B 0.64 B
PM
AM
PM
AM
0.56
0.93
0.93
0.89
1,16
A .056 A
E ~0.93 E
E 0.93 E
D 0.90 D
Scarlett Dr./Dublin'Blvd. ' L... ~ '! :- .
PM F - 1.17 F
"The' f0110Wingp?oj~ctS are included in the'- eii~ing s~ir;ii-io ~ra~'C ~0nditiori~ (including existing traffic,
.: .... approved but not built,. and pending projects):' Development projects used in this assumption include the
Hacienda Crossings projeCts~ (Opus), the:AutoNation vehicle retailer, the Villas apartment project (324
dwellings), Summerhill and Jefferson residential development (341 single family dwellings and 368
apartment unitS): Casterson residential development; Tassajara Meadows Residential Development; Park
. .~ ....S!.~_rra apartments (285 dwellings); Creekside Business Parl(i General Motors Development; Yarra Yarra
residential development, PeopleSoft, Koll Dublin Corporate. Center, Emerald Glen residential
..... .devei0pm~ent; Dublin Ranch Area G; and appr0Ved projectWithin the City of Pleasanton.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 28
Without the project, as a result of approved and pending development projects, three major intersections
in the project area would experience LOS falling below acceptable levels of service. However,
mitigations can be imposed to ensure that all of the intersections will operate at acceptable levels. The
following mitigations are proposed to the three intersections:
Dougherty Rd./Dublin Blvd.: Widen the eastbound approach to provide one exclusive left turn
lanes (one currently exists), two through lanes (one currently exists), and two exclusive right-turn
lanes with an overlap phase (already exists). Restripe the southbound approach to provide two
exclusive Ieft-mm lanes (one exists). Widened the northbound approach to provide two exclusive
left-turn lanes (already exists), two exclusive through lanes and one shared through/right-turn lane
(currently, an exclusive through lane and a shared through/right-turn lane exists).
· Hopyard Rd,/I-580 Eastbound Ramps: Widen the eastbound ramp to provide a third right turn lane
(two presently exist);
Dublin Blvd./Scarlett Dr.: Widen the eastbound approach to provide one exclusive through lane
and one shared through/right mm lane (only one eastbound lane exists). The westbound approach
should be widened to provide one exclusive left turn lane and one exclusive through lane
(currently, only one westbound lane exists that handles both left turn and through movements).
Trip Generation
The 177-unit aparanent development is expected to generate 1,174 daily trips, 90 during the a.m. peak hour and
110 during the p.m. peak hour. The trip generation assumptions for the project are based on information contained
in the Trip Generation, Sixth Edition, published by the Institute of Transportation Engineers as well as
assumptions used in the City of Dublin Traffic Impact Fee Study. The following table illustrates the estimated trip
generation for the proposed project.
:. :: . ,., Project,Trip
I D%lr~p : ' A.M. Peak Hour
Apts.-l~7d.u.--t 6.63 1,174. _._. [ 0.51 ...... 90 0.62
P.M: Peak Hour
In:Out l In Out Total
67:33 74 36 110
The City of Dublin has instituted a traffic impact fee based on the number of trips generated by
development projects. The applicant will be required .to pay this fee to assist in off-setting the costs of
city-wide traffic improvements as part of development plan approval. ImplementatiOn Of the mitigations.
outlined above are assumed to be completed in the near to midrterm,. financed through traffic mitigation
fees coil'~cted by the City of Dublin. With implementation of previously identified traffic mitigations
undertaken_ by .the City and other property ownerS, intersections.nearest the proposed project would
operate at accep~abl~ levels of service:
Dublin Planning Department
Archstone Communities
PA 99-019
Page 29-
b) Hazards to safety fi'om design features (e.g. sharp curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)? PS/M. The traffic study recommends the following mitigation measures to
ensure that no public safety hazards would be created.
Mitigation Measure 7a: The project entrance along Dougherty Road should include a 150-foot
northbound right-turn deceleration lane with a 60-foot taper.
Mitigation Measure 7b: At least 50 feet of queuing space should be provided in front of each
entry gate. Additionally, a turnaround area should be.provided in front of each gate.
c) Inadequate emergency access or access to nearby uses? LS. Primary access is provided from
Dougherty Road. Two entry gates would be located near the project entrance which could also be opened
by emergency vehicles. Secondary access is proposed at Houston Place and a third access, emergency
vehicle only, is proposed further to the east along Houston Place. A gate would be constructed at the third
access to allow emergency service providers access to the site. The gate would also provide an additional
evacuation route for project residents. The access gates .would be equipped with a "Knox box" device,
which would allow emergency personnel to open the gate. The gate would also be equipped to allow for
emergency evacuation out of the site by residents, but would not be used on an everyday basis.
· d) Insufficient parking capacity onsite or of-~ite? P/SM. The proposed project would supply parking at a
ratio of 2.0 spaces per unit, which meets City parking requirements. Additionally, ITE's, Parking
Generation, data recommends that a ratio of 1.9 parking spaces per unit is adequate. However, for
""' parking ratio of 2.0 per unit to be adequate, the traffic study recommends that only 1 parking space be
. reserved per dwelling unit.
Mitigation Measure 8: One parking space per unit should be reserved, the remaining parking
: spaces should be available to visitors and guests alike.
::~ e).Hazards or barriers for pedeStrianS or bicyclists? P/SM. The project proposed .a six foot fence that
surrounds the entire: Given this fact, potentially si-c, nifiCant barriers or hazards to pedestrians and cyclist
..... could result froin the ~nt~rdction between- automobiles and pedestrians/cyclist exiting or entering the
facility "from the m,o automobile access points. To reduce this potential impact to a level of
' insi-~nificance, the following is recommended: -
; "~ ...... MitigatiOn MeaSui'e 9a: ProVide a pedestrian/cyclist circuiatioh'pian which at a minimum
. ' provides at least'-One access point to a public street from each building immediately adjacent to a
public streetZ · . ' ..
:' . ' 5 .
Mitigation Measure; 9b:' The' applicant. . shall place appropriate warning signs~ at the interface
-:"' areas to minimize pedestrian and vehicular conflicts, subject to the review and approval by the
· . Dublin Public Works Department...
f) Conflicts with adopted policies supporting alternYaive' transportation (e.g. bus turnouts, bicycle racks)?
:-'~"'-LS. Construction of the proposed project would serve to advance regional and subregional goals and
5):L_..:.; policies which promote the development of higher density residential projects near major transportation
Dublin Planning Department
Archstone Communities
PA 99-019
Page 30
corridors. In this instance, the site is adjacent to Dougherty Road, a major transportation corridor which
includes bus service. In addition, the site is approximately one mile from the Dublin BART station.
According to representatives of WHEELS, additional bus service will added to Dougherty Road to serve
BART.
Additionally, bicycles will be able to be stored within garages and for those units without garages,
adequate bicycle storage will be provided within the individual units.
g) Rail waterborne or air traffic impacts? NI. The proposed project is not sited near operating railroad
facilities, near a navigable waterway or near an airport.
VII. Biological Resources
Environmental Settin~
The 7.39 acre project site currently contains a truss manufacturing business and various industrial storage
uses that have been on located on the site for at least 35 years. There is a two-story building near the
northwest corner of the site which is used as the offices for the supply company. A wood-frame truss
building plant occupies the central area of the site, and an assembly line is located parallel to Houston
Place. The remainder of the site is partly occupied by several parked trucks and trailers, train boxcars, old
construction equipment, stockpiles of lumber, tires, scrap metal, wood chips, and dilapidated automobiles.
Given the nature of the land uses that have occurred on the site, the property is highly disturbed with little
or no vegetation. The vegetation that does appear on the site consist of a few trees and some native and
exotic grasses along the western property line. Most of the site is covered with about 6 to 18 inches of
recycled baserock and asphalt material. ....
Project Imoacts
a) Endangered threatened or rare" species or their habitats (inclUding but not limited to plants, fish,
insects, animals and birds)-N[. No such species have been observed on the site based on filed
observations conducted in May of 1999 ..........
': ' b) Locally deSignatbd speCi'es.:.(e.g. heritage trees): NI. No heritage trees are located on the site.
,.. .: -
c) Locally designated natural communities(e.g. oak jbrest, coastal habitat) NI. There are no significant
stands of vegetation On the site.
-,-:. -: ,.,-.- :,
' d) Wetland habitat (e.g. marsh, riparian and vernalpool)? LS. No wetlands exist. on the project site.
e) .~Vildlife dispersal or 'migration corridors? NI: The site is substantially surrounded by existing industrial
development and no wildlife corridors have been observed on the site.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 31
VII. Energy and Mineral Resources
Environmental Settin~
Based on the geotechnical surveys of the site (Klienfelder 1998) no known deposits of minerals exist on
the project site. The Conservation Element of the General Plan does not reference any significant mineral
resources on the project site.
Project Impacts
a) Conflict with adopted energy conservation plans? NI. The proposed project will not conflict with
energy goals, policies or programs established in the General Plan regarding energy or energy
conservation.
b) Use nonrenewable resources in a wasteful and inefficient manner? NI. The proposed project is not
anticipated to use resources in a wasteful manner. The project will be constructed in accord with the
Uniform Building Code and Title 24 of the California Administrative Code, both of which require
stringent energy efficient construction methods, such as insulation, thermal pane windows and installation
of efficient appliances. Exterior landscaping will be governed by both AB 325 and Section 8.88 of the
Dublin Zoning Ordinance, which requires "water budgets" for landscape material sand methods of
irrigation. Finally, the City is mandated by AB 939 to reduce the solid waste stream generated by
residences, business and industrial establishments by promoting recycling and similar programs.
c) Result in the loss of availability of a known mineral resource that would be offuture value to the region
and residents of the State? NI. The project site is not located in an area designated by the California State
.Department of Conservation, Division of Mines and Geology, as having sufficient mineral resources that
are suitable as marketable commodities ....
Dublin Planning Department
Archstone Communities
PA 99-019
Page 32
IX. Hazards
Environmental Settina
The site of the proposed project is located near a Santa Fe Pacific Pipeline Company 10-inch pressurized
refined oil pipeline within the Southem Pacific right-of-way area south and west of the site. The pipeline
carries a variety of refined petroleum products including aviation fuel, kerosene, automobile gasoline and
other refined petroleum products. The pipeline originates at petroleum refineries located in Concord and
terminates in San Jose. Based on a preliminary reconnaissance, the pipeline is located approximately 150
feet northeast of the subject property. According to representatives of the pipeline operating company, the
pipe is periodically checked for leaks via periodic surface investigations by pipeline personnel, internally
by way of a remote video camera and by continual monitoring of pipeline pressure by gauges throughout
the pipeline to check for sudden pressure drops.
The applicant has submitted a Level One Environmental Site Assessment and a Field Invitation Report for
the project, prepared by the finn of SECOR (12/98). This assessment included: (1) a walk through of the
site; (2) a search of local, state and federal records of hazardous materials regulatory agencies; (3)
historical use analysis; (4) sampling and laboratory analysis of water samples from a groundwater
monitoring well; (5) a soil investigation; and (6) an asbestos survey.
Proiect Impacts
a) A risk of accidental explosion or release of hazardous substances including but not limited to oil,
pesticicles, chemicals, or radiation? LS. The proposed residential project will not contain substantial
quantities of oil, pesticides, chemicals or radiation. It is likely that limited quantities of household
chemicals, pesticides, herbicides and similar materials would be used and stored on the site, either in
individual units or for maintenance purposes. The amounts of such materials would be typical of any
residential development in the community and such quantities are not considered to be significant.
- ' b) PosSible interference with an emergency response plan or emergency e~,acuation plan? LS. Preliminary
plans supplied by the applicant indicate-that there will be two main and one emergency access points tO
the and from the project, the main access point would be off of Dougherty Road and Houston Place and
.... the emergency-access located further east along Houston Place. Access gates.Would be equipped with a
"Knox box" device, whi'ch would allow emergency personnel to open the gates to ensure full ehiergenCy'
access even if site access gates are closed.
c) The creation of any health hazard or potential health hazards? NI. As a proposed residential
' deVelOpment, the project will not generate a health hazard. ·
.~' ' d) Ei:poSure':Of people td existing' ~OUrces'of potential health hazards? PS/M. Discussion of impacts
.... resulting from exposure of people to existing sources of potential health hazards include: (1) the location
of an existing petroleum pipeline; (2) existence of asbestos containing material within the existing
structure; and (3) existence of low levels of petroleum hydrocarbons within the soil.
Dublin Planning Department
Archstone Communities
PA 99 -019
Page 33
Future residents of the proposed project could be subject to hazards from escaping refined petroleum
products or from fire and explosion if the pipeline were to break or rapture. This risk would be increased
in the event of a seismic event. The Transportation Research Board (TRB) has issued a special report
(219) entitled Pipelines and Public SaJ~ty which recommends a safety setback from pipelines of 35 to 60
feet from the centerline of a liquid carrying pipeline. Preliminary plans submitted by the applicant indicate
that a minimum 150-foot setback from the pipeline will be maintained within the project. Based on this
structural setback from the pipeline, construction of a masonry wall is not required.
The following mitigation is recommended to ensure that hazards related to pipeline leakage or rupture be
reduced to a level of insignificance.
Mitigation Measure 10a: A minimum setback of 50 feet shall be established and maintained from
the petroleum pipeline and any habitable structure on the project site.
Additionally, the Phase I Environmental Site Assessment identified the following enx;ironmental
conditions with respect to the subject .property: (1) asbestos containing material.(ACMs) located within
the existing office; (2) a former underground storage tank (UST) at the subject property which did not
receive case closure from Alameda County Environmental Health Services (ACEHS); and (3) relatively
widespread soil staining in the vicinity of the existing office building. As a result of this information, the
applicant employed further investigation of the subject site to evaluate the potential for impacted soil at
the subject property. The additional investigation included groundwater sample analysis and soil
sampling.
A visual inspection for Asbestos containing material (ACM) was conducted on the subject property.
Building material were later sampled in areas suspected of ACMs. As a result of the laboratory analysis
of the samples reveled that: (1) approximately 2,000 square feet of acoustic ceiling material contains
asbestos; (2) approximately 600 square feet of vinyl floor tiles contains asbestos; and (3) approximately
3,000 square feet of drywall and jointcompound contains asbestos. The Environmental Site Assessment
recommends a comprehensive asbestos survey prior to demolition.
Dublin Planning Department
Archstone Communities
PA 99~019
Page 34
To reduce the potential for impact of the asbestos to a level of insignificance the following mitigation is
recommended:
Mitigation Measure 10b: Prior to demolition, perform a comprehensive asbestos survey by a
licensed asbestos abatement contractor which, at a minimum, is in accordance with the EPA's
National Emission Standard for Hazardous Air Pollutants (NESHAP) Regulation and includes
preventing emissions from asbestos containing material during demolition. This regulation is
locally administered by the Bay Area Air Quality Management District's Regmlation 11, Rule 2.
Additionally, the groundwater was sampled and analyzed for total petroleum hydrocarbons (TPH);
benzene, toluene, ethtybenzene, and xylenes (BTEX); and volatile o~anic compounds (VOCs). None of
these materials were detected in the groundwater samples collected from the on-site monitoring well. A
further analysis conducted 20 soil samples from 10 soil boreholes from around the site (ranging in depth
from 9 to 12 feet) that were analyzed for TPH and BTEX. No BTEX was detected at or above the
minimum reporting limits. The only TPH that was detected at or above the minimum reporting limits
were motor oil, which was detected in five soil samples. TPH motor oil was found at concentrations
ranging from 1.4 milligrams per kiloSare to 67 mg/Kg.
'State' i:egulatory agencies, when considering 'additionhl'ini, estigation or soil remediation, use minimum
levels of 100mg~g to 1000mg/Kg and whether groundwater impacts have been detected. Given the low
concentration and the lack of groundwater impacts, the Field Invitation Report recommends no further
action. Therefore, the existence of the low levels of TPH-motor oil is considered to be a less than
significant impact.
e) Inc. reased fire hazard in areas with~ammable brush, grass or trees? LS. Construction of the proposed
..... project will add wood frame dwellingS, garages and other related-improvements, including new
.. - landscaping. All structures will be built in conformity With provisions of the Uniform Building Code and
Uniform Fire Code to minimize fire hazard. Landscaped areas will be permanently irrigated to ensure that
---. ~ plant material vdll not be flammable . -
:::'7:: .....:: 7:~: ': ' f :~ " ~_%' : '~ .....~ ~ ~ ~ 5 : ~ ~::':':.:~'~ : '; : ' ' ~
:...'.,:L ~_'X._No_ise .....................5__'_ ................
:5 Envir0nm~ntai setting_"): :5- ['72j:)_'! .: f) :.) 5:, 5': 5· -. .
---The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 65 dBA for
~'-: , residential areas; while interior 'areas have a maximum' noise level of 45 dBA. Noise measurements are
....... :-" expressed in decibels CdB'), which is the standard measure of sound pressure. Filters are used with some
~" noise measuring equipment tO :suppress frequency ranges that the human ear cannot readily detect. The
.... "A,? filter is used f-or such measurements, All noise levels discussed herein are "A-filtered" or "A-
:: Lweight~d" dec!bels' CdBA")..- The average-dBA during a specified measurement period, typically one
hour, is expressed as the "Leq," 'or equivalent noise level; The average dBA during a 24-hour period is
expressed as the "Ldn," or day-night noise level.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 35
The primary long term source of noise in the vicinity of the project site include vehicular-related noise
emanating from Dougherty Road. Although a specific noise analysis has not been performed for this
project, it is estimated that existing noise levels exceed the maximum City exterior noise exposure level of
65 dBA for residential neighborhoods.
Proiect Impacts
a) Increases in existing noise levels? PS/M. As a residential project, small, incremental permanent
increases in noise from automobiles, mechanical and gardening equipment and similar sources can be
expected. These are not anticipated to be significant. Short-term construction related noise can also be
expected to be generated which could be considered significant based on specific types of equipment
which may be used in the construction process. Noise impacts would be felt by residences of existing
surrounding residential dwellings.
The following mitigation measure is therefore recornrnended to limit the potential impacts of construction
noise on adjoining prop.erties to an acceptable level.
Mitigation Measure 11: All construction activities on the project site shall be limited to 7 a.m. to
5 p.m., Monday through Friday, unless alternative hours are approved by the Dublin Building
Official for structural construction and the City Engineer for grading activities. Construction
equipment, including compressors, generators, and mobile equipment, shall be fitted with properly
working mufflers.
b) Exposure of people to severe noise levels? P/SM. Construction of the proposed project would expose
residents of dwelling units along Ihe frontage of Dougherty Road to noise levels in excess of that
established in the Dublin General Plan. The following mitigation measures are. recommended to reduce
off-site noise impacts on the project to a level of insignificance.
Mitigation Measure 12 b: The project developer shall have a qualified acoustical consultant
:' '.. f: . analyze: the ._folloWing,. at a minimum.: (1) define the existing n?.i~: environment _in terms of the
-. ~:-:: --..·Day-Night average sound:level (LDN) and the. Community Noise Equivalent Level (CNEL); and
· -(2) project the future.ambient noise ,levels based upon traffic volume projections on nearby
.... : ....~.. rga. dways (!-580, Dougherty Road, and Dublin. Boulevard. :._ ". ' ~
~:.' :~..::' _ ' 7Mitigation MeasUre::i2. bi (1)~Utilizdthe existing id future iioise levels t0; identify appropriate
::..: :.'::-":'.- -noise mitigations to reduce the exterior living area noise level of the proposed dwelling units to 65
T dBA or lower and the interior noise level to 45 dBA or lower; and (2) review and approve
Constru ion plans.':' :: - ' '
_ - .... : ....... . ......
Dublin Planning Department
Archstone Communities
PA 99-019
Page 36
XI. Public Ser~'ices.
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.
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: Schools which would serve the
project include Dublin High School (grades 9-12) and Wells Middle School (gaded 6-8). Grades
K-5 could be served by one of three elementary schools within the District.
Maintenance. The City of Dublin provides public facility maintenance, including roads, parks,
street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Other ~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 Library with supplemental funding by the City
of Dublin.
· . The City 'of Dublin has adopted a Public Facilities Fee for all new residential'~ development in the
~ _. community for the purpose of financing new municipal public facilities needed by such development:
· Facilities anticipated to be funded by the proposed fee Would include completion of the Civic Center
COmplex, construction of a new library,: expansion of the existing senior center, acquisition and
development· 0fnew community and neighborhood parks and similar municipal buildings and facilities.
The applicant would be required to pay this fee. '. · ..... ·
Environmental Imvacts
' a) Fire protection? LS; According to representatives 'of the Fire Department, the proposed project lies,.
within a 11/2 mile radius Of a fire station located at 9399 Fircrest in Dublin. A typical response time of
under five minutes is anticipated
' requirements ~'i!l:he_ impqSed on ~e_ deYelopment to ensure. compl!ance wi_th applicab!_e pr0~ision.S of the
......... UnifOrm Fire Code.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 37
Based upon discussions between the applicant and Fire Department officials, the project has been
modified to provide minimum .turning radii and aisle widths for emergency equipment.
b) Police protection? PS/M. Concerns have been raised by the Police Department concerning the ability of
the Department to provide adequate surveillance of the proposed. The following mitigation is therefore
recommended to reduce potential police protection impacts to levels of insignificance:
Mitigation Measure 13: Prior to issuance of building permits, the project developer shall submit
for Police Department approval a Master Security Plan, indicating specific measures which will be
taken by the developer to supplement Police Department security for the project. Specific items to
be included formation of a neighborhood watch association and providing alarm systems within
each unit and related items.
c) Schools? PS/M. The Dublin Unified School District recently completed a Facilities Master Plan which
includes estimates of student generation by residential density type. Since many local schools are or are
expected to be at full capacity in the near future, the following mitigation is recommended to ensure that
potential impacts can be reduced to a less than significant level.
Mitigation Measure 14: The applicant shall, prior to issuance of building permits, obtain a
written agreement with the Dublin Unified School District for the project's fair share mitigation of
school impacts. Any fees which are required pursuant to that agreement shall be paid prior to
issuance of building permits.
d) Maintenance of public facilities, including roads? LS. The project represents an incremental increase in
area population and vehicles. Roadways within the project will be privately owned and maintained. The
applicant is required to pay a traffic impact fee to the City of Dublin which will assist in of-setting costs
of public roadway maintenance. -- - -
e) Other governmental services? LS. The project would represent incremental increases in the demand for
general' gove__nun..e~ntal services. Payment of the City's _Public Facility Fee would offset any impacts caused
by the project.,--- ...... - :' *: 7_:" - ':' ...............
Dublin Planning Department
Archstone Communities
PA 99-019
Page 38
XII. Utilities and Sen'ice Systems.
Environmental Settin__.
The project site is served by the following service providers:
· Electrical and natural gas power: Pacific Gas and Electric Co.
· Communications: Pacific Bell
· Water supply and sewage treatment: Dublin San Ramon Services District
· Storm drainage: City of Dublin
· Solid waste disposal: DublimLivermore Disposal Company
Environmental Impacts
a) Power or natural gas? LS. According to representatives from Pacific Gas and Electric Company,
adequate facilities exist in the vicinity of the project to provide power and natural gas service.
b) Communication s)'stems? LS. According to representatives from Pacific Bell, communication facilities
presently exist near the site which could be extended to serve future development on the site.
c) Local or regional water treatment or distribution systems? LS. According' to representatives of
DSRSD, 12-inch and 16-inch water mains exist on the periphery of the site which could provide adequate
water volumes and pressures for domestic and fire fighting purposes to the proposed project. DSRSD
purchases water on a wholesale basis from Zone 7 of the Alameda County Flood and Water Conservation
District and provides water service to residences and businesses within its service area.
- d) SeWer or ~septic s),stems? LS._ According to representatives of DSRSD, 8-inch sewer lines have been
constructed within the right-of-way .gf Dougherty;' Adequate capacity exists to accommodate anticipated
- --sewer flows from-the proposed project. .Untreated effluent would be transported to DSRSD's Regional
Treatment Plant in ' Pleasanton for treatment 'prior to being'discharged into the East Bay Discharge
. .~:: Authority's Outfalt~line for eventual_ :disposal intO-San FranciscO Bay. DSRSD officials indicate that
.... :..7- adequate ~:apacity exists within the regional' ~eatment facility to accommodate this project.
e) Storm water drainage?.-LS. This topic was preViously addressed in Section IV, Water.
:: ..--,:~ :.. _ ': _ _._. _-. _ -- :; .
f) Solid waste dis~vosal? LS. The City of Dublin contracts v.~th LiVermOre-Dublin Disposal Company to
· . ....collect solid waste from households and businesses and transport it to the Altamont Landfill, located in
eastern Alameda 'County: The. Landfill currently has an anticipated capacity until the year 2005 and plans
.... are underway to :extend landfill capacity for an additional 50 years.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 39
Livermore-Dublin Disposal Company also operates a curbside recycling sen, ice to ensure that the City's
waste stream complies with state requirements for reduction of solid waste. The most current information
available indicates that Dublin exceeds state requirements for reducing solid waste.
Although approval of the proposed project will incrementally increase the amount of solid waste, any such
increases will insignificant because the existing facility would be able to be accommodated given the
existing solid waste facilities and resources.
g) Local or regional water supplies? LS. DSRSD staff indicate that adequate long term water supplies are
available from Zone 7 and other sources to serve the proposed project.
XIII. Aesthetics.
Environmental Settin~
The 7.39 acre project site currently contains a truss manufacturing business and various industrial storage
uses that have been on located on the site for at least 35 years. There is a two-story building near the
northwest comer of the site which is used as the offices for the supply company. A wood-frame tress
building plant occupies the central area of the site, and an assembly line is located parallel to Houston
Place. The remainder of the site is partly occupied by several parked trucks and trailers, train boxcars, old
construction equipment, stockpiles of lumber, fires, scrap metal, wood chips, and dilapidated automobiles.
Environmental Impacts
.a) Affect a scenic vista or view? LS. Given the sites current development, the proposed development
........ w~0ul~_ n6tr~sUlt in a. significant affect.to existing vistas or view corridors.
b) Have a demonstrable negative aesthetic effect? NI. The proposed project would be largely self
contained with adequate landscaped buffering on all sides. Therefore, no negative aesthetic impacts would
be created2
C) Crei~te 'light or glare? PS/M. The proposed residential project would add additional exterior lighting in
the project vicinity, including driveway lightinS, security lighting and porch lights and other light sources.
. Spill over of light could-negatively' 'affect other adjacent land uses the following mitigation is therefore
.' ".'.'. ' MitigatiOn_MeasUre !5: Sit~e l_ighting shall incorporate the following features:
::: ~ , Pole-mounted lightisliall be equipped with cut-off. The height oflighfing s~andards shall be
limited to twelve feet ·
· Wan-mounted lights shaii'ais0 be ~qi~iiiped with'Cut-off lenses.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 40
XIV. Cultural Resources
Environmental Settin~
The Northwest Information Center, located at Sonoma State University, was contacted regarding a project
located immediately adjacent (Park Sierra) which undertook a search of records, including cultural,
archeological, paleontological and historical literature conducted.
The records search indicates that the adjacent site contains no recorded Native American or historical
cultural resources sites on file with the Center. State and federal inventories similarly list no historic
resources on the site nor does any record exist of previous archeological studies of the project area.
Native American archeological sites tend to be situated on broad midslope terraces and alluvial plains
near former and existing water sources, so the possibility does exist of historic or archeological arttracts,
however, the Center concluded that the possibility of identifying historic cultural resources on the site is
low.
Proiect ImOacts
a) Disturb paleontological resources? NI, based on Northwest Information Center letter.
b) Disturb archeological resources? PS/M. The Northwest Information Center letter indicates the
possibility of sites or artifacts on the site given the proximity to Alamo Creek. The following mitigation is
therefore recommended to reduce any such impacts to a level of insignificance:
Mitigation Measure 16: Should archeological artifacts or remains be discovered during
construction of the project, work in the vicinity of the find, shall stop immediately until a qualified
archeologist can evaluate the site and determine the significance of the find. Project personnel
shall not collect or alter cultural resources2 Identified cultural resources shall be recorded on forms
DPRi 422 (archeological sites) and/or DPR 523 (historic resources). If human remains are found,
the County Coroner shall be contacted immediately
..... c) Hav~_t_he_.p_o_.t~ntial..tP cause a physical Change which would affect Unique ethnic- cultural values? NI,
· based on the Northwest Information Center i~tter~ "- ..... . : ............. -: "'
:. d)·Restrict existing religious or sacred uses within potential impact area? NI;n0':'Sii'Ch sites haiie been::
identified based on a Comprehensive records search of the project site.
XV. ReCreation.
Environmental Settin~
City parks closest to the project site include Stagecoach Park, Alamo Creek Park, both neighborhood
parks and Dublin Sports GroundS, a community park.
Dublin Planning Department Page 41
Archstone Communities _,
PA 99-019
Prqiect Impacts
a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS. The
addition of approximately 354 residents in this portion of the City will add an incremental demand for
parks and recreational facilities. A portion of needed park facilities will be met by proposed construction
of recreational amenities within the project. However, demand would still exist for community-scale park
and playground facilities. The applicant would be required to pay a Public Facility fee to the City of
Dublin, which includes a contribution toward construction of new parks in the city.
b) Afj~ct existing recreational opportunities? NI. No recreational opportunities exist on the site.
Dublin Planning Department
Archstone Communities
PA 99-019
Page 42
XVI. Mandatory Findings of Significance
a) Does the project h~'e the potential to degrade the quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife population to drop below sel~sustaining
levels, threaten to eliminate a plant or animal community, reduce the number of or restrict the range of a
rare or endangered plant or animal or eliminate important examples of the major periods of California
history or prehistory? NI. The preceding analysis indicates that the proposed project will not have a
significant adverse impact on overall environmental quality, including biological resources or cultural
resources.
b) Does the project have the potential to achieve short-term, to the disadvantage of long-term,
environmental goals? NI. The project represents an example of infill, higher density housing which will
be sited near a major regional transportation corridor.
c) Does the project have impacts that are individually limited but cumulatively considerable?
CCumulatively. considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects and the effects
of probable future projects). LS. Although incremental increases in certain areas can be expected as a
result of constructing this project, including additional traffic air emissions, light and glare and need for
public services and utilities, the project site lies within an already urbanized area and sufficient capacity
exists within service systems to support the additional population anticipated associated with the project.
d) Does the project have environmental effects which will cause substantial adverse ef-~cts on human
beings,. either directly or indirectly? NI. Although potential safety impacts exist in the vicinity of the,
adequate mitigations are proposed to reduce such potential impacts to levels of insignificance.
Dublin Planning Department
Archstone Oommunities
PA 99-019
Page 43
Initial Study Preparer
Andy Byde, Associate Planner
Agencies and Organizations Consulted
The following agencies and organizations were contacted in the course of this Initial Study:
City of Dublin
Eddie Peabody Jr., AICP, Community Development Director
Dennis Cartington, AICP, Senior Planner
Kevin van Katwyk, Senior Engineer
Edward Laudani, Fire Department
Rose, Police Department
Dublin-San Ramon Services District
Bruce Webb, Engineer
Rhordora Biagtan, Engineer
Dublin Unified School District
Jearme Howland, Business Manager
References_
. . Dublin General Plan, Revised September ! 9_92
Dublin General Plan Housin.,2 Element. June, 1990
.... · Dublin Zonin_o Ordinance, Adopted September 1997
Initial Study and Mitigated Neo_ative Declaration for All AbOard Mini: St0ra~oe General Plan
.' .... 'Amendment.'Ci~y of Dublin, March 1997 -' '
Geotechnical Investigation Report proposed housin_o Development at Omernik ProDertv,
· Klienfelder, Inc., November 1998 - .~ ---
::. .................... - , .--.
~ .. Phase One Environmental Site Assessment, SECOR Inc., September 1998
. · ~ .... . ......: ......... -: . .
Field InVeiti~ation Sumrnarv Report. ABC Construction Pronertv. SECOR Inc., December 1998
Pi~elines and Public Safety, Transportation Research Board, 1988
Dublin Planning Department
Archstone Communities
PA 99-019
Page 44
Traffic Studv of the Proposed Archstone Apartments Development TJKM Associates, August,
1999
Regulation 11. Hazardous Pollutants Rule 2: Asbestos Demolition. Bay Area Air Quality
Management District, Revised October 1998
Dublin Planning Department
Archstone Communities
PA 99-019
Page 45
Mitigation Moni toting Program
Archstone Connnunities Mitigated Negative Declaration
PA 99-019
October 1~99
The following ~nitigation monitoring and reporting program is intended to comply with applicable sections of the California
E;~irom~ntai' ~Ua[it~'~Agt,;.aS a/nended~' ~ :'
Mitigation Measure
Mitigation Measure 1: Landscap~ plantings between the proposed project and
the light industrial uses to the nprth, Dougherty Road to the west and Houston
Place to~ the .squt!k The landscapipg sha31 consist of dense, fast-growing, vertical
trees, spaced appropriately.to pr0yide mmximmn screening between the project
site and .adjac~t land ,gses.
Mitigation Measure 2a: Adherence to all requirements of the 1997 Uniform
Building Code (UBC), including the Near-Source factors contained in Tables
16-S tl~ough 16-U and the seismic coefficients from Tables 16-Q and 16-R.
Alternatively, structural 'designs that account for the types of near source effects
attributed to near fault motions that exceed the design requirements of the 1997
UBC may be utilized...' ': ~:
Mitigation Measure 2b: All 'subsequent construction plans should incorporate
the reconm~endations of the geoteclmical investigation. A registered Civil
Engineer should desigu the grading and foundation plans. A Registered
Geoteclmical Engineer should stamp and sign the grading and foundation plans
certifying that they conform to the recommendations contained in the final
geoteclmical investigation.
Responsible Time Frame
Agency/ for
Organization Completion
PL OC
B BP
B BP
Verification/
Date
Mitigation :Measure~3: The project developer.shall prepare and the City shall
approve. an, erosipni'and sedimentation ~. control. plan for implementation
tlu'ougl!out projec~ construction. The plm~ should ~be prepared in accordance
with City 0[ Dublin and R~QCB design .Stm~dards. The plan, at a minimmn,
should include ~fl~ ,following;
~AII disturbed, areas isliguld be immediately revegetated or otherwise
: :protected fi'om both ~ind mid wa~er ergsion upon Completion of grading
activities;i, : ': ....
Stormwater run'off,sllould,be ,collected into stable di'ainage cham~els from
: smalli d~ginage basins, to prevent ;the build up of !m:ge,. potentially erosive
stormw~er flows; :..
SPecific. meaSUres io controI erosion from stockpiled earth material;
Runoff Should be directed away from all ~eas disturbed by construction;
Sediment ponds or siltation basins should be used to trap eroded soils prior
to disch~ge into off-site drainage culverts or chammls.;
Major site development work involving excavation and earth moving for
construction .shall be done d~ing the dry season, except as nmy be
appr0ved by the City Engineer.
Mitigation Measure 4: All subsequent construction plans should incorporate
the recommendations of the geoteclmical investigation. A registered Civil
Engineer should design the grading and foundation plans. A Registered
GeoteclmiCal Engineer should stamp and sign the grading and foundation plans
certifying that they conform, to the reconunendations contained in the final
geoteclmical investigation.
PW
B
BP
BP
Dublin P!amting Depart~nent
Archstone Communities ·
PA-99-019
Mitigation Monitoring Plait
October 1999
page 2
Mitigation Measure 5a: The applicm~t shall obtain an NPDES general
construction permit from the State Water I(esources Control Board. The terms
of this permit require that project development not cause any increase of
sedimentation, turbidity or hazardous materials within downstream receiving
waters.
PW
BP
Mitigation Measure 5b: The applicant shall submit a stonnwater pollution
prevention plan. Such a plan ~should provide both interini (during construction)
mid long-term (post cbnstructiGn) stormwater pollution control measures. Best
Management Practices' shoUl~be incorporated into the long-term site
management prqgram to. ensure the removal of non-point source pollutants in
stormwater~ runoff. At ,a m~mmum drainage. system filtering devices or traps
should be installed ~at would protect water resources fi'om discharges of
petroleum-based pollut~ts collected on impervious p~king surfaces. A long
term maintenance program of these devices should also be developed.
PW
BP
Dublin Planning Department
Archstone Co.mtunilies
PA-99-019
Mitigation Monitoring Plait
October 1999
page 3
Mitigation Measure 6:: The: following measures shall be incorporated into
construction .specificatiOns and shall be followed'by the project grading
coiltractor: i ;
. ~ ·
· All material :Cxcax;ated or :graded shall be sullicicntly watered to prevent
excessive amounts of dull, Wate[ing shall occur at least twice per day with
complete coverage; preferably in~ the late morning and at the completion of
work for the day; . · ~ ~
· All clearing; grading, e~tlunoying and excavation shall cease during
periods of high Winds greater ~an 20 mph over one hour;
· All material transported off-site shall either be sufficiently watered or
securely fastened to prevent escape of d~st and debris;
· All inactive portions of the construction site shall be planted and watered,
if construction is accomplished in more than one phase;
· On-site vehicle speed shall be limited to 15 mph;
· During rough grading ~d construction, Dougheay Road and Sierra Coua
(if used for construction access) shall be swept at least once per day, or as
required by the City of Dublin, to remove silt ad construction debris;
· U~ecessa~ idling of construction equipment shall be avoided;
· Equipment engines shall be maintained in proper working condition per
mm~ufacturers' specification.
Mitigation Measure 7a: The project entrance along Dougherty Road should
include a 150-foot northbound right-turn deceleratiou lane with a 60-foot taper.
Mitigation Measure 7b: At least 50 feet of queuing space should be provided
in front of each entry gate. Additionally, a turnaround area should be provided
in front of each gate.
Dublin Platoring Department
Archstolte Co.tmuttities
PA-99-019
Mitigation Monitoring Plan
October 1999
PW
PW
PW
/3P
BP
BP
page 4
Mitigatimlt Measure 8: One parking space per unit should be reserved, the
remaining parking spaces-should be available to visitors and guests alike.
Mitigation ,Measure,9a: Provide a,pedestrian/cyclist circulation Illan which at
a minimum p~'ovides' at least ~ One access point to a public street fi'om each
building im~nediately~adjacent to a public street. .,
Mitigation Measure 9b: The'applicant shall place appropriate warning signs at
the interface ~eas to minimize ~pedestrian and vehicular conflicts, subject to the
review ~d:approva! by the Dublin Public Works Depaament.
Mitigatiou, Measure '10a: 'A minim~ setback of 50 feet shall be established
~d main~ined from the petroleum pipeline and any habitable structure on the
project site.
Mitigation Measure 10b: Prior to demolition, perform a comprehensive
asbestos survey by a licensed asbestos abatement contractor which, at a
minimum, is in accordance with the EPA's National Emission Standard for
Hazardous Air :PollUtants (NESHAP) Regulation and includes preventing
emissions fi-om 'asbestos containing material during demolition. This regulation
is locally administered by the Bay Area Air Quality Management District's
Regulation 11, Rule 2.
Mitigation Measure 11: All construction activities on the project site shall be
limited to 7 a.m. to 5 p.m., Monday tlu:ough Friday, unless altenmtive hours are
approved by the Dublin Building Official for structural construction and the
City Engineer for grading activities. Construction equipment, including
compressors, generators, and mobile equipment, shall be fitted with properly
working mufflers.
Dublin Planning Department
Archstone Communities
PA-99-019 ~'
Mitigation Monitoring Plau
October 1999
PL
PL
PW
PL
B
PW, B
OC
BP
OC
OC
BP
Ongoing
page 5
Mitigation M.asurc 12 a: The projcct ~dcvclopcr shall have a qualified
acoustical col~sultm~t~mmlyzc,. the ~following, at a minimum: (1) define the
existing noisc~ cnviromncnt in terms of the Day-Night average sound level
(LDN) and thciCommunity N6ise Equivalent Level (CNEL); and (2) project the
future mnbicnt noise levels based upon traltic. volume projections on nearby
roadways (I-5~0, Doughcrty Road, and Dublin Boulevard.
Mitigation:Measure 12 b: (!) Utilize the: existing m~d :future noise levels to
identi~ appropriate noise mitigations g to reduce the exterior living area noise
level of the proposed dwelling units to 65 dBA' or lower and the interior noise
~vcl to 45. d~A or lower; and ~2) review ~d approve construction pimps.
Mitigation Measm~e 13: Prior to issuance of building permits, the project
developer sha. ll submit for Police Department approval a Master Security Plan,
indicating! specific measures WJfiCh! will be taken by the developer to supplement
Police Department security for the project. Specific items to be included
formation of a neighborhood watch association and providing alarm systems
within each unit and related items.
Mitigation Measure 14: The applicm~t shall, prior to issuance of building
permits, obtain a written agreement with the Dublin Unified School District for
the projcct's fair share mitigation of school impacts. Any fccs which arc required
pursuant to that agreement shall be paid prior to issum~cc of building permits.
Mitigation Measure 15: Site lighting shall incorporate the following features:
· Pole-mounted lights shall be equipped with cut-off. The height of lighting
standards shall be limited to twelve feet;
· Wall-mounted lights shall also be equipped with cut-off lenses.
PL, B
PL, B
PO
B
PL
BP
BP
BP
BP
BP
Dublin Planning Department
Archstone Co..nunities
PA-99-019
Mitigation Monitoring Plan
October 1999
page 6
Mitigation Measure 16: Should archeological artifacts or remains be
discovered during construction, of.the. project, work in the vicinity of the find
shall stop imn~ediately until a qnali~ed archeologist can evaluate the site and
determine the signilicance of the lind. Project personnel shall not collect or alter
cultural resources. Identified cultural resources shall be recorded on forms DPR
422 (archeological sites)and/or DPR 523 (hiStoric resources). If human remains
are found, .the County Coroner shall be contacted immediately.
.I
PL
Ongoing
Dublin Platoling Department
Archstone Co.tmunities
PA-99-019
Mitigation Monitoring Plan
October 1999
page 7
db (0 ~
RESOLUTION NO. 99-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING SITE DEVELOPMENT REVIEW FOR PA 99-019,
ARCHSTONE COMMUNITIES APARTMENT PROJECT
WHEREAS, Archstone Communities has requested approval of a Site Development Review
consisting of 177 apartment units and related improvements on approximately 7.39 acres of land,
identified as 6253 Dougherty road and located along on the east side of Dougherty Road north of the
Houston Place. (APN 941-550-5-1 ); and
WHEREAS, a completed application for Site Development Review is available and on file in the
Dublin Planning Department; and
WHEREAS, a Mitigated Negative Declaration has been prepared for this project with the finding
that with the implementation of mitigation measures contained in the Initial Study, there will be no
significant environmental impacts; and
WHEREAS, the Planning Commission did hold a public hearing on said application on October 26,
1999; and
.WHEREAS, proper notice Of said hearing was given in. all respects as required by law; and ·
WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve
the Planned Development Rezone subject to conditions prepared by Staff; and
WHEREAS, the Planning Commission 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 Planning Commission does
' hereby g findig t
malie the folloWin ngs anddeterminationS regardin said proposed Site Developmen ~
Review: ' ' : : ' ' : - ' : :: ' ": ' '~'
..... 12 Approval of this application (PA 992019) iS consisttint With the intent and purpose of "'; · .applicable provisions of the DUblin Zoning OrdinanCe. ' -
':'. '-.: 2. : The approval of this application, a~:cbnditi 0nedi-Will comply with the policies of the" :: '. L.-
:z _ General Plan applicable to the Medium-High Density Residential land use category~ since it Will allow
development within the density range allowed under the Medium;High' DenSity Residential Land Use
Designation of the General Plan.
ATTACHMESN"F 'q"
3. The approval of this application, as conditioned, will comply with the proposed Planned
Development Regulations for the project, which will allow for residential development at this location.
4. The approval of this application, as conditioned, is consistent with the design review
requirements contained in the Dublin Zoning Ordinance.
5. The approval of this application, as conditioned, is in conformance with regional
transportation and growth management plans.
6. The approval of this application, as conditioned, will not adversely affect the health or
safety of persons residing or working in the vicinity or be detrimental to the public health, safety and
general as the development is consistent with all laws and ordinances of the City of Dublin and
implements the General Plan, as proposed for amendment.
7. The proposed site development, including site layout, vehicular access, circulation and
par'king, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to
provide a desirable environment for the development.
8. The subject site is physically suitable for the type and intensity of the approved
development.
9. Impacts to views are addressed, no view will be interrupted.
·
:¢~" 10. Impacts to existing slopes and topographic features are addressed as no slopes or
.
topographic features exist on this site.
......
_:
'.~rchitectural considerations, including the character, scale and quality of the design, the
architectural relationship with'the site and other buildings' have been incorporated into the project and as
· ' Conditions of Approval in order to ensure compatibility of this development with the development's
design concept~ and char__aCter Of Surrounding uses.
' ": ~'--:"' 12. Eindscape-cOnsiderationS,· including the lOCation, type, size and Coverage of plant materials
and similar elements have been considered to ensure visual relief and screening of potentially negative
· '- elements:- - -: ........ - ........
_.
, .
........
""' CONDITIONS OF .4~PPROVAL
': .....: SITE DEVELOPMENT RENEW
,
...... Unless stated otherwise, all Conditions of Approval shall be -eo~nplied with prior to the issuance of building
:'-.:. permits. or establishment of use, and shalLbe subject to Planning Department review and approval. The
-:-. following codes represent those departments/agencies responsible .for monitoring compliance of the
conditions of approval. [B]. Building, [PL] Planning Department, [PSI Police Service_s, [PW] Public Wor'ks,
' IF] Alameda County Fire Department.... ' ': ~__ . .........
.
.,
CONDITION TEXT
General Conditions
1. Approval of the Site Development Review is valid for one (1) year, until
November 2, 2000. If construction has not commenced by that time, this
approval shall be null and void. The approval period may be extended for six
(6) additional months by submitting a written request for extension prior to the
expiration date to the Community Development Director. Any extension will
be based on a determination that the conditions of approval remain adequate to
assure that the stated findings of approval will continue to be met.
2. The Developer shall comply with all applicable City of Dublin Development
Site Review Standard Conditions and City of Dublin Residential Security
requirements.
3. The Developer shall sign and submit a copy of the City of Dublin Standard
Plan, Material and Maintenance Agreement prior to the occupancy of any unit.
4. All transformers, irrigation control boxes, backflow devices, valves, and
similar appurtenances shall be enclosed in vaults, fencing and/or painted out or
landscaped, as determined acceptable by the Community Development
Director. The location of these items shall be indicated on the final landscape
plans
5. The Developer shall comply with all mitigation measures adopted as part of
the Mitigated Negative Declaration for this project as well as the Mitigation
Monitoring and Reporting Plan.
6..- The Dex:eloper shall comply with all applicable Fire Department, Public
Works Department, Police Service, Alameda County Flood Control District 7
and Dublin San Ramon Services District requirements. Prior to the issuance of
building permits or the installation of any improvements related to this project,
the Developer shall supply written statements from each such agency or
department to. ~e_ Planning .Department, indicating that all applicable
Conditions required have or will be met. "'
The d'eyeiB~er shall defend, indemnify and hold harmless the City of Dublin
and its agents, .officers and employees from any claim, action, or proceeding to
attack, 'set aside,. V6iCI, armul;'an approval of/he City of Dublin or its advisory
agency, appeal.board; Planning Commission, City Council, Community
~--~: -:-:DeVelopment Director;- Zoning Administrator, or any other department, ......
' 7 " * ' . '
....... : :- committee or.ag~ne.~i~f th~ City concerning the proposed development;
provided, however, that the developer's duty to defend, indemnify, hold
harmlesS'~hall be' subject:to the. City's promptly notifying the permittedof any
clalm}.action-or proceeding and the City's full action Or proceedings.
-8-:-`.7 'ThiS2pdrmit~shall~be.revocabte for cause in accordance with applicable sections
. . of the Dublin Zoning Ordinance. Any violation of the term or conditions of
this Site. Deyelopment Review may be subject to the issuance of a citation.
9. The developer shall '~rovide all units with cable TV and telephone
connections.
3
RESPON.
AGENCY
PL
PL
PL
PL
PL
PL
PL
PL
PL
WHEN
REQ'D
Prior to:
On-going
On-going
OCC
BP
On-going
On-going '~
On-going
On-going
10.
To apply for building permits, the Developer shall submit six (6) sets of
construction plans to the Building Department for plan check. Each set of
plans shall have attached an annotated copy of these Conditions of Approval.
The notations shall clearly indicate how all Conditions of Approval will or
have been complied with. Construction plans will not be accepted without the
annotated resolutions attached to each set of plans. The Developer will be
responsible for obtaining the approvals of all participating non-City agencies
prior to the issuance of building permits.
11. If occupancy is requested to occur in phases, then all physical improvements
within each phase shall be required to be completed prior to the occupancy of
units within that phase, except for items specifically excluded in an approved
Phased Occupancy Plan, or minor hand work items, approved by the Planning
Department. A Phased Occupancy Plan shall be submitted for Community
Development Director review and approval a minimum of 45 days prior to the
request for occupancy of any unit covered by said Phased Occupancy Plan.
Any phasing shall provide for adequate vehicular access to all buildings in
each phase and shall substantially conform with intent and approval of the Site
Development Review approval. No individual building shall be occupied until
the adjoining area is finished, safe, accessible, provided with all reasonably
expected sen,ices and amenities and separated from remaining construction
activi~,. Subject to the approval of the Community Development Director, the
completion of landscaping may be deferred due to inclement weather with the
.!.r---'- posting of a bond for the value of the deferred landscaping and associated
improvements~
12. The Developer shall have a special rental/lease disclosure with the wording
.. approvedby the Planning Department. The disclosure form .will be used as a
required disclosure for future tenants indicating the presence of possible
hazards. The disclosure statement shall describe:'
Ai'~P'~'ai~d deirei~pment with continued c0nStmcti0n activity until project
completion may' cause noise and dust.- -.
A final lighting plan shall be submitted to the City .for approval, demonstrating
that .the entire area will be adequately illuminated. Photometrics and lighting
Plans for the Sit_e-shall be.:submitted to the Planning and Police Depa~t..~_rne~tS
for review and' approval prior to issuance of building permits,
All wall and fence heights shall be designed to ensure clear vision at all street
.... intersections to the'~ satisfaction' of the Director of Public Works .
14.
B
PL
PL
PL, PO,
PW
PW
BP
BP
BP
BP
BP
15.
Prior to the final occupancy of any unit, the unit shall meet minimum health,
design and safety standards, including but not limited to the following:
A. The project entrance and all interior roadways and driveways shall be
complete to allow for safe traffic movement to and from residential units.
B. All traffic signing and striping shall be in place.
C. All streetlights and interior access and parking area lighting shall be
energized and functioning. [PW]
D. All repairs to street, curb, gutter and sidewalk, which may create a hazard,
shall be required or any non-hazard repair shall be complete or bonded for.
[Pw]
E. Back-lit illuminated house address numbers shall be provided. [PL, F]
F. Final site grading shall be approved by the Department of Public Works.
[B]
G. All sewer clean-outs, water meter boxes and other utility boxes shall be set
to grade, to the approval of the Director of Public Works. [PW]
H. Dwellings shall have received all necessary inspections and have final
approval by the Building Department to allow occupancy .[B]
I.' All fire hydrants instreets providing access to the homes shall be oper~ible
to Public Works and Fire Department satisfaction. [PW, F]
J. All mall-box units shall be located at back of curb: ; :.'. ~.: :.. ;:;
K. Exterior lighting ·shall be provided for stairwells and dwelling entrances
and shall be of a type and placement so as not to cause glare on to adjoining
properties or the Iron Horse Trail. [B, PL]
L. Lighting Used after:daylight h0ursShall be' adequate"td prSVide for security'
needs. -
The provisions of the City's Inclusionary House Ordinance shall be satisfied_'
through' approval of an Inclusionary Housing A~eement per applicable
provisions of the Dublin Zoning Ordinance prior to issuance of building
permits. If fees are to be paid, they shall be paid prior to issuance of building
permits. "
Final building plans shall include details of proposed trash enclosures in terms
of design, materials and colors. These items shall be approved by the Planning
Departrnent~
5
PW OCC
PW OCC
PW OCC
PW OCC
PL, B OCC
B, PW OCC
PW, B OCC
B, F -. OCC
PW, F OCC
B,.pL .... OCC
B, PL~ OCC
B, PL, P
oCc
PL BP
PL GR
18. The project shall comply with all parking provisions of the Dublin Zoning
Ordinance, including providing a 25 ft. back up space has been provided
/~-- behind garages underneath residences
19. Automatic garage door openers shall be provided for all garage units and shall
be of a "roll up" type. Garage doors shall not intrude into public rights-of-way
or parking areas.
20. A final landscape plan shall be approved by the City's Landscape Architect,
including planting and irrigation components. The developer shall pay a
deposit to the Planning Department to have landscape plans checked.
Fees
21. Prior to the issuance of building permits, the Developer shall comply with
and/or pay all applicable connection fees and development fees (plus annual
increases) in effect at the time of building permit issuance. This includes but is
not limited to traffic impact fees, regional traffic impact fees, inclusionary
housing requirements and building permit fees. The traffic fee for the project
is, based on the project traffic study.
22. Prior to issuance of building permits, the Developer shall pay fees to the
Dublin Unified School District to mitigate all impacts to the District as a result
of this project.
23. Prior to the issuance by the City of any building permit, all utility connection
fees, plan checking fees, inspection fees, permit fees and fees associated with a
wastewater discharge permit shall be paid to DSRSD in accord with the rates
and schedules established in the DSRSD Code2 No sewer line or water line
-"~" construction shall be permitted unless the proper utility construction permit
-~ has been issued by-DSRSD. A construction permit will only be issued after all
of the items referenced in this condition have been satisfied.-
· PLANNING :, ·
..... ;-.,,.:: , , .: :..
24. LandsCape plantings between the proposed project and the light industrial
....... uses to the.no_~rth.-D0Ugherty' Roadto. the west and Ho_uston Place to.the south.
..... ~ :~.. ~ ·The landscaping ,shall consist of dense, fast-~owing, vertical trees, spaced-
~':~-~"" .':~: ~:.':: . appropriately i0.pr~vlde~iiiaximum screening betweenthe project site and
- adjacent land uses. ' :
25. . No more. than one parking' space per unit shall be reserved; the remaining
parking .spaces:should be available to visitors and guests alike. -
Provide_a pedesiria_n/c~liSt. C~ir~ulation plan,-._which at a minimum provides at least
one'i(d~esS point tO a public street from each building immediately adjacent to a
piibli~ Street. (Subject to review and approval by the Community DevelOpment
. .. Director.) ....... :'.: ' : ._
........... 27., i A minimum setbaCk.of50 feet .sh'all be established and maintained from the
· .petroleum pipeline and any habitable structure on the prqject site.
....... --28.,Prior to demolition, perform a. comprehensive asbestos survey by a licensed asbestos
.... "!' ~: ..... .........abatement contractor which, at'a minimum, is in accordance with the EPA,s
'--: '- .: :: z-.. National. Emissi0h' Standard for Hazar__d.~ous Air Pollutants (NESHAP) Regulation
and includes preventing emissions from asbestos containing material during
demolition.
The exterior living area noise level of the dwelling units shall not exceed 65 dBA
and the interior noise level shall not exceed to 45 dBA.
Pole-mounted lights shall be' equipped with cut-off lenses. The height of lighting
6
PL
PL, B
PL
PL, B,
PW
B
DSR
PL
PL
PL
PL
PL
B
PL
BP
OCC
BP
BP
BP
BP
OCC
Ongoing
BP
Ongoing
BP
BP
BP
& 6 co, l:
standards shall be limited to twelve feet;
31. Should archeological artifacts or remains be discovered during construction of the PL
project, work in the vicinity of the find shall stop immediately until a qualified
archeologist can evaluate the site and determine the significance of the find. Project
personnel shall not collect or alter cultural resources. Identified cultural resources
shall be recorded on forms the County Coroner shall be contacted immediately.
Ongoing
PUBLIC WORKS
32. All subsequent construction plans should incorporate the recommendations of the PW BP
geotechnical investigation. A registered Civil Engineer should design the grading
and foundation plans. A Registered Geotechnical Engineer should stamp and sign
the grading and foundation plans certifying that they conform to the
recommendations contained in the final geotechnical investigation.
33. The following measures shall be incorporated into construction specifications and PW Ongoing
shall be followed by the project grading contractor:
A. All material excavated or graded shall be sufficiently watered to prevent
excessive mounts of dust. Watering shall occur at least twice per day with
complete coverage, preferably in the late morning and at the completion &work
for the day;
B.All clearing, grading, earthmoving and excavation shall cease during periods of
high winds ~eater than 20 mph over one hour;
C. All material transported off-site shall either be sufficiently watered or securely
fastened to prevent escape of dust and debris;
D. All inactive portions _of the construction site .shall be planted and watered, if.
construction is accomplished in more than one phase;
E. On-site vehicle speed shall be limited to 15 mph;
F. During rough grading and construction, Dougherty Road and Sierra Court (if
used for construction access) shall be swept at least once per day, or as required
by the Cityof Dublin, to remove silt ad construction debris;
G. Unnecessary idling of construction equipment shall be avoided;
H. Equipment engines shall be maintained in proper working condition per
manufacturers' specification.
34. The applicant shall place appropriate warning signs at the interface areas to PW
! minimize pedestrian and vehicular conflicts, subject to the review and approval by
: ' .~' the Dublin Public Works Department2
35, All construction activities on the project site shall be limited to 7 a.m. to 5 p.m., PW
Monday through Friday,' unless alternative hours are approved by the Dublin
Building Official for structural construction and the City Engineer for grading
activities:, Construction equipment, including compressors, generators, and mobile
~ ' ' . equipment,- shall be fitted with properly working mufflers +:
- ;' - ' ', ' .' , ~ . v -:-: : , ?
._ :-: ..... 7. DUBLIN UNIFIED SCHOOL DISTRICT: .......... . :: : - ....... - '' !
7"-'~"~" )~87"'7 'The'-appliCant-;shall, prior to issuance of building permits, obtain a written Other BP
.22 ," '_, ', .......-
agreement with the Dublin Unified School District for'the project'i fair shar~
:. mitigation of school impacts.- Any fees, which are required pursuant to the
agreement, shall be paid prior to issuance of building permits.
Ongoing
Ongoing
37.
38.
Fire Apparatus roadways must be installed, and fire hydrants in service, prior to the
commencement of combustible framing.
PRIOR TO THE COMMENCEMENT OF STORAGE OR FRAMING,
CONTACT THE CITY OF DUBLIN, FIRE PREVENTION DIVISION, AND
THE PUBLIC WORKS DEPARTMENT TO SCHEDULE AN INSPECTION
OF ROADWAYS AND FIRE HYDRANTS. (CFC 1998, SECTION 8704.2 &
8704.3)
A Knox key lock system is required. Applications are available at the Alameda
County Fire Department, Fire Prevention Division, 100 Civic Plaza, Dublin, CA
94568. Please return the completed application with the building plans when you
submit for a permit or prior to final inspection for occupancy. (CFC Section 902.4)
An Opticore system is required in addition to KNOX for the entrance gates.
39. A 13K Fire Sprinkler system is required for this project.
40. Fire Alarms systems shall be installed in accordance with current codes.
41.
42.
Fire Hydrants shall be installed on site. The Fire Prevention Division shall approve
number and location.
Minimum Fire Flow shall be provided.
43. Fire Lanes are required and shall be recorded as EVAE.
44. Turning radius shall be a minimum of 42'.
45. Approved numbers or addresses shall be placed on all new and existing buildings.
The address shall be positioned as to be plainly visible and legible from the street or
?'~ .. road fronting the property. Said numbers shall contrast with their background (CFC,
1998, Section 901.4.4)
46. I . Fire Extinguishers are required for ·this project and may be field coordinated with
the Fire Inspector.
47. Insure monument sign is accessible to responding emergency equipment. The Fire
Prevention Division shall approve size and location.
ZONE 7 .. ...... . : -. .
48. As sho~vn .on the C0nStru0tion plans, Zone 7 owns the 24-inch Santa Rita-Dougherty
: Pipeline, .which isJocated within a-15-foot easement. The required minimum cover
5'.."~.: ' . for'the waterline is 325 feet. In addition, no permanent buildings, structureS, or trees
-- ' shall be located within the easement area.
· * 49-· A Zone 7 encroachment permit is required prior to any work within the 15-foot
: Waterline e. asement,.: :This permit will become effective upon payment of any
:' "' ' ' :: application fee:and the depositof an approVed surety Bond with Zone 7 and any
applicable inspection charges. :' '
50. .Two wells of record are shownto be within the project; if the well is not in use.
:: -' ' '- :: .5 ~ and/or witl not be usedin_the future, it m..ust be properly destroyed in acCOrdanCe· .
--: ....~' _ with State guidelines and a Zone 7 well destruction permit. If the well is not in use
currently, but will be used ~in the future, a statement of intended use should .be filed
· ' with Zone_7,.. Well3S/1E6C!4;isa.Zgne 7 monitoring well. 'It should be marked
...... :: ::. :--and pri~se~ed-ina :sampleable and-measurable condition or replaced in kind under a
· Zone 7 permit at a location approved by Zone 7. If it is to be replaced, it must be
~-. · properly destroyed under a Zone 7 permit. Additional information regarding this
'!' well and the necessary Zone 7 forms can be obtained from Wyman Hong at (925)
484-2600, extension 235.
F
F
F
F
F
F
F
F
F
F
~--I ~Jh [O~
OCC
OCC
OCC
OCC
OCC
OCC
OCC
OCC
OCC
OCC
OCC
Ongoing
BP
BP
51.
52.
POLICE SERVICES/COMMUNITY SAFETY
The applicant shall comply with all applicable City of Dublin Residential Security
Requirements.
The Developer shall work with the Dublin Police on an ongoing basis to establish an
effective theft prevention and security program.
PS OCC
PS Ongoing
53. Entry gates to the site shall be designed for emergency access.
PS OCC
54. Gated pedestrian entries shall be self-closing and self-locking.
PS OCC
55. The perimeter security fence shall be at a minimum height of six feet.
PS OCC
56.
The Developer and/or Property Owner shall keep the site clear ofgraffiti vandalism
on a regular and continuous basis. Graffiti resistant paints and materials should be
used.
PS Ongoing
57. An easy to read lighted directory and map shall be posted at all vehicle entrances. PS
OCC
58. A final lighting plan shall be submitted for approval. Lighting for passageways PS
between garage areas shall be included in the lighting plan.
OCC
59. BP
PARKS & COM1VIIINITY SERVICES
The developer shall pay a Public Facilities Fee in the amounts and at the times set
forth in City of Dublin Resolution No. 60-99, adopted by the City Council on April
6, 1999, or in the amounts and at the times set forth in any resolution revising the
mount of the Public Facilities Fee.
60. The applicant shall pay an "in lieu" fee for neighborhood parks in accordance with, BP
pursuant to and at the times specified in the City's Quimby Act Ordinance, Chapter
9.28 of the Dublin Municipal Code. The in lieu fee for neighborh00dparks iS
Calculated bS' the Public Works Director using the formula below." ' ' ......
Fee=AxBxC
' ":' ' ' A' - for densities: at or abbve 6.1 Units/acres = 0.003 acre/unit - - ·
.... :.L._.-: . B - number ofdwellingS'Uni~S ..... ' :' :' '
· C: current mai-ket Value of developable acreage '~' '- .-.
..................... D ' developable acreage
'- _ , '2 ·
. :~ .....i ....NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Pling
- - Commission hereby conditionally approves a Site Development Review application as generally:depiCted
by materials labeled Attachment A, stamped ,approved" and on file in the Dublin Planning Department,
· : which includes a Site plan and Elevations prepared by Burke, Architecture.-dated Received August 25,
.. 1999, and a Preliminary Landscape Plan prepared by Land Architecture;: and a Preliminary Grading and
Utility Plan, prepared by Ruggeri-Jensen and Associates, dated received August25, 1999, for PA 99-019,
.... /:~ which constitute regulations for the use and improvements of an 7.39 acre parcel generally described as
- APN 941-550-5-1. The following conditions 0fapproval .are atta~ched tO this approval:
PASSED, ikPPROVED and ADOPTED this 261h day of October, 1999.
9
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Community Development Director
..'
e
I'
I
I
, j
i "\ I'
" '
"I!
I
DRAWING INDEX,! I
I ,'! I
,; I
1 TITLE DRAWING , \, ,i I
2 PRELIMINARY SITE PLAN I , I
3 PRELIMINARY GRADING ~ND m:IL1TY PLAN
4 PRELIMTNARYLANDSCAP~ PLAN:
5 POOL AND RECREATIqN ;LANDSCAPE PLAN
6 TYPICAL UNIT FLOOR PLANS - All Cl ,
7 TYPICAL UNIT FLOOR; .PL~NS . A2! nt! B2
8 TYPICAL UNIT FLOOR: PLANS . A~ ! A4/ B3
9 BUILDING TYPE SUMMARY I,'.i
10 BUILDING TYPE II '-- ": 1ST & 2ND FLOOR PLANS
11 BUILDING TYPE Jl' ..3RJ? !FLOORPLAN, ROOF PLAN
12 BUILDING TYPE 11 ,; EXTERIOR ELEVATIONS
13 BUILDING TYPE IV;. JST & 2ND ~LOOR PLANS
14 BUILDING TYPE IV ~ 3RD iFLOORPLAN, ROOF PLAN
15 BUILDING TYPE IV:~ EX'q!RIOR ELEVATIONS
16 BUILDING TYPE V- 1ST & 2ND FLOOR PLANS
17 BUILDING TYPBV '.. 3RD1FLOORPLAN, ROOF PLAN
18 BUILDING TYPE V - EXTERIOR ELEVATIONS
19 LEASING / REC BUILDING - FLOOR PLAN
20 LEASING /REC BUILDING. EXTERIO~ ELEVATIONS
21 CARPORTS & TRASH BNCLOSURES'
22 CHARACTER ELEVATIONS i,
23 CHARACTER ELEVATIONS i i
. I'
. " I : I
11
. ~~ ~ C 11 I V t: \'.J
: ' ,: I' ') (';!.8r. 1!J~U
I ~ !Il " 1 P
~ I . .
, I' 'Dl!DI.lN PJ.I\NNii!G , I
" 1(' LA I t'lU.I' !II' I .
i . " ,:.. ,.' .
, ; . ;'1 : '''l&~''~':\~l:r~''"
" ", ,'.tri'~ ,..t-"~j:~':I':f. ti~.' '\~"
t ',! .,; ; "~';~t~ ~~1! .~u t~ ,,~...(v .
, ' , ',ti': ~,.,? .... ,oft:,.
TITLEDRA }VIN~; , "1\,t; ,1-1 S ~ ~~J3.
\
. !
i I.
, \", t' r ,~
I; '1
, ;'1
, i i
; ,
i!
, ' I
, ! r!
,.: \
! I :j:
, i
, ,
,: I il
.0
. ~r"/~
cY ~ f' ~4
Q9f~ ~i'lJ 06"
~~ .~y
~ '-
~:>".II. .
~1L~"'-'
PROJECT TEAM
('"
,e.-
OWNRR :
CIVIL:
ARCIIITECT
l)LANNER:
LANDSCAPE
ARCI1ITRCT :
(e
BURIIE
Mcl~llcT\lI\I' I'UJlllU<I
@ 'M UN . 'AlUII Uul.lltQ
AU ,uJ,IOI "'.."......0.
L&.PO "I 00. MIlO GiIlIO/',
ARCIISTONE COMMUNITIES
22320 FOOTHILL BOULEVARD. SECOND FLOOR
HA YW AltD, CALIFORNIA 94541
TEL: (510) 583.2100
FAX: (510) 728.7111
ltUGGERI-JENSEN-AZAR & ASSOCIATES
6601 OWENS DRIVE. SUITE 155
PLEASANTON. CALIFORNIA 94588
TEL: (925) 935-7710
FAX: (925) 227-9300
BURKE ARCHITECTURE AND PLANNING
27184 ORTEGAlIIGIlWAY, SUITE 202
SAN JUAN CAPISTRANO, CALlFORNIA 92675
TEL: (949) 487-4080
FAX: (949) 487-4085
NORTH ffi
CD VICINITY MAP
LAND ARCHITECTURE
720 SUNRISE AVENUE. SUITE 2060
ROSEVILLB. CALlFOllNrA 95661
TBL: (916) 786-2858
FAX: (916) 786-2882
NTS
,
'.
, I
i
,_I
ATTAC~MENT 5'
I
"
A RCJ-1STONE AP./-.tRTMENT I-IO_MES
,,...,,.,,,............._...'...-- i/ -' ~..- - -''''~r.''''' ~.~..- . .......... ---.... ~~ -...- - .
~to: ~l (0'\'
I I ·
I '
I
i '
. I '
, i
I
:;
.
PROJECT COVERAGE 8YMMAR'y-
BUILDINO COVI!Il.AOI!
(lINre BLD<1S, LBASINOIllI!C, CARPORTS)
PARKINOANO DRIVEWAYS
(INCLUDES MAN8UVI!IUNO ARI!A)
COMMON USBADLB OPI!H SPACB
(MIN. 10 I'BIIT ANY D1RBCl10tl)
PRJVATB OPBN BPACII. GROllND tBVEL
(MIN. 10 FIlIIT ANY PI/lECIION)
tANOSCAPB I emlllR
TOT AI. ~mT SITB AIl!!A I 6,J!"'0
PRIY A TI! OPBN SP ACB . monRD fLOORS
(Mill. 7 FIlRT AHV DrRECTlON)
TOTAL OPBN SPACH
SITI! AIU!^ SLOrB ORBA T1!1l 11IAN 20%
fI.OOR ARBA 1'.,1.110: 219,518 I 276,691 -
/.OT SQl/AIII! FDOTAOI! PBR IlWI![.[.ItlO UNIT:
(--e,-
14,176 n. (31%l
91,316 U. (35%)
1',UO 8,'. (l1%l
3,531 S,F. (1%)
3.911 B,P. (m)
116,691 S.'.(I~~)
3,091 B.P.
93,166 S.II. (H~~)
OS.,.
0.11
1,.16) S.II.
r: 1,
I
:~ (0 'I
i
i,
1
\ .
'1
! , I j
I) il. I
t ,j 1 ~ I I I
PROJECT SUMMARY
SITBARl!AI
OROSS I 1.11 AC.
NllT I 6,lS AC.
m
OROSS': 21.1 U/AC.
NBT: 27.9 U I ACo
tJNri's: ,
OBNSrrY I
UNIT ~wC:
I DR.
1 DR.
1 BR.
TOTAL
I
19 '0%.
16: 43 % '
11 · . 7% .
177 ' 100>> :
. AIOONO IlEQUIRJ!/) :
I COVBIUID 'LUS I UNRllSI!JlVED AND
OlJllST . AUINO 'UR UNrr
117 . 1 - 354 SPACES
PARlClNO PROYIDI!D:
OAllAOB8lJNDI!R BLDO, (lIb20) 141 (J ACCI!SSIBIJ!)
CARPOIlT!(IO.cu) 36 (I ACCESSIBLE)
O,BH STANDARD (9<10) SO (4 ACCBSSIDI.E)
O,BHCOM'Acrthll) 111 (lS%)
TOTAI.'ROVlUED H4 (1.0)
,....,I I
........... ~....."
'.~ ..... "-
\...<. ...........~ ' . ,.....,...~~""... !
'-"" ........J.... {''"'''~ ;
.. ...... 1 .)..!
".,,~ I .............. , ;1:
, "I,'" ....:
I . ~",!! ........... ,
_._._._._._._._.__._...:i..:........:"""".._~_.._..::':::::._j.:....:..~
((
ce
r
; i
i
I
, ,I
;
I,
I :j
I'. !I
1/'
i
. I
i. i
1 '
, I,
-
...
...
~
~
::z: ~
-< ~ ~ ::
:::>
" .. :: .- ~
0
~ ~
..
e::: u
0 <Ii st
~ il ; ~
... 2
....
e:::
-<
lit "
>" ..
e::: w
-< :>
::z: ~
S ..
:> ~
::i ~
...
e:::
a..
0
lit
....
-<
~
....
...
w
~. -
/.'
.....~l~..
~..,.,..
...;1-7
~.,....,
Cl.
<
~
>-..
1-"
Z
9:
:>
I ~ I,
:. If-''
= a :.a~~l ~
~ ri Q ,. &~ i~
..~~ "2 :. s:.h~ :.z
~~~"i ii I~ ~ ! ~~l~&~ !i~~~~
;~a~a~Q~ a5~!i iQ~'~~.~ai~aSla:
iil!liil~ii~~liiiiiiii~i~~ilih~
.vi,J
..{-'i-
~
a ~ ~ ~ ~_~:>~~-~.~~
;_~a!~u~!~~~~~!Sl~~,~,"'. . ~
r~ It
.". .0"
I
-:::!. :z:
I
..
-ll
! .
~i
.::;:.."..
.: /'
.':" ../
~'. .'
.~.. 0... ,..... :;
..... ..
d-f.'!; .'"
,,.('/ ,
~
,,~ ,.,
". i-'
/.-./~.~~.
.Y
1./",/>
//~;~~r- ~
.'
,(
,
"
'-.-
:"':.
~: L...._
:;,
:.:.:
u
',-
.
.
'f
'.~
a
u
a
~
a
~~~~..': 3
...~ -,,~~.. ~
i1.IliS~~-~ ~
~ ~~.h~!h!
~' :..-~-~
1-'
;:......!.~.ll~~~n
~ . ~ -C/
:is 1
l(~
..
'-J
<Z
~
~!
t3~
w
U'lI
~
N
~.
':- LJ
:"::u
\'\~
O.~.~'
'"
;;;
...
..
;;a
..
"0.::';
r-
~ ~
t I ~
:: ~ - a
~ ~ ~ ..
~Ld
o
z
w
c:l
W
-1
s
...
..
;;a
...
. t 1'1.
: I I I:
: I' I I:
ll~~~~
[[ : : :-1
: I . I'
Zl
!Ol ..
l;1~1 -,,~. r
~ i",I:~~ G
.. ..allt~ ~ a
~li:~~~:Z~~~~
.'2(Q.~.....,
:ll! UJJ ~.71
~: :11111 7
.. I I; l 7
i ~
- ~ &
~ Q 'i c:~
5 .. l!, aa
.. s .. it i ~..
LIZ ~ h-~
~~..",h
.
~ i
~ ~
~l~ ~
- "3
g -~
'" >i:
,< ~ ..
'c..s ~ ;
-= 41"- ~
u"'cs :l 5:
-~~) -
L!Y.'.~
. n-l
.;AR
.ii6
~~
~tI)
~~~
~~
~
~~
,__n~ <: -
~
"-
-
-
"-
-.
!D
~
'~
~
a
~
h
~
~
~
~
~
~
~
~
cm~
h
~
~
u
~
..1.. ~
c::
"-
r::
~
"-
-
.c::
U
"t::::~
..:::
-::
Q
-----.
- !il
~'[~ r
.. .
'" ~
~
i ~
S-~ -
raa-~-~
:::;a: .
.
..
_ if
-"u ~
as ~ -~
~ .
I
~ r
.:..
:~
!~
l~
=.!
i~
..
."
.-;~J&
&ti ;t
-d
h;-
.: ~~
. ! ~ ~ !.t~if,[ L.J
~ : l ;Ef13 r-'
~,:; ~
:~~ ~3~~ CIJ
~-'
- ~; ~ -_.:.. ~A~l'-~'- ' ,
:~;. P. -.~- .~~ ~.
t:~ .:,.~~-'j.
!~~ .~~
- ...... - - ., ~
. '].. .J{;~
~ ~ ~~o.':>'
: i ; N ~ .~~
i~~ ~
. ,.~
l;~. .
.ii
iH
I
- I
\ un
, t't'
!
Q t 0 9 9 ~ ~ ~ Q 0 0 1.
l! r l' r r 1 ~. ,iagaoHo ~j rr~rr~
3J r ~~~r ,~l'
'! '!
...... ".. oj"........ j~ :::~::
it :.:::.:.::~
h~~~~~~~~ I
~. n lo""'!\ni,,
!s ~t'~~rr~
o
--..
, ...".....,......
~1 ~~:'~....'!..~
. JE ,:~;:;:~~~;:
~..
~; II ~~~~~~H.(
- i~
~~ :
o~ ~~ ..
!5 - l~~~"!
-- i: i i! !i~~f
~~ I ~~ Jt "~t
l!~ ~ h22~aL~ . ~
Ii ' ~
0/; ~.:~
i'" . ~.~
~3 i:i ~:;;~~
t. ~ ~~ ll~~ l!~!~
p ~"~ f ~ii/ ~"a~ ~~
~: i~~ ~ 5iiloI;'~u~ Uv
~~ i~ ; g3~i~:. ~~ -" ~c
.- .... : tiul.~~;\~~ t"
u~.. ;:~ a uaa~~~L - Il:!
~/~i' I, ' I:~
A ... '" 5 "::~~
~~! ' ~~~\ "~S
~ ; ~~!i tiJ/;. ~.~~, ~
~ I~ ~~I~ ~~ / ~.J :q~~~ \ I
~~!~ (1);:1::1 . )' /7 /. ''It/, X 4 ' ,I
~~I'~ ,LY /: /,.,.. ->. ...~" . 1
w ~ ' If/' /" ~'~"
:::::~l ......~. /7/ j". :.' .,~ ,",
~w.~ ~ / /.", ,',^, ;.:j~.
~o:t off ,11' /,'{' , "z.::"y. ~~k I
~,' # " // ~.'X~./;.~~. ~~f4'(.l.J~ \
/. : 'V- ~/~: ~ ~ y;;'. ~ /,0.", r1- I'
~y . . ',:ll.~ / h "-", ~
. . / .'.. ~ "":",,'
,~ .' 0' ~ X y ,..~' . , , .' 1
Ill' ,/'..JL' /f-..}( A'- '-X\. ~ '. ~ '~1/ "/ -. '1.. !
~;~ ~~~~~ /i :.."~,, ~.. :~i~.. ~ .;...... w::
a::~
~\~ ., '7 ,... "y" .L,. , ' #~Q' J:: I ::i~
~Ij -' ;:,. .,,>; :'<'\<, "-'~i' ";.-~, . E:;
0)1. 0 (:/ /,' ~., " '. ~ .' . 'A~~r! ~ I ,::~
I.. ~ >- "/~ ~' ~~ ,'. ' "".~. ! '(l~ ...;'!t "'1
~!i . /J ' T~~ ~.~~~" '~ ,--'
w/1 ;!~ ~.J; '" p/' ,;t.o' .' '~~, .~~ ..~ '" ~,~f DO~~!1n~ ~ftr; I' I
_, ~!~ ~'~:~ ;-A~ ,,/ -""P" ~~ :'? ~ I .;. '~F~! ~ ~ ~= 1 W if ,
;:. "'i~ 0 %VA ~.z.~{ .~' J ~ ,'J cl'~l' I ..u "'~: II wi
~:~ ~:~ ~ . ' ~. ~ ,,1: A.;~ ~j' 7 f al ~... ~:~ ; 1)':'"~:2) JilJ1 ~:
~= ~:~ ~~ .:'-. // .. :i{'l~'" , I ji I <..:..-" T<l( i j '"" ~-'- ~"'V:~l\Bm, r; ...Ju..i
'" - ...~ r _ ~ ^~,.... ,,-,_ ' -.,:-. , . "7'.. " ,~o.. ~ . .
==::J ,~ . ' ~ , v, t;:::1t": ~~ w, ~ 'tin t" I ", I ~,
...:~ .' > ,~~:" 4 ~ .. ~:~.( ~ ~ . -- I \. ~;
"I . ...f" · ' ,.f.i~~"':\.>?X'>'rr~, -- ='" ~~ ,It t<'l C'~ ~(1.. I ::i
"'l ~., YQ'. . ."" M" ~'. g?~:: ~~.' .. L llT\~:.~~ ~----I
" /'r . ,~~ ;' 0 '~'\I' ", -=J]i';' ;: '..... i'E: ~~ ~~
.A "'J././ ~,-~.. .10...1' ......~.~ .'.' . ,.l:U ~ ~ :~:' .-
l .. '!l~,,'. 7 ,>,'",...~ . ~ -,<, , 7", '::'- --.:;.."- ~" .\' : ,',' 1I!; ~
-fi '/ ~ ,;., . ~~ ...... '.i:\:~:, .:,;:: '1'1r1/-, ,', I 1.11 ': r-j97> j>: ~ I w,
(~.. '>< ~ ~ -- ~ ~ l fl tIT "- I w,
,!;~ ' . ,...B ~~~ ~ ' ,~,~:~-..... .. I ' '!i1 ~ .: U--.!-,~~' 16 ' ==:
~p;.~~~~u:,,~ ".;'"'l \J.r_II'tr-~"~' :~r~~~G6 :1
~:.- @~~. ~ '~. I I '.71 " ::.."I~1 1!.1! .f t'-1~!rv-~ '1' I L.. ~l
(J.;,~ I ~~ -4.~" I ' ~ 8 /' .J ' .-.-~ I 111 11:', ; -~ ~;~ ~ U; ~ll'
f,I\-. ~~ '~"')~ "- ,,"~ F' Ili, :1 :~b.'" ~~'I':J w~
\,. b1L I . ~" ,,, I ~ .~~ I f j I II '.,' a-;--TI' :] I ...\:.;...0 A=~~ 0 ~i~
~~ ',.,- . . _1" "I:I'7'=A': I I' . I.! r.r' H ~I ~"tV '>i If -.. o::~
1--1 . ~ ~~~.;o~~, ,lei 'I!- I~ ~:;.:iIl' ::3--f": I! I : _' ....... ~,;. - g~;j
lIb.'- I ~"., .' -", . -;; . ;.H~ ,F<.'..L 1 I ~ "<< ~,,~,r; 0'"
:s ' ,,~, I,' ~ ! ('l~~. \ ,.:-r '"'# ="-1 1= r, : 'r '. \'", , , ~:~
, I ;a I ~'~'~ I!!i........ ,I' '. I. l" O)'t.
~ ~~-', \.0'1 c~ 1IT:!_ .1'= ~~~ ";"1, ',;: '.' .,' . -, --I ,'~- ,~l n I
,r :!- r' ') 1\. = ~ i ~ v- . IlL _I'::: - 1.[" [ , I. l.n tl-;
t ~ I! Q:!,~'. :.. ~:~ _ " = I " ........'.-~ c.='" ':'~.
~ 4 :J '. ~ I -J E l - I a ( . , ' '.-;,;;=; ~
~!~ ( Y · ~-:--, .' :,' : ,., ~@I:Il = ~t! it I~_~__~"=~~_ ~-i >NH '11 1 I
>-I~ 1:1:: If' 'I . ~~ ~. ' ,'- - ~ ~ ~ "t:-I - -,---=-= --'. ,- FF~~' ,,h; ~ ;
!%;o ?!'!I~ ~I _J '..,....::- -~g~ ~ I~' ~'I I n ~~I" , ,
wi~ II ~l'" ' ~;. r-::-{ . ;}'I'09;" I l8 ~~~". I'
Oi~ \\" ..... _, '.1 :, ~;:~ N s~.:I.. 4 I =1 ~.i.>i"'O }:' ij"
Ol~ '>;- ____ '.,.J l' . ~' ~\f"'Jjt:" t'"
~i': ('1 I '," ~', ,::;::::1- '@'. . 'r--l~rtl~~"
. .. -,~( ,,J' _:,,_ ']" ,;,1...1",1,[ 'l.;ITl~ ' E " ..~
, ' " ,. ',,: l,,' Jjf&i 4) iC7""' ':~."'f"JI9 ~ ~J.' '~f'17 . J't _ ~
~ I "" -= ~\1 if', "~ -r- ~ )7' I J "" .....'<< ~I\l: r
( I I ~ ",), '." . .-J ,,' // ',_ _1i,h I
~ I l:r:r FOI U'" :" ==--=, - --- ."==-=-:-~. Z'" 1..# ~,,~.
\ . ... o. ,. 1"- .""', t1"
'I - ! ~ ~~:~~~/ --[.1 '-~~-~T-Lf,' :~1~:1?~ilf~:.'1:J
I", ~~~ r~lI~~~~~D'"~''' .'''Om14,.#M~~i~~...J'J.t'l' 1[~1
~I~ J ~~}~ ~~ ~~rr.~~ . !; 1;1,c~T Pf~?~b~V fri:J 1.f1~ '1."! l
i7= 1 '- _ .,~/ ~~_"" -' ~ 'k-J'
~T -r",\l - ~ 11 ~. ~~:..J.~~_~~. _~~~,c."'.d'L' ~a ~ ~!H
1.if:~l1h( :'I:;'~'i~ :-...; :~.!:1L~_,... ,.7~ ''\,:F~~~'\''~;'''-~. q';:'t'.!i<":."w,,.,::~~~:;:.',j11k/ ,-, :1 . 3 ~
~ rJl ",' j"---,, ,----"U r1 ~ ..' " ./ I' '-=1 G: ~
:::: =:: ::: :: == :: J:~r: ~--i 1-' - ..' - --J-.. :~], ,... .::::::::::. \ ~ r il:
._....__.._...___..____.,,__....1 ", ~~v ~=I'r' _._~..q -=~'i--...- '--'.;<r'- .._" ,} ~((:; 2~~
..___...__,,_ _.._.._~.__...____._~~>' _, ..~!f:g!1-=,~!t~@fl:~-, ,t;;lr ".--g~,-...+ .._-" ,~_.... -'---Af~... -< W h:=
-----.-.....,-,-'..,' -~(-~g~...._-- ~~I! -" ." '~!~-....-"~~...~-.,. .----...-~~j'if~~
. . "..- '" - ,.,..' . .-- ,0 '-'" ""'r "w~t .. -... " NW " .., .. .. '.....1".. .., -..' "'iL'" "'-......- -.... . ...,~
r< :..............
Jt .;.:.::::.:.:
--D
'0
~
~ o. ~ ~~~j~~,j
~ '3 ~t ::!:~-~::
-r a .
1 1 tQ~ .
~ ~ h~~~ ~
1 r J ....ll!>" ~~
t ~~ ~ ~~..u~trt
! eo! ..~n~::~~~
:i ~i h~~~~U
-!_ lu...::..xu_
... }1 () .
~ ~;! ~~ ~
Q ~~ij ~:.., ~
a a!~ ..t.~~=a
~ ~:: :'4ri~.~~
II OI.!!) a-...X[,t
. q ~ .i2.....>:{a
.. g 1 1 .~n~~l
I ~!~~ i ~i~~!;i~
'" ~ \l~u.,L~
~~ G "L!!'lii!(s.
t.5 ) ,) J'
2!.l .:- ~:i;oHi
- -- -i~-~t: ~.~~~~-----,
r~) ~
, i ~8
~Il ..~,
a1 .'l!,
~G ! ll~a
:~ t .1~~E~ .,-
;~ ~ ~~i~i'i
,I~ ~,
~.t ,,;;'
~~. .1
fl:i 1 ~~
o.~ ij ~~~
.I~~~! ~~!~~
~~9 ! l~e~~~
't:~ 3 ,,;,:J"'~~d
,~ ~ ~h~2'~j
~(~ a n~a~~
9~ J
"& ~f ~HJ:~H
"'I' -- _____e.._
, ~\
~~
~,
h
~il
!t
o~
:r
i~
,,~
o/~ .
:4,~ ;; ....1
OJ ~"'.. iii ....n
~ r.:~ ~ ~~~
::;.:,. . 1 ~.U2..
~ ~,'1 &. _1.UU~"
~ '1u 7 ~ ;/'" '" C'I ~ ~
~:;:j -; ~1~9""1v
~ ~;i ~ ~ar~H~~
~~~G : ~n~;.czzr
~ ~
~--~ --
:. b
" "
il-:i
~ ~ t ~'~ ~
-~c!i--3-11 --ll-Il
b '"
~ ~
21.
44
....
..
~.:
..
:--
)
r "
". ~8~1
1>' f~;
, ~.~ ~~~S
1 " ~>I~l> ~7
t h., ~,:
~ j~Ea;~~
.....i.....:
~!~i!'~~ii~~
:! -! : -: ~i i : :': :
.
~3
~~
1/'
~:
~~
....-
I 'I t a
~ -;, ~
' ~ il ~ P ~
· ~ ~ ~ :s ~,~ ;
: i ~ 2i t 1. 2i ~; l ~ ~
zt ~. .; ~~ h. g ,~.; r, ~a; t~
~~ H h B H h ~~ 3Z ~; In;: ~i
~; ,. :: ig l~ ,. i~ ~1I ~~ ,.;.:.: p~ a~
H ~! a H !i ~i l~ i! ~~ d ~~ a~ ~~
~
"'I
~u
,:.
"I'
Cl
Zl !1
~ ~~
~ :it;
oj ~ISl
z: "",g
~ ~11'g
~ ?S
;j .,j
z: ~
<l ..I
a3 I
8
GOo*OOO
i@oOOOO
o
d
.~1~1
r'}.i1
~'.""
h"":rr:.
...... ~
'..r.
.....
-
,~
~
It)
Q.
~
Co)
~
"\j
::::
-
~
"-
:-'\
-
C':::
.....
.:::;
~ ;
.::: I
-
~ ..
~ :.:
"'t-
-i
-~
-,I
-'I
",,'
~i
,.1
<<I
",.
oi
"'I
~I
::;,
. i
."
//1\
\L'~)
'- ./
~
~
CI)
~I
~!
,al
~
hi
~I
~fi
~i
~
~
~
~
~l
~~
a~
~C3
r-" ~
~~
~: ~
~--\ U
U ~E
("\,J::}
~~
~::i
"',Q
wI.
Wltt
;:,,~
,.
WI"
~'2
Q;ld
I
... u~\.....I._:'.':;I_I.........,..f .>>-~
.
.
.
"'.
.....
~ I~
- C::..___n_,_ ----~- --,-' '..------- ,-,--,tt:i
~ ..J ~ tn III C::\'U
..J- 1-0 I-~
~<~ 05 z~
..J ~ ...t c.. t..l wI ~
~~/N/',~;~i~~Z/ · +~ '~/:~.,.::~;~.>'~~)51~ '!')~:?~~:Y~ },~~,',
// 0 WI. x. .,/Y,,"... '" '''<\' en '" ,~",L ~~ ;O:~11' .' <-'
--:"/ ..JC1)'l ....' , .';11 ~" ,(:' ~, '~~~~7:-~#,:lF', :0:::-
/// .'. ~_~Yi1" ~ ~r' ,~~.~I'B,~r' ,DO
X /~ . t ~~ I ~', v ~~~ .J8~WI .:b.. ~
':/ /7 +'\.. ~ ~~/,~. '\'C\. .~{-:'~ q*-~'~~d?ff ",0::,.'
~Ic: .~~fif~ //, ~"~~~~~'~':I~':""~~' ~,~;{\~it~~~~?~~~ 1,. 0~
I-I~ v::fPI::: h/, "". itS' ~" W~~ ;., ~:f'>C'~fr.';~:~"'-";'-~"-" ~1' '..
~! _.L / u,t:: .... ,,' ..;,'~ ..:..;;:.~;,. ; 7 "~'l!'~~~\~~ t-_~- ~i\:.r".I""'{~"'7 :'
"ten r" . --=:.... :....'-l~lIo.) .. "")[.JQ""::"~" ~ -:.L :-:\.~ . . I
'-J '-..'", . J<f'~i~r."ll ",.,..,.<..-9'~;" ~' w:,<:<\~~, ",",:.-r.;.;",., :-;'-t~:~ _,." _
Ol~ / .,.., ~..;r,~ "'~~;~h, .,.tL ". ~.\-r;-C;:::~:::,;:~{:.t4~: ~~::';~~~';~ r 31
c..1--, / ~ ~ h "'''';; -'t..,Y >. .. ,;,:'=",.>",.,. ~,. ...' -""~~'~J'" I I
.... .' , "," . ~-";;i ''';':,1', y"r >i;;'"'.:''' ". ,\." 'Yi'~ < w:Jl
W c:./ / "'QoIn, . . ~..L.JS. 1" .. .'-:'1~t.~ t: ~..., "f.::;.:...~~V::~. .:.~ ,~~ ~t:...,~ ~<1r~ l -J WI~
/ /, '<9" C:i ~
>.Cl / /.: y~:~ A:~ . '~'~i,t;':::":'~'~~.;'~~~:f.(~~N~':"~: .;:-~~1?~p~ r r-IG
~ ".... .'" ,.=::"".~~~'-0.' )......", .. ,__.-u.....;..~ . .,.~-~iJ;fy~ w ~
~ ;; , ~ A-..(~ I ~ r\~,"~~.{~..,;.." ~'~-,.y'4~'"' ""-""'-"1:<"";'\.::.1...--;
~"J .;~.. ~~ <.... ~ '~ ' .... , ~\ . ;:~\-~, .,..f~ .- ~~~~::;:t(;;)~'~.,14,i\-l'" I _~l' g
/;/ Jf<:T.' ~ . ,'io, ~'S:;'0: <i~' ~~...~...' ~.~.,-- .,~.. _.<ll
, ,~~ ~' i.I' ~~..: '~.\;z;.rT.~i:)-"~.'':.' .:....:..~~ .~(~ cnl[
;:. y. ~ ') '.... I~Q1:( ''io;;' ;~r:,.~ ..r,,~'!':.a:. '-~,3:!.7)::.)i.~1::.,......! ,.;.~:'!).,(;',"(fj:i:
/ / . ~ ' y~ ~ ~m~ 'if(t,i!~_ '~t!;J~~~~~~a~~~~::;~ ':t~-
h" ~"vr'~7}.... N~:}~~ [~i::~"'~';'~~:J21!;~:;.;i," ,c,'~d)((; 1::S~
/.~, (; .X;/~~;~"~ ~;:""::i.}~'~.~.;i'.).''''i:''''.:'-!'"-.:l~<'~''~' "".-.;,'{y{r--..- ' '~. ,
't': . ~~,;c~, j' ,'~ . ~~,,=,::,~,~,..::J ;c'~~;;:-;;';:'::~~" ~J""'~' ~( OJ i;-t
, ~~ 1ofiLi4:j;~~.. ',..,~~-:....\.,,~..........;~...._.:r.__~. ~"'."':"'t.,.,..-'- 'i 'V
~~ \ .?L '" c....'eOY' L"'!" ;':~~~~''.';\'t~;:'1';;:.')7ff.;;'''..;;~;ffl'~-o-~' ~< ~:< '" .
~W" ... ^' } ':L.. ~~~tr' ;0~;...~~;;:,l.::r.~.~.:~~~~. f' "?-:-!~J P'
/ ~~ + ' -~1Ef' -_. "," ;"';;:>>:1t~,.:<l.:::'::'-':'-'-':'~=':';~"""-';'C( o2Ji I ,',;[)_I'I..:J
.. ~ . ..-J-..........:~->;..:~...-:.:.:.-;.-::;::",....-:;.~.:... ....r...i6 ,..-t f;:_>.....-I
, ~ '.\ ':) ><:'-'''''~:''i.~::' '::-::-_':1:,;"";'/"' -"'~_'''-;>A"'.. -,;.<~, !' , -~, /..:..-- ',,4"
.....' ~'). + j ~.6~ . ';'~z.~~f~t:t='~~.J!~'~'~l~:;.~~.;!f~:-:;::;::;~_'<Y~-r-'~~~~~~.;'-~~>'Y
~' )j" 'It.'" ' . A . ' ..~ ..;~. ;'J;~;t..:;~~~r,~J!-:1.~~t"~;:i~'lJ~mn"- .iff+......J +
--'; ,'} ~f/}.-T+' '.",,~; ii$$~.!:t)"~~~~~'~11-:r~m'; ,.):"';;t:~_;.; . :,;~, .... '_'
~... . :/ ~ .-.-.q.~. ~~~..~~..~f:"~~~-';~I.:~ ~,..'u1i~;--?~r~ . ( ~('
""Y - . ~~ " . '~:E:~:.;i';~~--:~J;'~'~":'\.7~'~.~J~h '''~::-.u.~..:.:.f''-t l f ','
~ - _- .. ':"lj.... ~~~',.~>I...;r~:,=,::G.;:.~.ti-;;~~::::_"_:~"'/f~:f. ,;.i.~;~,~:::*,.. . ( . ~
, : r,. l.'-'r, '/ I S~'~~B1~,!::~,'t<~-'~'~:f~b}:~:~: "~~ /'
',,~, ~ :-.. ",,'l>..FI, ""~~I;"":::;""'''r~,;~;,:~"'.r:p.;. lolIilT'<l
_ '~~ .. . 1< ~~ i- :f.~~~.~'~:~-:-7~~:"':. S:;'.;:~1..":;'f-; " ~iI' '!'
,. I ......}1&/ ... h . ....J~....g.(.rl~.' .~...(;_...r...~~ "lO~...,..,...~..,,(. '. '. /W
~,. ~~;, d'Oj-,'" ~~~,~ ~~" :~~~:I,:;'~1~f~M~ir;~~~1F ~J~:; ~il. ~Ii
/ . .~ .. +~..-E(.:J ':::!{ . - tJ,L" "~ r-,D[]D~1 :4l fl~. -1....~ a:
(< ) .: _.'>,........-. .}" ~-r;-~_~,O\ - . -,~ ....,'!! ['?c-~ 'J;.y,\ U5/C1)): :I::
~ ~.~ .~, ''.., '~~ri\'il . ~-=,; n' -Jnl '~l' .- -'F~'~~~?:'~~- ~ enj
1~~~~i:. ~~.~~ '~J~~ ~ II JillI ~}=~~ J~~Y ~i '
~~~ "'~. ~r:0' ~7';.~ ~ JI= ~ ~.,.,\-,\) -~ O,g:
IL '~Y"V;,;9~ ~~. If 0 I~ ,~,', <r-
" I: I ',. ,~~ ~\(~~I~J ~_.., ~ 0 I~ ':f(~ ,: ~.,~
~,~ '+.' ~\~ .X~ <<t LJI ~ ~ -', '~,~-.
,~relJ~ ~ \' ~::~ YR" JLJ'O. __1I0"[IIU I,iP~~I~ .;}~11:~:~ ~ ~
.' ~. ~ 7. ~ C/\,lliiWL Jf :1:: ," ,___ l~w..l --=J.:...t~1] ~,:~., ~r1' W
~ V K.'~ Div ~ ~ ~ ...I;;.~~ .~i~~~~~~~\~~~ .:,,' ~(i;r-- ~
I>< '~--. oJ- . :-)1. . , ',.' ~Jtf;:)~7.~;:)i,,:.k,(')A,~.~;J:...'i _:~, ',W g
(/' f.1,?: ~l n fl II r [1 I j :L. .:.t '. I II P,i . :1 l'~, . L ~ I ~.:J' )~:~, ~ l'l-- 5
~ G \:: -~. ~) ". ;,,--'-J ii' \' ,,~-......,J~""""~ ,.~.(-~~ 'N~ 1"1:, :,' 0
. rY~~ ~ s:~rtl 121 g (~:~-7; \." _ )'1' ~~,~.~ ~,~:~ ~
. ~ I; --?:3.... r::;.,:..I ~''--"' r- -':'- 1~\:Ci'~~ ' ":' " , .:' '7
~ 0 I L ~ 1'\ H ~ 0 I ~'\:~.->:' -ll'N'./ (
, . I L --1 ,. . ~ < W en "-' ~,. Q, ~ :::
:' , I f \J CI) 7 t ~j I 0 '- I ~~,,-( - \J\ ,It.~\ + ,-....
. ~ t7 I ~ \. ~ ) of a.. -< }J--a::- ._-, (-..,'0~,:~ 'I.~ ''<: ~ x. )(. "!
~". ~ cr'--"i i., l..!.J I.~ r- - - ":,'. \J 20 a.. ;:-- O'?:" ~~,"~ )v\.:..H+' I
.'1 .1 '- I....--;;:~./ " " · Will (j) 0 0..(,1 ' ~'K')...tt
:.. ',' ~ ~~ ~ ""', ~ I ~~j f~ll w;?; U -' ~f'r:7.' _~ A~~ '~;,.L II
~Jll ,~~ ~.V\ ,-, .~~ ["'\:;,~:..~ v C:~....J ~ ~ l"l ')...-:-;;.r=;". ~~~~"cr&~'~ I!IIII!
~ '.ld j ~ :~'wf~., . ~" , - ;U~-if'~ ,',' 1:; ~ <3 v x U - ~~'~~~ 'a;
c. ><7(,'jI~'" " ~ t - , ~11>~' . 'J:j + ~ -.- a.. cr. 0 I'" '",,~,,', I ~~~( 1:':-. ~.. __
~~II Ji ~ \", ~ \' ,2 . .~~ ,,"" ~ ~ ?: ~ ~ ~ Q\'~~,.
< ,~
~
~~
;1
~ I
....~ .
,Jl~
.
..
~~
~i
f..
.,. 'i.-
~!l
.... .
~ ~ ~
rr!!!!!r
" "
r r
~. cia~6cil!l!o
i~ r..~~r~~r
nci
rr
~. ~an~"',",riari 1
i~ ~~r~~~!! P i
h t~~rB
~. ~cia~n"~
J~ r.:r . .n .
i
~ .
r
=t ~.t:=.:.~:,:
.... ............
..
:- ;:.::::,::
~t ______n_
r ,,__..............
il i;~~~i~~~
i..
.-~i ;~ ~i~j~~~ij
i: .- ---------
., I:
-. ~~ ---- -- ~I.
~= Il.. j
., 1 ~roep
~2 ~ ~il :Ii3~~
~~ t i~ .(~hi~~ . -Il'
~~ ~ ~~h~.."'u".A ~
!~ -" , .'~r~
..:ii ~1 ~
il ~~ !. S
~!'~ .~~ ~9~5'
r... u,ji .,I~l!
I ~~ r i! ~. d()~t
. i;;() ? ~.~-Il~~"~
Il'~ ; lr.~";.~~.-'i"
~<: l;~ 3~1.: ~
.~! ~ ~., J~~~...;
~ :;
~!;i
~~li
r.. ..........
1~ :~.:~::
-0
I)
~ ".~~ 'U--- ~~~; ~:i~i~~
1 ~ f~ ~~~~~~=! ~~ ~t !~!::!~~
i ': :i~... - f~
~ ~ ~i~;~ ! ~;
i - ~. i ~~~ah~~ --. ~~
~ i l ;Rihl~J ~~
3 a. L t.~)o:;t -' ~~
i;! ~~ i ~i~ ~
~ U ~ ~Hh1 '~bi ... ~~
; I i~ ~ ~~~Hg! i 1l~~ 2~~~~
1 ..q, t~2~r." ,11.- f !"u
,~ Z '! ;(;j.,r~;: ~ '1'2 z s;.1~,I~i
~~ ~~ -j; h~ttll".~~~~!l ..r~ j~ ~"'!,':'~~'1~
>" llJ" ~ ~~111' :~?,I co
a.Q .J:.!~" Sc.> :a..~ uo<<".
h
,.~
t:
JlI ...
ffi
. ~
..
~
l5
,.,., ;~-~~ J,jt~~3,d
ta .:t ~~~~!:..~~
.k.-=--'r .
i~ . --ig~.
t~ ~~ ,(n~.
.. ...I \411II
I ~ :r~'.'>'J'
'''I z . ~ l.r.j~r
~l & ~{-'i9.&'e'~
;;. I ~t.~ '!<!\t 5
,_.. iJ .,I...U~ 12
~~
:J~ t '
-I:.:r Q ......1
"",lIIf1t l '....0
~d~ ,~n~,
~ ~p~ : 1 ~183!~
~::"Ia 2 1 /4"".'1,
,:. I ~ t;s..~ ",~"I.;
~':t~ ; i':~ Of ~~;
. ~r.~ . ::I;.t~ ~ Hl,
.....0, G ::en-I J~z'zl'
~ ~ -~ ~
!! :.2 ..
;j
--
~~~~~
~ ~ '
~ iJ
'-...+
Li ; i i i ; i II i 11
j.Lt ~_J '! _.... . .....j
.......!
-- ---. _.~
I~~
f ,u
~ . '.,
! ::.::.~.:'/
"!,!".J~
=<~lH.
i ~ I ;, -!
~ ~ ~ j ! Ili- !
~~; - i 1 ~~ r. ~i ~~ ~i ~
~ ~~ 5i h ~np~ 5 ~ ;~ id~ ~~ i U
~ia 31;r 1'1' ~~ ~!; e~ ~{ ~t ft' g, ;~ :1
o <...1::1 &., 'j 9~ II III .- ~L !i1 ~3 ~2 ~lo v" ~-
d ~ U h ~i :J !i ~h~ ii ~~ fHI iln~
~~8.@00 .000.
~ii<<1000<8>O i
8
o
~
...
~
>1
\-t ~
W @~
Wl~[
PjQ!l)
~~
~!~~
WIO'"
o JIlm
o gu
< ffi~
c::!~
01<11'.
~!c:o
<IIS~
., :~
<i=:::
fu:~~
..
.....
t;~
I~~
Wll.'~
WI-...t
~I~i
~:)Q~
wi~...
<31~~
< 1I.~
.
.
"--
..... >, ,
~
l'
. ~
...
. .
n
H
;.
:~
H
! ~,
i:~
'.. 4_ i
I"
-'. h3
. .1
jB
-Ii
l,~
: ~:
~~Qt
li~
.-~
~~;
fa.i
. ,,-
&-~
..-
~2~
*~i
-.'
~~:t
: :.~
. ~r'
.c ~;
.~ ~!
'.-
7_'
~
, j~
.;;J
:t"
uf
!~
",j
CO!
~I
!::
enl
I
s:
:::;;
_I
01
c:::
t:1
~:
Ole.
<::;>-
COlI-
.:
en!
CO!
;:'1
c::
:J
-,
:=,
01
c::
~1
WI
c::c.:
01>-
l:...f-
I
@l4~
- .mmt .
'~ CI)
- i~~~ ~
,;~ >-0-;
.u,~~..__
_"~l~
, ':tj"'.
~~.
~
~
~
c....
~,
Co..
6
C/'}
~
V)
-~
-'"
-
"'-
>-:J
~
:<
S2~
E--.: ~
-
r;-;
-
C:::
C..j
~ "
C:::~
..-!'\
---;
:'- -1. #~/
~
-
'<...
61
91
Cljl
~I
<;
a~
'~I
~
hi
~.
~
~
~
C<
~
~I
~!
~IJ_
~ .....
a~
"".,oJ
h~
......
YJ::J
~C5
U <"'
~~
~ t't"\
-.;
~~
!ll : jii
!!: - 1:Z
:l ..::
~ . J -
u: ~
w .= if!
~ . :3
01: :- . i
) z u ~ j4;
<!I: -; ,,:~
..J< .. d~
,fl.
"
W't ~ ;..t.1 I.~ l::lll"", ,.. ...I.....\U.._...~."..... I
.
.
r.... '
ce
BURHE
M"nlaTUU "IAIlIllI.1l
C ,... 'Uf\Nl. '''TIHl fllUiQ
~U.h.c)ln'N"ft'II4.
WOrUllO,.... 04'10'"
C 11310 S.F. UNIT
20 S,F. STORAGE
86 S.F. DECK
3AR / 3DA
C 11310 S,F. UNIT
20 S,F. STORAGE
110 S.F. PATIO
3BR/3BA
'"
..
~
1~ ~
.J::lD
"".I:JfJ
~I
EXTERIOR
STAin
OPEtllO
IlIC'1
I f
2ND/3RD !F!L(Q)(Q)!Rl [pJ!L~1Nl
NON ACCESSIBLE
sa~ JO'D
~~
&
]a @l
Ifl:lDl
N.:dD
m
n__'Uj__
EXTERIOR
STAIR
~
I
1 S T IF!L(Q)(Q)!F<< [pJ[L~1Nl
ACCESSIBLE I ADAPTABLE
ARCI-ISTONB APARTMBNTHOMBS
----- ~,,*
....... -.......... ,..... 4 ...... TJ'"7'''''''' n 'Jo. rr A
TYPICAL UNIT FLOOR PLANS
(1/])'.'11 1..J'~f. ,
Al
lDR / IDA
! .
I
1 :
I
722 S,F. UNIT
27 S.F.STORAGE
90 S.F. DeCK .
'; ',...i
c';".'
i
I I'
Al 795 S;F. UNIT , .
27 a.F. STORAGE:
120S.F. PATIO I
lBR/lBA
/;~
,I
.,j
, ~'.'. ..\~m,te~~/~ii.~~', ..
. ~ .~~f1iiJl'~' .
~~. ST ;,~E
A).. H .~,
.c-~~t I" _,
\
~~~~~~~g!
- c\l-c..,
~--~--i;- ~_J_ ~ _;,! ~ j l I ~ ~ ~ ;
, --~ ~~i I-II L I ~ ~ t -Ill i
i5~ . . . . . . ~ . . . . . eo
! ~ ~ " ~ ~
r ~ !. p~~<:QHci h @t~r~~ h ~~1~~r~ tic>
~! ~ ~r~~1! ~l!
r r r
:t ,,~.. ",,,,,.., it~:~::~ :'( ~"''''Ifi.''''~
.i ." ........ it ;,~~~:.:~.:
-....--.-
I
H
- .
a.
il
H
~!
.~
:~
; i.
a"
-?~
- H ~- -- - iJ!J!i L.,-
'i 9- :i!:liJ ("\
" .'
-~\ ~
'- -:.I?l _ . ~W VJ
, ! ~ .~!U - - ~
H: - ~~
- --- "q, --- '1~" -
l) -. - - T - i --- - - - - - - - "i'\'~
:l H -- - - - ~r.~- ,-
.... . 'I."'.
-~r ~
\. ~ ,,," ~
.~~ v
... i;; .).
H~ '.,
,.%
;~1
- (a
~ r;
~. .
..;
..1:1 "
.--
z!~
.. '.. cia .
H~~919rrr - t
r ~..44....
"'1.........
i~ ::.2:.:.~:~:
i.. . " '. -
-~~---~~a a, U,J:iUNJ' ,
~... i~ !~~~~~~~~ ----:--
~~
Q" ::
~~ ~l! ..
::- - - -V~"-~
~~, I. .. i Z~~!~
~ji !~~;l)~~
;; S ~~H~d~A
:~ .
b ' ~
:4:1: ~12 ,
~~~ q d~~
~~ f. ~~i ~ ~~
~j Ij~ ~ f;~~- t~1~~~
~~ i; i 5a ii~1!~
~~ ~W i ~~ ~~~-lt~~
". .. "'.......~.. .,~" ->
~ I" 2J !
~ S ,~ 2"
rw ~ ~J ::,~
~I :31 ~ ~",a
___0_ __ --. - - - -,' 2 ~
-~
! i~ H~~-~~!{
i i "
~ II ..~~ .
~ I h!~~ I
i ~~ j ~~6a~-~~
! ;~ ~~~~gh~
~ L ~~ 1 Ur:ns!
~ ~> ~~ ~
Q ~a~ ~:.c'f ~
i ~i~ "ig~~~
1 ~ ~i H~~n~~
Q !.!;;j. I ~~~~liu!
.. ~!I'; - 6..dd -..s
~ S~~ ~ ~~5~ 1~s
Z ~~s .t ~H!t~~>
. !Ii "n~ -----
i~ ~ ~~~~~~ --JS -~t' ~:t<i:l~~=I~ --
~~ ~1" ..4_a~# .,." 'O"..,~.. "4
la -~ .-.-"-' ~3" --------
ri ~ ~~ ..
r~ j R -~: ~,,~
" lI'1. it; .. .oil"
ul ~~~ ~, ~~ 6.:!
~~ s..~~..: ~: ..;:~~
<i~ 1 .~~~: ,,~:1 '~""r.tJ~
I ..,. ." o. I !I,L~9 -~!
~~ ~~~=...~ -(. )F~l.;;~
:~ . "\l'H~. i~' ~&~~3'h&
!g , ~
-11~ ~ in
I~~; "E.!,',' :~ ~) ~ . J
M:t1 2' "'.... ~,~! .. r.t."-
. .." ~r..'" ~ ".Ii"
"J/; "l'lJ? ·
~.~ : 3"U~- ,I~' % ~ ~~.L."
'=2 l " i~~L"" I I.J1~d'~
~~~ : ~~~~~d ~'.J ~ ~:~o~j~~
i~o ! ~~~r~t ~~~.. ~=r~o~~~
~(~ .t ~~ijah ~ ~~6 i ~:i~jt~~r
..
..
~~ .
d..
c;~
,~
ll. ..
~q
'I .'1 a ~
~ ;, ~
" ~ H ~
Ol ;; iI 'I l1r '
= 1II ~ Y ~ ~ :!. ~~" i
IU ~,! = i" ~~ t. {r~;'~ "
~ i~ n I~ u h n it I~ Ii i~ ~; i! t ~I
~ ~!g ~; al !~ ~~ d h !; ~.. :;11 't H ~~ g~
~ ~ H ~~ ~3 d H ~% d g ..~ U tv h :3
1J ~ 00 *000..
~~i~00000 i
d
o
$
w
w
c:
I-
w
a
<
~l
.-- - --;-.. ~.
,'. '
, .
~~.
~ .. .....,'"" ",
~IP [/~~ ~L jj-l~.r~7~~i'lr~Jc,. ~ i ~
I I ,,/\1, 1=
I : .~ ' : : 1- , S2
MmC . {/. \'",,,," .. - ." .. iii
V c:::c::: V '-"'I' y'...., " .. " 'I > _
.LL "JJ .'1' :' '.. == a :(
/ I / II~.I ; w c:
~q '\ '\ / l' ,'" i = I 0 ~ I-
@c: . I~ ~,=IIIKl /~~1111'~ ,,': ,: I g~ ~~
~ ~ --=i'-~ ~~ vx~ ell' :':, - .. m ',~:-4':. Ui c.. ~"
g~ ~ ~ l"l~ l~ )1:1 <~~,:",,"'" _,,' ,'~i-:-I Jr~'~~~,.
c..-< I E.'-V(') ~.)'..X~...... .." R~/ nf:I!~~' ~"
~ c: vL.! t L..,,2f .... 1...-:) 1"':\./ ~ 1 - - ' '- ..., r~'!I' .,- :if
-< W.-7TT I: ~~~ Xj ':' " ',' : /' \".) UI'I '!
>Cl I II Y...."." ./0
<<j ~ <<~ ~~J ! .. ~< ,,' ': ,:':': :::' : ~'~:;~~
ALJS2 & i> ':'J.. ii-:-' .J"',',., '.,' ',' .~", 1./ ~ .
I --~~ Z; I""~. ,:, ""." ", " , , '.', I~'---- - ..... ".
.. ,';- . .. .:/.' .
I p ~ "~ ~~~~-- . .... ,'.., ," ,1.:/
~"r'\ "01,,+' JI~ ~,~t::,::",.,.",,:-.. ,..~: :<,'..I;;.':ll -r- .<T.L"--~-"-'
~ . 'J '.' ,,', ' ',', ' . ,,:.D it-- --+"
ill.J.]] ,~tt.. ~., " " . , , , , , ' , .,,", :;~.j:
, .-,M.-, :,~ ;:r; 1 i;":: '~'. t! ",. . -:': ' , ..' , - ': '. " , .,:~.f:~t:"I.!~11 i ill'!"!" I
<<< '~,"'" '-:- . ":c~, , . , , ,',', , , , '.;',-;.:J--~Sl D
"] V. '~', ~;:, '. .. , ,',. ':, 7" ~,~~:.wJ -(.8
.... . 'f~., ,~..x: .. .. .... '" 'L::~'~j1\5. J...-'
~ ~ ~tI~~ \~~;/:,,~>:~:,; n,':~f.1.:{-~ L..,,___..~~__
- ..I.:' L :;~ e __ . R'~) (-":'0f;'~~' . "\';/ ;I~'L . 'F, W..,,%l , {.
~., : I.. p ':::, :'>1: ,':~~ ..,'.U~J~)rn::dl,
L 'Ii ~ ,,~-if .~~. \~/ ~ ~ >;: :~/>{&~~' '; ~0-Jf'f-trn.nmr :'111-
-......... .... A tl ~; ,.' '~ }.. ( . r~V'" ,
r ' . II,; illlll "Y'I ~,~" "~.;.: h, ~ ~.~:' ~'/.) :;~~, i~ .t~1l1 t 1'<<.., 1.11IIHlimil....
o I ..... , I; + ~~-;':;:,. ' ; ,~ :: ~r: " '~1l:, " r.:q~r7 ~ "i~-1N~
LEjl ~, " )H Jr,r::;: '7 r ~ ~J' ,- ~j .....::~:I ': " ...,: ,,:r,r.~,': ~ ~l '7 I ~ ~ ~~
I r=::fi1; .~, r\1!../1. ~;:. ;: , ' :I~ ~,~~, 7' / ~ ::/ l:ro
, U LY\] ~Mm ~ '~I) /~1;" ,/",~ ,(.l)~ . \ .':;~l~ ': . CJ~~tl ~~. ":8
_ ~ <mea ' \. \" ,;;0; "..J - " ":. ".' '~-::",";:.' , t:- c..:
~ ~ ~" /1( " . , ' ~ . r-:~ \'"",'
,( J ~.//\ -%" \'<... ',',' ~ . I :..... '
~~ ~:i::b-J [+ '. :~-;' I ,--~~, :',,';~. :;g~r. ~Lr',~: t:
.. . If. . - ~!.A9 - ~'4~~';;:.n... ~:~ g~- '-;"'~.. ~_ - 'Q\~/-~ . . ~.;..J,:,.uh
~- ,-" . '.:.~Z.~. ,~~ ~ >~:,' ,,; ~~~ ::;:~\:
~tti.,:.~-:-"... -.., ,-:<~", ':ti:'4t:ifj(" ." :: ~ \','. ,,' , ~ i~%"1t.).. ~ ..I-J~
;CCrg~;~""-' \.,.. ,."".. ,. = ' , ,
.-. -. ~~.a ';'e~~.i:f.:','~" ~ . :. . .. - . . j\--
~ '.,,:'; . :r :- ,.",J;:.~i;J~J~': - ,.' ., - ' .. , ' - ,,' ' - .:::J .. \....-.>., '\..
~J:L A. t2j [~/ I
_ 0 -I -j'..-/ r
c: -I...J
W w-<
~ 2:3: w
U I-a: w
a <w c:
:::: C:I- z I-
:::l 0: ::> >
o eo: 0< ;;> a:
a:>- W-I -< I-
~I- ac.. -I z
w
~l
~I
W
o
o
-<
__ I
<<0
I
W
W
c:
l-
I-
W
W
c:
I-
en
3:
0-1
-1-1
W <I
>3:
i=c:
<w
C:I-
oz
0<
W-l
00.
w
w
c:
l-
f-
:
w
o
o
-<
W
2: en
:f-C:
o<w
c:f-
enoen
1-0<
ow::!
c.ao.
It::,
...JI
<I
3:'
wi
~l
a /
<
a.
>
w
It::l
-I
<
~~l
:E:
_ W
eets..
.
'.
"
en
c::l
=>
c:
::I:
en
o
z
:::l
o
c:
~
It::
O'
<~
c::ll-
en
CD
:::l
c:
...
en
o
::::
=>
o
c:
~
w.
C:c..
0:>-
u..f-
a:
g~
~Zl
>.
a:.J
0.....
o!::i
3:~
I
~ '
l~
~~
1;-
~~
53
(
.'
t:
f~:
I
:<: t-.....
~
~
~
~
0...
C5 -~
(;I)
~ -~
~
~
~
~ ~
C3 ~
-.;:;. ~
0... ..
:>-: "'1"
h ~)
D ~J/
:2: ~
-....; '"
Q,
1 '
:::
:::;
~
F2
~
a
~
h
~
~
~
~
~
~
~
~
~
h
wi .; ,:: r"
~:I'':: :~; ~-:--' ..l.
r-:~:
ul: = I
Wj;W ~
r- . ~3 Cj
) 0 II' -: : !
z u : j '1
<: a: - ~- (\"J
.J <: ,: sH ~
4~ ~
;;
~
c::::
~
~
~
G
:<"
........
~
M
S
Q
.:1 It '9;':' 111:C -..\ ~ '1~\(;.I.....~::"'~,
.
"-
.
2 N D fFn_~,(Q)(Q)fRi ~l~[M
1ll~1"
I.
1.._1
\
1--. ~
..' .'
F: F:
r.~: ."
i~ fj
:8 '
l__,_~-,
----,
. - .---~---- _.._._1_
I
I
- - - - -~ -
r~H^ ^ 1
.-- !1.D, Itjl
------. I I I
t..__ ~~.~ ~ ~--..--
~ - ..----~ -
I ::::::
,.'.
RURRE
1 ST rFn~(Q)(Q)rRi IfillLffi\1N1
IO.u..
,..--.--,
G . . un II
MClvncruJt. "L.J.UUiUQ
lQ 1M ~~ ~ MJiJl1 ,.,,tIi,IfIQ
U.1. _1Q.I(f' "'''#MiD.
u.K; ru; HQ. ~ ~/IOJ"
l-
I
f:
.,..... r TP.r n. r rt;.;r, ,"'!7'I],":?;~ rIA.
-~ -
--~
B Ulf..,DING TYPE II
-~.~
~- - ~ -
. ~
~~~ .-.
-
-
-- __ '__'a_"'_'~
~~f.H" !::~.I'./i'"
... r'
I {/
,I,
I ~
,
I
I'
i
I
J 'I
i
I'
i
I :
t .~.""
, tI'l t
, , ,- \:.\"... ~ .....1
, ~'~ \~ ~~, ~fJ~',~,p ,
it'i."~,,X~: ~s ~
i. A.~' I-I S' T ,;.:V.~~E
~.., ~.f,
~ L :'qo , l .....
i
,'- -'~.-7~'-".'~ ,-,-~,.",." :' -.,' -..- _;0: ~"'.-:-~'"';""r:""~~';:"f,-:-;':-;':-:":-:',,:,,".-:: .-~-.-_--.,~:.,.--:---..- ..-..
....*,-'... -:..- .~
\
_, ~nu
~':~:~
-~ -
, -:;:
i>E~
----~ ~"--
~~~-
~ rJ).
~)oor<
-- - --- n_~~_~~ ~--
~ 'c
- ".:";:?;-- ,.~ --
~
i
, '
,
i
u_., -
i
n t
1'-
L
\:
L-
,
L
}
----- (
. :
q \,-
~ \--
Si
h
~
A
l-.:l
N
:::)
r:q '.
."
,--
.\\ tIj
. ~
\
1 ~ - ~
IT ~ ~
I I
I I
I I a
I I
I I ~
I Z
r---
I ~ E---,
.---,0
: I d ~
I
I I @:
I 10
I
i- _ -L- '9 roc ~
~
~ Q) ~
d Q)
@:: J
l;) <:; !!:!b ~ ~;
Q) ~
n c-
Q) ~ ,,- . ~
g M~ ..
~
, ~
..:-.--
"
~ .. ,
"
.'
\..
'..,
~ I..
)-
I,
...S!~ :
,,~ ~ \.
=3~~
.. A~ U
=i~h ....
,r
=<> it; 'i ~ ~,
~ -i" l.
_::f F: t
~ _:t 3
~g ~ .
I
,-
..
-,.
.
\,
\.
,
5)
J.
-
-
" ._..~ ---
--' '
.'.
' .
",----",
~
~
c:=
~
(Q)
=
~
~
d
\!ill1
W
\0
i _
!(Jj
,}-
, -
' .
. -
e: C)
I ,\ C2
....NKJi:OS .L -,::n......
..L.KhlH ~
~
(Q
=
~
~
!!J1!!
d
- !!J1!! - ----
W
o
-
(Jj
....
11.
W
...J
-.
~
~
=
IP
r-;:::?
~
~
11-1J 1
n
fLUl
,
~l.
jl..
,~~ -
~ - -~~ C/)--
~
- r'c.a ~
~~
".~._---.,~-
-~~'-,
-~:"t . ........
qL~
~
Si-
t--,
-~ -- -
~
~ --
N
S
,..,... --
'""'"'i ...
.
'"
...
!-;
s.
~
-==:
w
0::
tIj
~
~
a
~
h
~
~
N
~
~
~
~
~
~ ...,
~a'$
"'-
'-:.:
L -. ()
c--i ~:..
~~
~ ~i
u~
~g
~Ls
~e~ ~
-H!
= 3lj 3
.. ii
=.<~Il
.. ~2 s
!i~. ,;
=~t::%
'1& ii~ w
=h~~
~g
.
-
'.
\ _:-.~L
_U~-.~4.
.....
II
r
I
~
~
d
@:
(QS
g
g
d
[!Jb
o
:z
N
\
\
~
..:.:
~.
I
1
I
\
\
I
\
\
I
~ ~t:~;,\ \
"G r:
'~\\
~~ lr;
co I I I
I 1,
, 1 I
1 ' ,.
'~:I':
1 ......'"...;
\0 -I'
I II:
,I
~'"
"''<
\U~
S"
~-~ :S1\\
I .:
...
==~~~=~== I
,
-"-- ---.-
l
~-.:.1.
....-.~u.
-".
~1fJ f.-1
~~W
~~...~~ r "
,"::'<""'':0' V.J
"::?
~
~1
:CL
~
g
g
~ \~
(fJ. .
"
~:: 0
I
I
i
i
I
L
~"'~:l
_1~ ii
= 3 ~~ :
.. J",
=.~::l
c: .:! s
=~ ~c ~
~~~:
a:U!i~
\
~1~
~)oo!..;
~~
~\,.
>f -
....';.
_ ....z!.~.
~ t- ')
~ ""
~ .
Si
h ~ .
~ ~
a '"
~
:::i --0
~ 0
-
.
..
Oi
<l\
t.Ij
~
~
a
~
h
~
.~
~
h
~
~
~
~
~
~ ~
:<',
~
h a
~ ~
:-.;
"
'-'
='
~ \j
U ,-'
c::;
~ ...;
ct':
~ '-,,-
)-.,'
c.
.
I'
.
.
.
BURtlE
A"ClllnCTU~l' tl~IIl'HQ
"'.......t4p.I..."IlIU..IiIWW/lQ
fa ""'-If I ..H~K..\a
IlJJ'(; nlltO. .....a Cl.,aO/W
-::;-)
I I
I I 0
I
L__
-[ ,.L"":T.<::";ll
~(Q)(Q)IF ~lL~[N]
3 RD IFIL/Q)(Q)I]~ [PJILffi\INI
'GAil
~
. . . fur ..
ARCI-ISTONE APARTMEN1'I-IOMES
. ~~}I). ~,r.N: C:~.. ~ Ien. P.\TfA.,
BUILDTNG TYPE IV
-~-~ ~~
~~. _~.,... __ 6
-. -- -......
~~
_ M _...............~. __ oM ... .....- ...-..' ... ~..... ...---
sr.'Vi: U'."'O"
I
i
I
:1,'
-4 ,"
I I "'j"
:. i
I:
T"i.,' ,'\','
V \1
V~t- \
,
I 11
I'
ii
, ,I
, I
,
, '
,
i,
I
I " ....;\~t ,I '
.., i '\I~~ ~{'/;,~ I~~' ,
i " ,I 'l ii~Z~ ;~~~I11J;a!&1~'},
A ~t!I-I S:T Ot~'~E
I~~~- , i' 7~~"
, ,
: I':
:>
..D
o
~-
()-
'.
6
(Q)
=
~
~
!!J1fl
d
!!J1fl
....
1i Z
o
C!:
u..
\
PJ,
r 1 \ I I! i I · . . . \ 1.- i>-~~~
· · ih I J as' l~ . Piif:J
;ill II;I! ~~:~ I l:. _ ~h
~ IU 1 !~ l1i -- Ii H_ - ~ Uj
· 1- .. :11 1 3~. ;~i ~ !~ ",::..~", ~
~... d. l!,.~. a.. r;;..", :,:
~ l m I iH h ;f: l!~ ! ~ ~., ~ > -: _ .
= i 1~. ~ a.~ -! ~;i ~;l ~ :.- __0_______ '*'~-~
.... - i~i ~i~ Ii ~~! ~~ ~ ~. ~
2 ! !~i 1. 11!i i! ih hi i 1~ - ..:':::.- :::..:-. ~= - 7 ~~~.~-
:i ~ .!! ! ~i!~ .~ "'- \ ~\
. ~ i \ '\ 8 ; i ~\\ _ <y>
, III \~\@il @it@~\@! \@!! @n 0! @H
I
=
!
I
~
(Q)
=
~
~
!!J1fl
d
!!J1fl
w
o
-
(1j
....
-
.
-
~
-
a::
-t
J.He~iH :;NKlIU18 .;.-.::3\:""1"'
,
i
I
!.
'.
w
c
-
(f)
.....
u.
W
-J
~ \...r
l-...t ',_
~
Si
h
~
C --
'i
~
~
~ ""
""
:.1,.
t.IJ
~
~
a
~-
h
~
~
~
~
~
~
~
-- ~:-
a~
hr.
, ~
~r
~~
u~
~;
~;
~~~ ~
_~~ :il
=3!~:
.. ;~
=.~..
... <"::i
:I: ~2 ~
=~~~~
= ;~-:
--! j- ~
..... ~ ~~:i
.
-
a
-0
IQ
~
C()
'"
2;;;
"'''''
~~
...
~
"'"......'\00
:"~.:';f;i _ U
t"r ',n
~Il
,.\",
. " ~,'.l
"I";;'
~", :":'~
~'!;
"'-<
S~
'.
~
~
cd]
@h
g
g
g
cd]
I!&
C
Z
N
'.
.
.0-."-
..,
I
"'I\III!I~i~
-IJ 11111 ~:.:,
.-:. _ ftTftn1
It.-I l:::::ili
=. L..~"~~~=-""'.I
;;;9 I I .
",,== I 1 ,
I-".U , ..
..~
CD!!:
o
<.l
cl
~
..
co
$
<)
<.l
; -- -- A ^
lB ~ 5 tj
. ~
1.....!..-l._::__...I L.J
L-J
~~
~{
.U-.'.)/.
..(
.0-,,",,
'.
SilBJ3'o ~
r-~\
~_I
\ -<===::=:r \ \
I ,
I _~--~-rT
I~l
I
J.~
'~:l;
I <x>: i
I. ~_ ,
~m
I
-<:::OL..J~
;: I::
,I
~I!i
.... ,I
.,
- ~:..-:
j i I I
I ......M3l!l'fSSY.. "
~1~1"'ll
,... -- ~
__\J I .-_'-I~
:f~tll::
.... 'I II
) ~_l:j
I
; ----~--rrl!
1~!
--~---------- ,
I
i
I
'--i -
I
I..
i
{
"'7
6
~
cd!
1Qb
LQS
g
9 \Z
1!:!b~
}--
(Jj. .
~
~ ~ 0
IL1.'I '" ~ s
-~~ ~
=~~o :
~ a~
=..~.:z.
~~: :
= ~ tg ~
- II..
=U~~
.
,
~,~.
~""",-
-:.10.. ..'
~~''':.1
~',
~~ -
;fj& r....:...,
~ L"'
~.:.; T ,..,
~";'J \.I'...J.
~;,<,-
~\~
--~~
"'~
'~
~
Si
~
~
Ci
~
~
~
~
, ~
.......
E~
m
~
~
~
h
~
~
~
~
~
~
~
rr')
~:
~~
~)
tf
~
~,
~:
,- .
.
I
,[~ ~
\~I
:!It\l Q
t~~
tV' DJ
I Q
I
I ~
h-$--,----
II
I
I-J
I
I
I
I
L
.
'.
DURUE
3 R D lFIL(Q)(Q) \R{ [P1 ILi~1N1
10AlI
~ I
.. Ih"~
MClln~CTUII~' /'UllWla
\C.II~ 1lJtU',&. ..,.,..... "'t.l,tij1lQ
}JL~OIN.""""'Q.
&.AXl,U ha. ,,"uo G./,t(l'N
ARCI-I~Tq!VE APARIMENTI{QMeS
..... yo 7r>'" y~ r ,..... A Y Yrtrl.,... - rrl.....-.....l ~ '
,
BUILDING TYPE V
~_.
-
sc..'-~: I~'.".O'I
I
,....
I !
i;
i
, "
I
! .
': i
, I:
, j
0'1 6b (<.\\'
,
! I
! I
, ~"'" ~~J m~.
.~~-~~~~....
A ~t I-I S T ,,. '\;iE
J.'~~l
--
,-
-"
-D
\;)
'(f"
:0
..
9
6
~
=
U=
~
~
I!:!1fl
d
I!:!1fl
}-
Z
o
0::
Ll.
\
cg
(Q)
=
[i=
-I <<J
, \ _:_~-- ---
_~l V!:!J()
=::::: I
o ' 0
-\ -~-
.. \ " -l::t - -' ---..',. .0.....
. - ' ~
" II] '-'
'. f.-'
t!
:0
o
(.)
~
(Q)
=
\?,=
~
~
l1!1ll
~
[!!l1
I
UJ
C
-
t.J:J
I
l:-
-
-
-
C)
-
0::
..~
l'
1
I
I
I
liJi
.1.h:>.:.H ::':lofKlll[j~ ,.J.. - .::t\: ~
".
\ !i a \ \ \1
J J 12~ J J I I II
-~ I ~ ,.-~ Ill! n U ~ H
:::l ;;. _
~ a --- -~i ~~:i ..
- --- l~d- 3' 4. 1,-- ;::
- :" I l1 9'- .-
o ;4 -3 -1 l'
.. a. 'i.- 3.- aj
::: ~ 1<,: aj!! ;~i I.i i !3
CD ":1 ,~ I. -:3 .:~ j J
% 1 i;;. 'I !i" -13 ~is ;!= '1 .1
i.i: ! Ie! 4"; ~ ;;~ .;~ - i!
a: j :~- d, Ii :1~ 31a ~ :- ,
o ~.. I;! -!.- ~~: =: !I:l !i:! e II
a: 8.H ~ ~IXi ~. lih M 1 ~a
S ... ~;: I ~..a.. 1.1 .:.~ ;'::a 5 \' 3
11& ! 1~ ~} a. i -_:!
~ @U @U @~I @~ eb @U @l @HI
\
~,~,
JE"'"
. ,.
,. .
. .
~r;.' -
, f#EJ ~-
~~.
~~~)
~...~
-0<""~' ell
~1 ~l'-'-
~ )??1o-{
.~~
.---- ~~
~~,.
"'-t~-'
. "::-.,
-" -Y":
_...~ -
"'- v
.. ~__ _ __ .____ ~_____)oO"o,
t::q \ -
~
~
h
~
Q
~
~
~ ..
..
~.
..
->
~
.d7
g
CIJ
~
~
a
~
h
~
~
~
~
~
~
~
~
~
~ ~'
SJ~
c--;(
1:.'
~~
tr
..
~ ~.
~~
fL-
:r-
~
~
ili1Jl
n
~
0::
<=:
w
C!:
~ ':1
_! ;;
-- ~. ~
.... : ~
= H~
~2 J
= ;e1
a~ :
= li~
.
'",--,
,
,
f8~
6b p~ l:
.
___ f j":f___________ -,--
.
'1
'~
Pl>.).}J\EA
--------------------------------------------------------------------------------------/1
------------------- I
I I
I
/ ,
/ I
/ I
-- / I
"Xl" /1 / I
,-,(...~ . \'*'" " 1 / II
' "I' , '/
',/'.." I I /''''''" ....', I 'I' I / ,
....>: L', :1.-". I I --/ , .,/ --\
);, >- -. -, r-, = "., -I- ,I, -, =-.0 = , , . -:-:: -- J( . I " I
:),>", I:, I', I I I I /' I ,,/ I
" 'I" / I I EX~RCI6fROOU I
'>',")< ': I', I ~--L.-'~" ...~.. I /, I ,1" .,,'. ll'.'" II
.. tl/.llt' ,,,......, f ./
r ~:n ,><',.... I _ _ _1_ _ -~, L _ _ _ J Y. - - - - - - I / II
I \::JI I /'J" ," ;
I ~ -r=-'k- \,.. 'x" - - -1- - - '1 ). - - - If r - - -I- - - I / I
Iw....I...~..."I' " / I
....-..,. f\ ,t......1 .../. I I I" 'I I I / ,
)'~ .-T .,..t.e. '-".. /' I' , " I " I
' ,..J........,,~ >~~: 1 I tE;i~"~!;~!~l;!' I 1 I / I
o I W IEII >4\. ' "'l I I I / \ I I I ~ I
I ~ J~~/' . x" / '/1 I
IJ~] ,/~.. ) <)~:.I, ___,___J )/___':>1., L__+-- ~~ "
(!.- < ',.: I: " ... t9
'- " " 1 / r - - - '1 '" - - -I- - - 1 I
"%'';('-/ -_._-~/" "I X-;;',,---:-, I
/l (>.,'':'k 1 / I I I I ',.1..,,/....., I
-:. ' '" /'. ( r"...I...Jr,r l-,tr;-,-.-,-,-,""i---t-'7~"~ I'~?"', ')," './'.. I,
G {" /' ~ ~"',' /, ,-., l, . .\ .^ /" ~ ", ....../......~I"..',... ')';.....'....~}',
'{'^(81' >-: >:g~:"'-":I;'~V",~""';'+'+'<7' 'Z"<~~x~~l' :1' r~, ~< '><: ITOn'j)f II
I ' /" ;1/, II )( / ,', ) /" ..., ". ,'" .. ~. . /\. ,. x''\., 'I ./ ....\. ~( ""
I' ;"'./"'''' /" ')~~', ..<.....>'........':oc..l,<l,). ".,.,/\~).,l,.,1.x..../\" ,,ol.."',~, I '1...'.1-r}~<'::< IO'...MII..... I
J9 ~~N')\ ,1...(1'. I' J' I' '" /\?' ",,'" ,,l..,....{./ ',," . v'/ .
'. ..... '.... " ~'. ~'l .,t~! \..1 .....-.......u:..:........,......I....... . (_.. ........ . I
I ..... "'X" ~. ". ?-: ~ iJii&\" I
, - - - -. (I) "'I: ,-.. ~ n """",,,,\ ,.. ~ . - - -', I
0\ ". ,'\ "..., ;"..... , II
~ ( ". ~lirHit .. ' , "
~~~:)~\~.l. I
,,/ ~~':~.~~ ::.::~:::~~(~~; ~,,~F~c:.,b. """ I
" " I
J~):I~'~,.O. \O'~r~oul~ I
'7"
// " I
I ~[ // ----------- "'" !
I ./ _____________ I
I. 'hfl11lmJJ1f'Iffml1 .------------ _"'-'"'_-_-;.-_-_-.:-_-_-.:-_ __________________~
L< - - - - - - - --- - - -- - -- ----- -- -- - - - - - - --- --- - -------- - ------ - - ------- c,:;;.:;;".
IIY"IC.~J
'"' ..- ..---.. ...-- ..--.. .-....-.---........--..--.
~ClOl ~QUIPt..Eln
~I'."..II'.""
I. I,
i
(~N
FLOOR PLAN
2,510 S.F.
.
DURHE
( f
,
.lJ\CIUTlCTUKC' 'lAl/lllIIQ
~ '1IWlI ...~ . "'n.ur hJMllQ
IoU hoQIn. J.tILKAQ.
~tdUQ,"..o WIlO/~.
--~
--.- -
"----
.. ,.
~-- L 17'" ~
.~L"___ _
_w-... ---" Il-~' --
n",y, /.'MI"9'1
I
, ; 'tI.~!\t f
I " . .... '~"Jl'\ I .~.
,~l~ ~.'~ ~'F.11~'\' ~"/
~~~/ ", lilli(., ' '&:~\ .,,,.
,,;.: "'>.'" S T. ,. ,I"~\. E
~:(,. _ I '. 'i.....--1
- AJj II i . '[.<~'
, ,
ARCI-ISTONE AP AR TMENT 110ME'S
LBASING-RECREA TION BUILDING
""'I",or r~r ,.,..,,,. .,. TG'/YT)",rr~
.. ,....
j ~)
[11
[11 c~~_~
"----j..-- -
,
\
~
-
~
c:-'
rl,,-:) 0 ~ 0
--v.:.;
- ----- ._~~ - .
,
-- !
:...
~~ ~
:~ 0 .-
~U"J
~!l-1-1
~~~>J.:. ..
~~.. -
. "';,
"'i
, .
\
z\
o~
- I
.... i '
<\
>'
wI
..Ji
w\
1-\
Z\
C>\
2!
z
o
-
J-
<:
>
w
..J
W
0::
<:
w
~
~ <:
~ ("
9
~
~
~
~
a
E:::
@f
\j ~
~~ ~
<!
..
I
~
C"J
~
~
~
~!~ ~
--g,
__ ! i~ 3
-i:3.:
=';'~:J~
=UH
__ -l~ :i
...... ~g~ ~
~
~
~
~
a.....!...:
'~ r"'
h
""
~
~
N
~
~
~
~~
a~
N~
~;
~c..
U~
~~
~~
':'H:;L~H :,;:~~c-;;na 4U-.~"'~
I // ""- I
, "
( /1
'" /
", /'
I z
:z ., I 0
0 ~'!
.- -
;~ ~
- ~~
.... I
<: / , >
' -"
> / . W
, /
W " / ..J
" / .
..J W
W I-
t:l I- L,// '-'''-,1
~ U.
:!:;:- Z I w
f!cn 0 ..J
~:::
~ a:::
~
u.
..
..
.
1 )
_ H __~~-I ~-
~::-~il
I -~-'I_
( II ~
"I ~ w
i J1 (-. c5
i 1 J i ~~--71 ::~-;"1-< illJJ J ' i
I .:.l I I. .x. :: .x.: " 1" ::z::Z
I e /' ........ I I /' ........, L a
I I (t(_ ______'>1 ""--- ____"oJ :5'_
1 I ' ~ ll.~
I 'I II "2),
J : ~ I II
~CI' ...W.l.;. !..J
..r.n II ......'- (~~ i.
D
~
ao
~
~
z
o
-
t-
<
>
W
..J
W
W
o
-
'(J)
~%--_._~~
25
--
'~1.
.......:-..
\-
\..-
-~
'-
,
.-
"...
.>
--
\,
'\
I(-"
c
<...)
~
;;;
-~~ C2
q~i i ~
~g~ ~~ 5
~1~ _ ~
l:1 !'11 ! ~
I: I) I~~if[ I
. a _
1t1.~ u._._ !j~ ~
~
ii
.-
'ry
.r,.'"
. ,
,
.
,
~
I
i
d \
iil/ ~
n~
~- ~
!~ !.
G! oe
~ F
l} l~
,
u
.. ...
.~ ..
:;; 0
'!-
t
I
I
\
z
~
)
:..:,
~
~
-
.... \.
~
~ ;-1
\ I
y I
I
I
I
I
I
I
i
i
.
,
i ii
~ ~;-
ii ."
- ~i
-<.--
r:-
~
) \
~ ~i{~~~tNf
~Hr~t~{~
.~:. ',,:. ..... :". ........
;;
~
".-,.... ... ).I~~\~
.,:,~.,.- "
........:
.'~" -._'..
'.". ,
~ . .., .'.;'".~ ;:.';...: "
:~:;':',;:l:'~ :.........
-
o
~I
lU,
-II
lU,
w
9
en
!:::
52
c::
JLJ
e
-
-
z
o
-
)-
<:
>
w
..J
W
1-
:z
o
c::
u.
l' II I
I --11 ~
tr I \
~~u I.. , ==:...~ ,,:.;.j
~II~___II
I ,~
I
I ~"'--
\ \
I
I \ ..
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
-'
jl
)oa 1
nl
~;I
HI
~! I
~ti
hi
I
I
I
I
I 1 1/
-L~1
~
'"
.,
~
~
m
lol
~l
~1
~
;;\
01
~
~
nil
! n' 1
1 II
~~
r-ll
...~;...
I
-',' (
,
....~....
))
./
I~
~ ,
1 '"'
.1
~~ ;a
~i1 .s...~
~~~ ;i! !~
~si E~~ :~
\ I I
r-l-------r-r~. II ~~~~
1 ) .... I ""i" I-'~, I i :"jiggg
I -X-"'. "r\', ~
/' (n-.........~ ;:.;" "
_ ~ _ _._ _ _. ~\ : ~ c ) ~
-- I'-' ~ _.
If'-:-'::.-~:-/i f'-:~ :~~:--;1 -! J '1.:J
It <:1-::_ ~1 _3:=:.,. I ..
I ~:; ~ ~~~ ':D' ::
I ........... '..ii....~-;a '..: \ I %-
~....__~ ~ k:'________"':J \ ! oe( QJ
~ I ~. I iE
~ (' 'I;"', ~ ' i
i ~ : II
f""' -,. -' '7, t ~ ,.,.,_
., .........1\ '~'."~
CMrt4 :.us DSI
...- ;,._ -.-..:::c1
"""4~.
:--r ].
, I : l~'::::-->~ ~<- :,71 ~ 11
~ I 1: "x" :: "x": ~ ~
1L L/_~~~:J ,~'~: ........~~, ~ I
~) I ()[J:~
j J I-'j ~ ~{) 1 "
~ ; . - ----::-; f':---- -::-; ", "
. I ........ /" I I '-. ,/ , -< . ,
. I ,x..:: ..x..: .~ jt
: ,~.:~-- .......:.J L-.:~___.......:..J ,~ i
I
~"
.
]
I_~
....-.lI. 1 _....-..
.....-.\~
".>4
I
.r.....
.
',--
I
q
~
~
s
W
6
J0;-
e
~
w
e
::
w
6
l-
e
:z
w
-
--
3~
ll.::!..
t/)
I-
"
o
0-
r!
<(
U
I
~
"~~tI
~
~~
'''"=.'11 L"
~~ r"
::.;.r~. v~
~~~ )-j!
,~~
'f......~~ '
.:~.
-........
~u
~~~
,:(,
$
llJ
-
>
:z
<::
..J
c..
~ \ -
~ ("
a
~
~
....-
cj
CI:l
~
~
~
CIJ
a
~
u
Z
~
"-
..:...;
V:l
~
h
Y)
~
~,
a
~
h
(IJ ~
w ~
a:: ~
::) ~
en ~
0 ~
...J ~
(.) ~
:z Sq
w
~
~
..
:I: ~ ~
~
,Co
U) (
~ C:
<( ;..
....
a:: I.IIP ~ , "<::
=~~ ~ ~ C.
3",;
II. ~~ Cj
I- =..& '-
..~j~
5'~ s (
=:;!~~
III ~; ~ ...
=I!i~ c
~ ....
....
c
.
. .
'-.
\
\
~
Q)
'=
~
~
d
t\Jb!l
1-
Z
o
c!.
u..
;III
~
(Q)-
=
~
~
_@:\i
dl
W1
Ul
o
-
tJ)
l-
-
.
-
C)
-
"
,..
\
p:l.
~f:~'\">
. )'.;.-1
~
~C~.r"\
, lifirv, -
,~,,;'I~
.~:..1.~
---...
~~~J ~ 1"'\
~ VJ.
,.""~> ...........1
:i"\.~~ ~I '
~~\~~.;.' ~
~~
;"t....~....-. '
.:C"~'..
'-1:~
l.a.::~.'",
"':.:". , ..
~i
J::J:l C
-~ ,(
a
h
S.
~
~
t:q
~
~
h
\..)
-<
~
~
~
\..)
~
(Q)
=
\P:
~
~
Ih11
cd
MJ
Ul
o
--- -.----
(J)
1-
u..
UJ
-1
tf)
~
~
a
~
~
h
Z
~
~
h
~
~
~
~
t;J:
,- -' ,-- r--
f'!.
(
t
\
~
)
I
,.~01 ,
~-~ ~
=i~ !
~:~
.;~
c::~l!~
;).4 J
=u.;i
.. ~3.
--1; ..
~;: i~ ~
.... ~~~ ~
.
..--- -
4
.
i
.
.
.
:qd 66 (60
REAR lEn~lE~ IA i~(Q)IM
BURHE
MCltlTlClUIU . ",....."'10
~ 'Wi ~JHfo.a . "An," "_~IQ
J,U WUlnIIlU"KAu.
IAl-CtUHO.WW ~~
COURTYARD ~lErci~(Q)rM
'I 1
-
ARCI-ISTONE APARTMENT I-IOJvIES
-
. .~;~,,~ ;~ttil;~5t"1: ,,',:
i ;::1:~~.~ \~1j1~j .:~.~~! .~A~'~~~t~
,t~:~~,,);,~"" ...... o{l(~;j{~.'r E
A rnrif'( FI S T 'i~c" ~
~;w~ ., ~:r
n r to r n\ r ,,1'" T , '7/\ ? "'" A
....-- -
~~- .- -
......"'-- ....... .
crTARACTllR ELl1VATJONS
- -.......--- -~--.. - -~.-.. ~
-~
---~~
"'" ,.,
('.
.
.
RURnE
t.J\CIUlICTlJft.. 'l.J.IMOj14
'" IWW"~ . ~"'I"'1f t'\h(..1Q
Ju. kIOlfIl U.Ul'I'O.
LIJoC J.' hQ."Wi &il/aQ/tt
I
I
i
I
I
A4 830 S,F. UNIT
I 14 S,F. STORAGE
; 60 S,F. DECK
mR/ IDA i
!
I
I
I
I
I
I
I
~
~
.: . .'..;
.-:.. .... . '.
.' "
I
I
I
I
I
I
I
I
,
)< ---- -------------- -- ---- - _.,~
~
....
EXTERIOR
STAlIl
l~
.....
counT
2ND/3RO frlL,(Q)(Q)IRl fPn:.ffi\IM
UOII ACCESSIBLE
plt4'C1 c...I,jIl.&.:l4" .lloCC,..
~.'" xo......
~
i
I
'--
B 3 1061 S.F. UNIT
27 S.F. STORAGE
110 S,F. PATIO
2BR/2BA
i n;;:n: n if!::,~:::':::::trl'=-= = =::::..;
I b ICu.....JII
,"'-'" .1, 1\........111
{.........!, lij ill
'-<: ....II, I ij ........111
::''''It':'~, I~........tll
_fl'''li, 1\........111
l~........jll
1~..--....11'
".....u..~~I_______
II
-' lff--I~-----.
:HJ It
::i 0 rJI
=:;~.:!_J
"-''01'-
llWIOQ
U"O"j:'
~
DE1C1O
....1:JJJ
]f]" @!
EXTERIOR
ST AII~
1 ST IFlL<<})lO)[R1If>>/Lffi\[M
ACCESSIBLE I ADAPTAfiLE
- A11- CHSTO HE .c1_R AB-_TMENt ~-[ Q ME~.._.___._.._._.._x.Y!.!Cl.AI~ ~~If I;W~R PLAN:
nr Tnf r^! (;;J '-.~~;'()R,~~r;~. t(,<l~.. I -, l : I d
A3
lDR/lDA
i I::q \, .'~ leh
748 S.F. UNIT
27 S,F. STORAGE
70 S.F. nECK
A' 3 820 S.F; UNIT .
27 S,F. STORAGE
126 S.F. PATIO
lDRI.1DA
; I
~ !!
I ~r.'I~'. ft;~~ ~)..(.
,." ~''''~5~i ,\.:j;l~.~", ""', ,
I :;.,f\t~l :'~~:~~ l...~.... ,.\;1<+..:: .,,;('1'......, , '
~".~ . ' ' ...:" ..'.:,', "
i~,..~;~~;I\~J. I-I S T ".' ir~'::~. ,,;,.E _
.... "f.. ..' ,; , ..... :::~~.-'
.....: " 'v
I '~:" ~ -
f" I. ~
.JL.A,Lf':fiUILDJlJa MQDULE~
!
,
.
(D~
~Iill
- C)
mV,[{ U
B
.
[O~P~
fl C 11
I1lCliE
C
[n~(l ~
d:J~ n:_
m~r--~'"
E
.
1'{~1~fJ' JOJI
1 :::J ;n. [ II
II C'-' f
....,. ,J-
I .,' , v "
~!)U[[
F
DURHE
AI(CUtrrcrul\e. ,t...AUUU4a
~.M~"~AtlJlJt'M~AJ
Ul flMlln, "'UAVlU.
&#JoG t.4HQ....>> ~
7>,. rQT no.] /""',(1 T Y.,.,no-,.. TT,(i
BUILDING MODULES
_flUIL OltH1IYE!';ft...
~ {-r-Gl
1- cf C ""1 }
WlttITnn10J
BUILDING TYPE I
BUILDING TYPE II
14 1-.-G
Ij""m/. }/,' ijILI -
-...J]1. F Cr
n_._. 0 0
I~ ,~~- jI~
BUILDING TYPE III
BUILDINGTYPE V
Irr]l:~iITJCm]1 r~;1~'L(ll
1......!( lJ - cl)~I[r/
milr -.- : l[JLLTl
BUILDING TYPE VI
.. ~.
_1HlILOIWI NO...
3
5
1
7
Or
2
6
Or
"t
,~ ....
-~ P'"
BUILDING SQUARE FOOTAGE SUMMARIES I '
,I ,
BUILDING TYPE I SUMMARY .
11I1Q, GTAUl. Q/loas III DO. 'I : UIlITI,
UWT }./IE... STORAGE ~~K c~AllAo:roritoe C~f?' I~E'r flOOR "MeA SoUCOIIIEI All;" F I lilt II
1I1\<j..J.. W.Il.) ARE'" A 18 f 10Uf . llilU,F .I.F. ',OlI. I , ,
Itl FlOOR; U.18,f, lilt. f, - 8,f, 3,OlUF, tIS :~' ~:lBF' . IF: .:314 I,F: .~ IF. 1.0141~", ,~: 2
2,oJFlOOlI: J,.04IF, laUf, 642S,F. .8.F, -,' 2 )SF' '!" 1I111L-!M!L.-!M!!..~--;-
~~__n OOliL,!,m!f.,--~! U'--l ~ln!S.fF' . 01= !I,fF. .,; H"--e;ii iif'---<<rrIF:-2jj~i SF. 1,411 SF, ~',JOI IF, aJ.?J~: ~
TOTAl.: 11.301& F. ~7D S.F. ,w ., " . '. . , ' . .
BlJlI 01110 FOOTPIlUIT AREA 11,341 a f, PIlIVATE PATIO a 011 ORAllE I.~' SF.
BUILDING TYPE /I SUMMARY
IUXI ITJJRI Q/lOII lIllO, Ut/ITI
1Jt1lT AREA STORAGE DECK ~~o:T~tfAie cON:1ffR 1~Jl" flOOll AAfA loUCO<<1f1 AAeA .
(1IlUuJ..Wll.) }./lEA ARe... CN> F IUtl.F. .1', 1.041..,. IIR:
hi flOOR: 4,m SF, 100 Sf. -If, 3,1211 f, m 8 F, 16; :'. IO~ ::,: .:aeUF, .~ I f, .,... U, 2 BH: 1:
2ro1 FLOOIt I , m 8.F, 108 SF, 6a2 SF, -IF,. S 1': UF, SF I m a F, 104 8 F, !.lU~H!L-
~HUtQ!!L.l;!l~ .!!f'--2~!' !IL-F' I !t02.!. !.s FF' 312; ~~. Q2; :~' :~H~: loiiF~i:022iTf:msr-21,4341F. oJfJ:i: ~~
TOTAl; IUOU.F, .", " ' . , ,
BUlllJllIO fooTPRI/H AIlEA: 1,&68 a,f, PRIVATE PATIOS ON lIRADe :428 I.F,
BUILDING TYPE /II SUMMARY
lJlUT ARE'" STORAGE DE~ c~RAGir~l('oe coN:lfR l~W:.v fl,&,ll~iteA
(~\UU"., Wli,) AREA All , 103 Sf. ~ IF,
la1 FlOOll: 2,&168F. It a F, . aI', 3,lia I~, 1.0.6 8~. 'a; :F, . S'f: .:12. a F.
20<l FlOOH: 1,421 S F. .. S F, ~~13S IFF. --:~' .:~' ~:u~' . IF, 1Jl18 f,
310 1'10011' U61 SF 11 I F. ~ . . ~--"-----'""'---o-s'r--ri 2ii ii F
--'rDTALhn~n:t.--Hi iii':\:ou ii:f~ F, 1.02GBI', 16481', 1 3, , ' ,
PUILDII/O fOOTPIlI/lT ARfA I ..3'1 SF, PRIVATE PATIOI 011 GRADE' 3238 F.
fi'TAJRa
BoUCO/llfS
-8F,
.~ SF,
604 S 1',
1,6llIl SF,
GROSI IlDO, Ut/ITI
AIIfA
'.0114 I F. I lit 10
I,OU I F. a!iR: 1
1024 SF, '3~!
26 134 ii;::-TOTAI.: 11
. GAIlAGES: II
, BUILDING TYPE IV SUMMARY
lIDO BTAUl. GRoaa lIDO, Ut/ITa
III/IT AREA aTORAOE DE~ c%RAOUtttoE COMlfR ~Jr fl,DOUNeA JAl 00111:1 Ail..... '1111: 13
11f\<'uJ.. W.tt.1 Allf... AR laSS I' aG3U f _ 1.1', ',0318.'.
hi ROORI ',86i1Sf, lOOIlF. . SF, 1,48JB.I', mllF. '~:~, .Sf: .'....:F: .aUF, 1,131 IF. taR:'
20J ~IOOII I ',123 U, lail Sf, 610 U, . I f. -IF. ~a., _ f "U1 S f. ana !.!L.-!!!1!!~!!!!L1
!!H! QQ!!LWHf.:..--.lU2 !1.fF''--1 ~,-oa)8 -11,fF' I '8= -s8 fF, '7a H'-~'H~'-mh~j:tliijC-r.600 IF. 2U.IIF. M !~J~ ~
TOToU, IUil8F, U,., ., ".". " '. ~
8UILDIIlOFooTPRIIIT AAeA: U12 6f, PRIVATE PATIOS ON GRAOf:.ll aF.
BUILDING TYPE V SUMMARY
IlDO '
UlIIT AIIeA STORAOE DECK OARAGE AREA COM~OR ~ll'" 'lOOll AAfA
(1IlUuJ.. WH) AIIfA ARfA CAil arORACle T .rall F
tal flOOR I 2.701&,F, IUF. - a" mUl', 1,026B~. m :~' lO~ :~. .'0448F:
~n<l fLOOR: 7.200 G F, U S.F, aoQ SF. . IF. . I . . " Sf l'.IUF
31J FlOOII: . Deli S f, 14 S.f. 4ll S F:.--:.!.f~.f~~! ~_'--- <:.__ '
--ioiAi:n,nHi':-2ii iF:--Q1l2 if. 3,m IF, 1,026 IF, 7M II F, 103 SF, 23,112 V.
SUllOlIlO FDOlPRI/lT}./IeA; 1.163 8.F, PRIVATE PATloa atl ORAllE I 326 I,f.
ITAIII.
lW.CO/llfI
'1.1'.
7311.f.
ISO IF,
U8llF,
Q/108l8100, UlllTI
Ail.....
J.l1I 8,F. I I III: 11
I,IU I f.: , :, UII: .
1149 SF, I nR: 0
26'318 8.F, TOrAl.: IQ ,
, GARAOU:, II '
BUILDING TYPE VI SUMMARY. I
100 STAIRS OROB18100. U1II1.
Will AREA STORAOE /lECK c~~RAOU&rlof co:m? umr 'l~1\ MfA lW.CO/lIU All.....:
llt\.;,,".. W,II\ AIlEA AIlEA , '14"8 p, .1 f. ,1,461 I P.' , I III: I
Itl fl O(~IJ 2.m U, DU f, . Ii 1', ~,O~VI f, 1,1>48~, a:;:~' 10~ H' "841 If, UU F, '1,131". i ,2 UR: U
2/1<1 II ()(~II J,',U f, ae U F, mat, . S f, ./1 :. . u f' "3~t H fI!! 8 ~ _ t,1Qt !1'..:.-...U!1LQ,'
H!T!O~~!hl:m H:~n H:-f.~~ ~~:-r.tiOli H:-mi H~.m H~iDj ii ;':~5:iu 81':--t,sii3 a,: '21,m tF. OAIrerii;::
PUllDltlO fOOTPftlllr AREA: 1.128 S f, PIIIVATE PATIOS 0I10RAOE: m. f,
nU/L.DTNG TYPE SUMMARY
-
J7 .
-~.
-
I
,
I'
, : 01).- at {O'}
',,",
I.,
· . .... ..: -' :: ::..::.'.
GENEI~AL CONDITIONS
1. Standard Public Works Conditions of Approval. PW Approval of
Applicant/Developer shall comply with all applicable City Improvement
of Dublin Standard Public Works Conditions of Approval Plans through
(Attachment A). In the event of a conflict between the completion
Standard Public Works Conditions of Approval and these
Conditions, these conditions shall prevail.
2. Fees. Applicant/Developer shall pay all applicable fees in Various
effect at time of building permit issuance, including, but not
limited to, Planning fees, Building fees, Dublin San Ramon
Services District fees, Public Facilities fees, Dublin Unified
School District School Impact fees, Public Works Traffic
Impact fees, Alameda County Fire Services fees; Noise
Mitigation fees, Inclusionary Housing In-Lieu fees;
Alameda County Flood and Water Conservation District
(Zone 7) Drainage and Water Connection fees; and Park In-
Lieu fees. Unissued building permits subsequent to new or
revised fees shall be subject to recalculation and assessment
of the fair share of the new or revised fees.
3. Required Permits. Applicant/Developer shall obtain all Various
necessary permits required by other agencies (Alameda
County Flood Control District Zone 7, California
Department of Fish and Game, Army Corps of Engineers,
'/'~- State Water Quality Control Board, Etc...) and shall submit
copies of permits to Deparm~ent of Public Works.
4. Building Codes and Ordinances. All project construction B Through
shall conform to all building codes and ordinances in effect Completion
at the time of building permit.
_ S. Conditions of Approval. In .SUbmitting SubSequent plans PW Issuance of
for review and approval, Applicant/Developer shall submit Building
six (6) sets of plans to the Engineering Department for . .- ' ~. - Permits
' ' plancheck. Each set 0fplans shall have attached acopy of
............ -: '~!: i these- ConditiOns of Appr0valwith rcspSnses to conditions -
-':' ' filled in indicating where on the plans and/or how the- ~.' ~
condition is satisfied. A copy of the Standard Public Works
Conditions of Approval shall also be submitted which has
? . been marked Up to indicate where on the plans and/or how '
~--:.~-.i.::~ -.I ~ ~. -the condition is satisfied. Notations shall dearly indicate ~
.... :~!"~ ~!: ' ' :~':~ :. how all Conditions of Approva!~ and Standard Public Works
~ ~ Conditions of Approval will be complied with. !;
!: ' ~ Imi~m~ment plans Will not b~ accepted Without annotated
....... conditions and standards attached to each set of plans.
- ' ....... AppliCant/D~velope~ will be responsible for obtaining
- -~ ........ approvals of all participating non-City agencies ....
'~:~'~ 6. Refuse ColleC~on:_The refuse collection-service provider- PL, PW Occupancy of
' -- shall be consulted to ensure adequate space is provided to · - Any Building'
· ?_~; accommodate collection and sorting ofpetrucible solid
!i-: o: waste as well as source-separated recyclable materials
· ~-., generated by the residents within this project
, ,/
Various times,
but no later
than Issuance
of Building
Pennits
Various times,
but no later
than Issuance
of Building
Permits
Standard
TTACHMENT
Standard
Standard
Standard
Standard
Standard
7. Parcel Map. Applicant/Developer shall have a person PW
licensed in the State of California prepare a Parcel Map of
the property, and parcels affected by deeds of record,
reversion to acreage, right of way dedication, right of way
abandonment, and lot line adjustments for the project.
8. Removal of Obstructions. Applicant/Developer shall PW
remove all trees including major root systems and other
obstructions from building sites that are necessary for public
improvements or for public safety as directed by the
Director of Public Works (DPW).
DEDICATIONS AND BIPROVE~MENTS' ........... = ............." ............."
9. Public Service Easement Dedications. Applicant/ PW
Developer shall dedicate I 0' wide Public Service Easements
adjacent to the right of way on the project side of all streets
adjacent to the project. Applicant/Developer shall dedicate a
minimum 10' wide Public Service Easement over joint
utility trench lines, storm drain lines to the satisfaction of
DPW. Applicant/Developer shall also provide Public Utility
Easements per requirements of the DPW and/or public
utility companies as necessary to serve this area with utility
services and allow for vehicular and utility service access.
10. Dedication and ImproVement of Fire/Emergency Access. PW, F
Applicant/Developer shall provide adequate access and turn-
around for fire and other emergency vehicles (42 foot
minimum radii) per Alameda County Fire Department
(ACFD) standard requirements in all public streets. Internal
private sweets and drive aisles shall be designed for fire and
other emergency vehicles to conveniently pass through (12
foot ~minimum lane width) and have access to all buildings.
11. Abandonment of Easements and Right of Ways. PW
Applicant/Developer or current landowner shall obtain an .
abandonment from all applicable public agencies of existing
~ .... easements and right of ways not to be continued in use.
12.:: Location of Improvements/Configuration .of Right of
Way. All publid sidewalkS, handicap ramps, or other street
improvements in the curb return area shall be located within
the public fight of way. The location of improvements and
configuration of fight Of way shall be approved by the DPW
-- prior. to construction. A precise alignment of the future ·
.... SearIett Drive shall be performed to determine the vertical
': and horizontal control for Houston Place.
13. Improvement and Dedication of Dougherty Road PW
Applicant/Developer shall dedicate to City of Dublin roads
- labeled as Dougherty Road for public street purposes ( 1 ] 0'
wide fight of way and 112'o wide fight of way for
' deceleration lane) and shall improve streets to a width of 94'
::. ~ . curb to curb (98' Curb to curb for the deeeleration lane), as
shown on the approved Site Plan submitted by Ruggeri-
Jensen-Azar & Associates (RJA) dated October 22, 1999.
..... : -An 8' wide sidewalk (6' wide in deceleration lane) is
required to be constructed on project side of road. At the
Director. of Public Works discretion, construction of a raised
........ "median along the frontage of the project on Dougherty Rd.
2
Prior to
issuance of
grading permit
PW
Issuance of
Grading
Permit
Standard
Issuance of Standard
Grading
Permit
Approval of
Improvement
Plans
Standard
Approval of PW
Improvement
Plans
Approval of PW
Improvement ':
Plans
Approval of
Improvement
Plans
14.
15.
16.
Improvement and Dedication of Houston Place
Applicant/Developer shall dedicate to the City of Dublin the
roads labeled as Houston Place for public sweet purposes
(50' wide right of way) and shall improve the streets to a
width of 40' curb to curb, as shown on the approved Site
Plan Submitted by RJA dated October 22, 1999. A 5' wide
sidewalk is required to be constructed on the project side of
the road.
[Offsite]Improvement of Designated Traffic Mitigation
Improvement Projects. If not previously constructed by
another development, Applicantf Developer shall pay their
fair share to improve designated traffic mitigation
improvement projects as specified in Estimated Project
Share of Planned Improvement Costs, Table 8 in the traffic
Improvement Fee credits for the construction of the
improvements adjacent to and to the benefit the project.
Improvement of Dougherty Road Right Turn Lane.
ApplicantYDeveloper shall construct a 10' wide, 150' long
right turn lane including a 60' transition for the project on
Dougherty Road, as shown in the Site Plan submitted by
RJA dated October, 22,1999 and shall be constructed to the
satisfaction of the DPW.
Decorative Paving. Applicant/Developer shall not
construct decorative pavement within City right-of-way
unless otherwise approved by the DPW. The type of
decorative pavers and pavement section shall be subject to
review and approval of the DPW. Decorative pavement
across entrances to all private streets shall be constructed to
the satisfaction of the DPW.
Decorative Paving Plan. Where decorative paving is
installed in public streets, a Decorative Paving Plan shall be
prepared to the satisfaction of DPW. Pre-formed traffic_:
signal 160ps ·shall be ·used Under decorative paving, and
sleeves shall be used Under decorative pavement to
accommodate future utility conditions. Where possible,
irrigation laterals shall not be placed under decorative
paving. Maintenance costs of the decorative paving shall be..
included in a landscape and. lighting maintenance assessment
district or other funding mechanism acceptable to the DPW.
Curb Returns. Curb returns for all interior' streets shall be
a minimum of 35 feet.
EntranCes.' .Both entrances (D0ugherty Road and Houston
PlaCe) shall have a minimum driveway width of 36feet, 1
feet in bound and 18 feet out bound.'
Signing and Striping Plan. A signage and striping plan
shall be submitted to the Public Works Department for
review and approval. Said plan shall included dimension of
lanes and their configuration on Dougherty Road from
Dublin Blvd to Park Sierra and Houston Place from
Dougherty Road to future Scarlett Drive.
3
PW
PW
PW
PW
PW, ADM
PW
Approval of
Improvement
Plans
Various times,
but no later
than Issuance
of Building
Permits
Occupancy of
any 1 building
Approval of
Improvement
Plans
Approval of
ImproVement
Plans
Approval of
Imp. Plans
PW
PW
PW
PW
Standard
Standard
22. Sound Barriers and Mitigation Measures. All sound PL, PW
barriers and mitigation measures included in the noise study
prepared by Wilson, Ihrig, and Assocaites dated September,
21, 1999, shall be incorporated into improvement plans.
Berm/soundwall combinations shall be used for required
sound barriers along Dougherty Road to reduce the apparent
height of the walls.-
ADA Requirements/Handicap Ramps. All handicap
ramps shall comply with all current State ADA requirements
and City of Dublin Standards.
Drainage Study. Applicant/Developer shall prepare
Drainage Study of the watershed area that is affected by this
project to the satisfaction of the DPW.
23. PW
24. PW
25. Storm Drain Improvements. All storm drain PW
improvements and mitigation measures identified in the
Drainage Study and/or specified by the DPW shall become
requirements of this project.
26. [Offsite]Storm Drain Improvements. All offsite storm PW
drain improvements needed to serve the project, as shown on
Site Plan submitted by RJA dated October, 22, 1999, shall
be constructed and accepted for service as directed by DPW.
27. [Offsite]Water and Sewer Lines. All offsite water and PW
sewer lines needed to serve the project, shall be constructed
and accepted for service as directed by DPW.
28. Joint Utility Trenches/Undergrounding/Utility Plans. PW
Applicant/Developer shall construct all joint utility Wenches
(such as electric, telephone, cable TV, and gas) in
accordance with the appropriate utility jurisdiction. All
communication vaults, electric transformers, cable TV
bSXei;'bl0W:0ff~alv~S indiny appUrtenantutility items
thereto shall be under~ound and located behind proposed
sidewalk within the public service easement, unless
otherwise approved by DPW and any applicable agency. All _ ,
conduit. shall be under the sidewalk within public right of
way to allow for street tree planting. Utility plans, showing
locations of all proposed utilities (including electrical vaults
and undergound transformers) behind the Sidewalk shall be
. reviewed _and approved by the DPW. Location of these
items Shall be shown On the Final LandSeiipi~g and
Irri~ation Plan:!~ *' -
Streetlights. Streetlights on Streets-adjacent to the project PW
shall be the City Standard. cbbra head luminaries with
galvanized poles. The streetlighi'Shall be acceptable to the
DPW;-":- :-.---~
Overhead-Utility Line. The existing overhead utility pole PW
line adjacent to the project shhll be placed underground.
Approval of
Improvement
Plans/
Issuance of
Building
Pemits
Completion of
Improvements
Standard
Standard
Submitted PW
Prior to
Issuing
Grading
Permit
Approval of PW
Improvement
Plans
Occupancy of PW
Any Building
Occupancy of
any building
PW
Occupancy of PW
affected units Utilities
Approval of
Improvement
Plans
Occupancy of
Any Building
Standard
PW
LANDSCAPING:C.
3 1. Landscaping and Street Trees. The Applicant/Developer
shall construct all landscaping within the site, along project
frontage from face of curb to site fight-of-way, and all street
trees proposed within public service easements, to the
design and City of Dublin specifications, and to the
satisfaction of the DPW and Director of Community
Development. Street tree varieties of a minimum 15-gallon
size shall be planted along all street frontages and shall be
shown on Landscaping plans. Exact tree locations and
PL, PW Completion of
Improvements
varieties shall be reviewed and approved by DPW. The
proposed variety of trees to be planted adjacent to sidewalks
or curbs shall be submitted for review to and approval by the
DPW. Root shields shall be required unless otherwise
determined by the DPW and the Director of Community
Development.
32. Landscaping at Aisle Intersections. Landscaping at aisle
intersections shall be such that sight distance is not
obstructed. Except for trees, landscaping shall not be higher
than 30 inches above the curb in these areas.
: TRAFF!~ :AND CIRCULATION ." . . .
33.[Offsite]Traffic Signals. Applicant/Developer is
responsible for installation, modification, or payment of pro
rata share of si~alization at the following intersections to
the satisfaction of the DPW:
a. I Dougherty Road/Scarlert Drive
b. Dublin Boulevard/Scarlett Drive
The signal improvements shall accommodate conversion to
serve a four-legged intersection to the extent possible,
minimizing replacement or relocation of improvements.
Cost of the signal shall be the responsibility of Applicant/
Developer with a credit to the Traffic Impact Fee.
..... Applicant/DeVeloper shall agree to cooperate with the City
':' ' "of Dublin and othefproperty owners along Scarlett Drive in
. "' the installation of the traffic signals.
....... in the ~Vent that'a multi-party agreement for inStaIlalion of
the traffic signals fails to be reached by all parties,
.... ' Applieant/Develdper shall be responsible for the paymerit of
the fair share fees for the traffic signal.
34. 'No Parking Areas along Dougherty Road
~ Applicant/Developer shall designate no parking areas along
.... :~ :~ -- Doughe~,rty ROad. adjacent to the project area, and [ or as
.--z:-- 're~ommefided in the traffi~ stiid~"~?e~ired by TJKM, dated
October, 1999; and as directed by the DPW.
PL, PW Completion of
Improvements
PW
When deemed
necessary by
the DPW
Occupancy of
Any Building
Standard
px, V
PW
35. LAVTA. Applicant/Developer shall cooperate with LAVTA PW
to provide convenient access to public transit, to enhance
local and regional mobility and integration of LAVTA with
other public transit systems, and to locate bus alignments,
turnouts, service stops, bus shelters and other transit
amenities. The cost of procuring and installing necessary
improvements to meet requirements listed above shall be
paid by Applicant/Developer. Applicant/Developer shall
comply with all applicable requirements of LAVTA and as
indicated in the letter from "WHEELS" dated October 1999.
36. LAVTA Bus Passes. Applicant/Developer shall participate PW
in BAAQMD's Traffic Systems Management program and
provide a funding mechanism to LAVTA for free bus passes
for employees prior to occupancy of any buildings.
EMERGENCY SERVICES
37. Emergency Vehicle Access. In accordance with ACFD P\V, F
requirements, the first lift of asphalt concrete (AC) shall be
in place for the project prior to combustible materials
entering the site or any vertical construction on the site.
Approval of
Improvement
Plans
Occupancy of
Any Building
Approval of
Improvement
Plans
PW
Permits ~
Completion of
Improvements
ALAMEDA; CO~;:;~QQD~ CONTROL DISTRICT: ZONE 7' ........................
38. Wells. Any water wells, cathodic protection wells or Zone 7, PW Issuance of
exploratory borings shown on the site plan that are known to Grading
exist, are proposed or are located during field operations Permits
without a documented intent of future use, filed with Zone
7, are to be destroyed prior to any demoIition or construction
activity in accordance with a well destruction permit
obtained from Zone 7 and the Alameda County Department
of Environmental Services or are to be maintained in
accordance with applicable groundwater protection
.ordinances. Other wells encountered prior to or during
construction are to be treated similarly.
39. Requirements and Fees. Applicant/Developer shall Zone 7, PW Issuance of
comply with all Alameda County Flood Control and Water _ . . Building ...
Conservation District-Zone 7 Flood Control requirements
'" and applicable feeS. _
· DUBLIN!. SAN RAMON SERVICES DISTRICT (DSRSD)
Approval of
Improvement
Plans
PW
P\V
Standard
Standard
40. Construction by Applicant/Developer. All project potable DSR, PW
.. and recycled water and wastewater pipelines and facilities
shall be constructed by the Applieant/D eveloper in
": aee0i'dance withall DSRSD master plans, standards, '
specifications and requirements;
: 41.. . Responsibilities for Developer. Applicant/Developer shall DSR, PW
comply with all implementation of the "Water Efficient
Landscapd Ordinance #18'92".
....... ~OTtIER CONDITIONS '.... .
42. Postal Sen'ice. Applicant/Developer shall confer with PL, PW
...... local postal authorities to determine the type'of mail units
required and provide a letter from the Postal Service stating
' ' ' its satisfaction with the units'proposed. Specific locations
for such units shall be subject to approval and satisfaction of
: the Postal Service, the Director of Community Development
and DPW. A plan showing the locations of all mailboxes
- - shall be submitted for review and approval by the DPW.
.... 6
Standard
Standard
Approval of
Improvement
Plans
Standard
SITE DEVELOPMENT REVIEW
LANDSCAPING
1. Final Landscaping and Irrigation Plan. Applicant/ PL, PW
Developer shall submit a Final Landscaping and Irrigation
Plan, conforming to requirements of Section 8.72.030 of the
Zoning Ordinance (unless otherwise required by this
Resolution) for review and approval of all plant varieties
and spacing, by the DPW and the Director of Community
Development.
2. Prior Comments. Location, number, and species of all PL, PW
landscaping materials shall be subject to the review and
approval of the City' s Planning and Public Works
Departments.
3. Fire-Resistant and/or Drought Tolerant Plant Varieties.
Final landscaping and irrigation plans shall include fire-
resistant and/or drought tolerant plant varieties in the plant
palette.
4. Lighting, Utilities, Drainage. Final landscape and
irrigation plans shall show location of all pedestrian lighting,
utilities, drainage ditches and underdrains at bottom of
slopes. Plans shall address planting trees within public
service easements and avoiding conflict with utilities.
5. Lighting. Lighting in landscaped areas throughout the
project Shall be subject to review and approval of City's
Landscape Architect, Planning, and Public Works
Departxnents, in consideration of IES standards for lighting
: ';~' in public/community area~~ '~'
6. Minimum Landscape Setbacks. All planted areas between
roadways/drives/parking spaces and fences or other
· .roadWays shall be 5' minimUrn~ 'Minimum 8' landscaped
:. setbacks are required for side-yard fences on "reverse-comer
lots unless otherwise. approved by the DPW. Street tree
planrings must be continued along all street frontages.
Slope Transitions. Adequate slope areas shall be provided
in all tandscalSed areas between streets/roadways/curbs and
" fences to allow slope transition at top and bottom and
'adjacent tO fenceS: ~
Bicycle:Parking. Bicycle parking shall be provided near the
building entrieS. - . -
· Monument Signs. Design of any monument signs shall·be
approved by the Director of Community Development to
assure compatibility with design elements of the project and
by the DPW to assure unobstructed traffic visibility.
PL, PW
PL, PW
PL, PW
PL, PW
PL, PW-
PL, PW
PL, PW
Approval of
Improvement
Plans/Issuance
of Building
Permits
Approval of
Imp. Plans/
Issuance of
Building
Permits
Approval of
Imp. Plans/
Issuance of
Building
Permits
Approval of
Imp. Plans/
Issuance of
Building
Permits
Approval of
Imp. Plans/
Issuance of
Building
Permits
Approval of
Improvement
Plans/Issuance
of Building
Permits
Approval of
Imp. Plans/
Issuance of
Building
Permits
Completion of
Improvements
Completion of
Improvements
SOURCE
:. :'4'~:.:::~' ':;' :,'.!' i~ ?.;~ .:! i..
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
Standard
STANDARDS
10. Health, Design and Safety Standards; Prior to final
approval allowing occupancy of any new apartment, the
physical condition of the complex where the apartment is
located shall meet minimum health, design, and safety
standards including, but not limited to the following:
a. The sweets providing access to the apartment shall be
complete to allow for safe traffic movements to and
from the apartment.
b. All traffic striping and control signing on streets PW
providing access to the apartment shall be in place.
c. All street name signs on streets providing access to the PL, PW
apartment shall be in place.
d. All streetlights on streets providing access to the PW
apartments shall be energized and functioning.
e. All repairs to the street, curb, gutter, and sidewalk PW
which may create a heard shall be completed to the
satisfaction of the DPW and any non-hazardous
repairs shall be complete and/or bonded for.
f. The apartment building area shall be finish graded, PW, B
and final grading inspection shall have been approved
by the Building Department.
,, All sewer clean-outs, water meter boxes, and other PW
~' .
utility boxes shall be set to grade to the approval of
the DPW.
h. The apartments shall have received all necessary PW, B
inspections and have final approval by the Building
Department to allow occupancy.
i. All fire hydrants in streets providing access to the PW, F
apartment shall be operable to City and ACFD
standards..
All streets providing access to the aparhnents shall be PW, F
improved t~5'~h adeqUate'width and manner to allow
PL, PW
Occupancy of
Unit
Standard
PL, PW
Occupancy of
Unit
Occupancy of
Unit
Occupancy of
Unit
Occupancy of
Unit
Occupancy of
Unit
Standard
Standard
Standard
Standard
Standard
Occupancy of
Unit
Occupancy of
Unit
Occupancy of
Unit
Occupancy of
Unit
Standard
Occupancy of
Unit
Standard
Standard
Standard
j. Standard
for fire engine circulation to the approval of the DPW
k. All mailbox units shall be in place and functional: - PW, PL Occupancy of Standard
......... ' ....... Unit
7'' ' 11. Energy Conservation. Building plans shall demonstrate the PL, PW Issuance of Standard
" incorporation' of energy c6nservation measures into the Building
design,'constmction, and operation of proposed .- Permits
development.
Roadway
Amador Valley
Dougherty Road
Dougherly Road
I)ougherly Road
Dublin Boulevard
Dublin Boulevard
I)ubli,~ Ihmlevard
Scarlelt Drive
Village Parkway
Tolal Costs
CII' I'rojeet
I'rojeel No.
Table VIII
Estimated l'rojcct Share of l'!anned hnln.ovcmcnt CosIs
liike Lane - Stagecoach j{o.'M Io Dtmgherly
9655 Soulh Cily Limils to Si le Enlnmee
1-580 Ramps Io Dublin BIrd
Dublin BIrd Io Sierra Lane
Sierra Lane 1o Sile Enh'~nce
9685 Sile Enh'ance Io Ngrlh Uily Limils
Sile Enlrauee to Areadot Valley Bird.
Areadot Valley Illvd. Io Norlh City Limits
I)oughcrly Rtntd/I)ublin IIoulevm'd hnlmtvcmcnls
Dougherly Road to Scarloll Drive
9692 Village I'arkway to Sierra Lane
Sierra Lnne Itt I)oughcrly I~oad
9686 Dougherly Road Io Dublin Ihmlevard
Doughcrly I(oad Io I hmslon I'lncc
Ihmslon Place to Dublin Ihmlevanl
9656 New Traffic Signals
I'ercem ofl'rojcct I'rojecl 'l'rilts 1997AIYI' 2025 ADT 'l'nfflic I'rtdect I'er=cent
Tr{ps
Growlh of Gmwlh
15% 17~t 17900 19,100 1,500 I 1.73~
42% 492 44000 5870(I 14,700
62% 847 277(}0 30900 3,200
62% 847 23800 30900 7, 100
18% 212 238(}(I 3090(I 7, I O0
3% 36 1,1350 15850 1,500
82% 964 56336 7960() 23,264
0% 0 88(1{1 48550 39,750
20% · 235 25600 48600 23,000
2O% 235 256O0 48600 23.(}0(1
10% I 17 10200 I 0,20(}
20% 235 9800. 9,800
8% 94 12200 16850 4,650
7htJfic Sttub, for the Proposed Archstone /Ipttrfl#te/tls Development
3.35~
26.47%
I 1.93%
2.99°/
2.,100/
4.145
0.00
1.02~/
I .(12'~
1.15Y,
2.40Y,
2.02%
Estimated 'Foal I'rojccl
Costs
$673,132 $22,52S
$318,852 $84.396
$779,416 $92.981
$1,36,1,674 $40
$2,770,703 $66.49~
$700.011(I $29,(}06
$2,087,300
$2,562,775 $26,185
$2,625,200 $26,823
$4,156,900 $47,682
$4,156,900 $99.68 I
$389 100 $7,86(
.707,752
per Unil
$3,157[