HomeMy WebLinkAboutItem 6.1 Trumark Scarlett PlaceCITY CLERK # 0450-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 15, 2000
SUBJECT:
PUBLIC HEARING - PA 99-030 Trumark Companies Scarlett Place
Duplexes, Planned Development (PD) Rezone/Development Plan
(Report prepared by: Andy Byde., Associate Planner)
ATTACHMENTS:
1. City Council Resolution adopting a Mitigated Negative Declaration and
Mitigation Monitoring Program
2. City Council Ordinance adopting a Planned Development (PD)
Rezone/Development Plan (with Development Plan attached as Exhibits
A1 and A-2)
3. Project Plans (site plan, building elevations, and conceptual landscape
plans)
4. Initial Study/Mitigated Negative Declaration
5. Mitigation Monitoring Program
6. Applicant letter dated July 20, 2000
7. Planning Commission Staff Report dated July 25, 2000, incorporated
herein by reference*
* Not attached, but available at the Planning Department, City Hall
RECOMMENDATION:
BACKGROUND
2.
3.
4.
5.
6.
7.
o
Hear StaffPresentation
Open Public Hearing
Hear Applicant's Presentation
Question Staff, Applicant and the Public
Close Public Hearing
Deliberate
Adopt Attachment 1 City Council Resolution adopting a Mitigated
Negative Declaration and Mitigation Monitoring Program
Waive reading and introduce the Ordinance Attachment 2
amending the Dublin Zoning Ordinance to a Planned Development
(PD) Rezone/Development Plan (with Development Plan attached as
Exhibits A and A-2), and
Schedule the second reading of the Ordinance for the September 5,
2000 City Council meeting.
The 7.14-acre project site is located along the eastern side of Dougherty Road, immediately southeast of
the Park Sierra apartment complex. The site is a segment of the former Southern Pacific Railroad right-
of-wav located between Dougherty Road and Dublin Boulevard. The railroad use of the property pre-
dates 1937; however, within the last 20 years the tracks have been removed and the site has remained
G:\PA#\I999\99-030\cc staff rpt 8-15-00.doc
COPIES TO: The Applicant/Property Owner
PA File
ITEM NO.
vacant. The U.S. Army Camps facility is located north and east of the subject property. The properties
south of subject property include the Wright and Omernick properties. The Wright property contains
Sherwin Williams Paints and two auto related uses. The Omernick property contains the American
Building Components where Archstone Communities, a 177~unit apartment complex was approved by the
City Council in November of 1999.
In May of 1998, as a result of an application for a mini-storage facility (All Aboard Mini-Storage) on the
subject property, the City Council initiated a General Plan Amendment Study to analyze General Plan
land use alternatives for the railroad right-of-way property (subject property), the Wright Property, and the
Omernick property (Archstone) 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. The intent
of the multiple designation was to provide flexibility for potential development of the site.
Previously, the applicant proposed a 71-unit townhome project (17.5 units per acre) on the site which was
scheduled to go before the Planning Commission and City Council in December of 1999. However, the
applicant ultimately withdrew the project due to rel3orted financial considerations of the proposed product
type. Subsequently, in March of this year, the applicant resubmitted a new development plan which
consisted of a duplex product type for the subject property. The new project consists of 60 duplexes,
with private rear yards, at approximately 15-units per acre. In April of this year, Staff went before the
City Council to solicit direction regarding this project's compatibility with the area. City Council stated
that: (1) the proposed product type and resulting development plan was appropriate for the site; and (2)
the density range of 15 units per acre was appropriate for the area.
On July 25, 2000, The City of Dublin, PIanning Commission voted 4-0-I (with one Commissioner absent)
to approve the Site Development Review and Tentative Map, and recommended that the City Council
approve the Mitigated Negative Declaration and the Planned Development Rezoning request.
PROJECT DESCRIPTION:
The applicant has proposed a 60-unit, duplex project on the site. Individual homeowners would own each
unit and respective rear yards and Homeowners Association would own and maintain the on-site
landscaping, outside of the rear yard areas. To provide access to the subject property, the applicant would
construct a portion of the Scarlett Drive extension (approximately half of the extension), from Dougherty
Road to Houston Place. A recommended condition of project approval would require the developer to:
(1) disclose the construction of the second half of to potential home buyers; and (2) construct a sign at the
temporary, terminus of Scarlett Drive indicating that Scarlett Drive will be extended from Houston Place
to Dublin Boulevard in the future. The 7.14 acre site would be reduced as a result of the right-of-way
dedications necessary for Scarlett Drive, Dougherty Road, and Houston Place.
Rezoning
A new Planned Development (PD) Rezone needs to be adopted to establish General Provisions and
Development Regulations for the project and to delete the current zoning which is inconsistent with the
current General Plan Land Use designations for the site. The applicant 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. The General Provisions' and Development
2
Regulations are set forth in Attachment 2. The proposed permitted and conditional uses are generally the
same as permitted in the City's R-M Zoning District with the exception Of agricultural uses and second
units, which are proposed to be prohibited under this Planned Development. This application proposes to
change 4.0 net acres of the zoning district from M-1 (Light Industrial) to PD Multi-Family, attachment 2
provides the proposed Ordinance and written text for the Planned Development Rezone.
Development PD Multi-family District R-M District Standard
Standard
Building Site Per Land Use and 6,000 square feet.
Yard Setbacks Development plan .
Front 8 feet 20 feet
Rear 15 feet 20 feet
Side 5 feet 10 feet + 1 foot per each 10
feet lot frontage exceeds 50
feet
Building Height 33 feet 45 feet
Lot Coverage Per Land Use and 40%
Development Plan
Site Plan
The proposed units would be attached by one wall and access to the individual units, which do not frout
on Scarlett Drive, would be provided through a shared walkway in between the two-unit clusters. Access
to the units which front on Scarlett Drive Would be taken directly from the public sidewalk. No fencing or
walls would be placed in front of the units which front Scarlett Drive, however a dense landscaped hedge
would provide separation from the private property areas from the public sidewalk area of Scarlett Drive.
The southern property line would have a fence or soundwall separating the proposed project from the
existing and proposed uses to the south. HOwever, the area of the project adjacent to the future Archstone
Communities apartment complex would have a 6-foot high tube steel fence to provide a more visually
open appearance within the narrowest portion of the project.
The East Bay Regional Parks Iron Horse Trail is proposed to be located across Scarlett Drive, to the north
of the subject property. Alameda County Public Works Department is scheduled to begin construction on
this portion of the trail in the summer of 2001. A recommended condition of approval requires the
applicant to provide two pedestrian connections to the proposed trail. One connection would be at the
intersection of Dougherty Road and Scarlett Drive and the other at the intersection Houston Place and
Scarlett Drive.
In addition to the landscaping propOSed on the southem side of Scarlett Drive, the applicant has proposed
to place 24" box Aristocrat Pear Trees located 40 feet on center on the property to the north of the
Scarlett Drive right-of-way. This land is currently owned by Alameda County and is the location of the
future Iron Horse Trail and the placement of these trees on the Alameda County property will ultimately
be subject to the approval of Alameda County.
3
Parking and Access
Scarlett Drive would be located along the northern portion of the linear property and two points of access
along Scarlett Drive and one along Houston Place would be provided for access to the development. A
right mm pocket would be provided at the entrance along Scarlett Drive with enough stacking length for
two vehicles within the road right-of-way. Parking would be allowed along Scarlett Drive, however it
would be prohibited along the fight mm pockets and adjacent to the intersections of Scarlett Drive with
Dougherty Road and Houston Place. Parking would be further restricted by planter bump-outs, which
would add significant landscape area and additional buffer between the road way and the dwelling units.
The total number of parking spaces along Scarlett Drive would be between 11 and 19, depending on the
final location and alignment of the turn pockets and the sight distance analysis.
The availability of guest parking spaces becomes critical when higher density projects are considered.
Guest parking for the proposed project is more critical than that of the single family detached
developments because driveway parking is not available. Thirty-eight (38) on~site guest parking stalls are
proposed to serve the development. Head-in parking stalls are proposed adjacent to units 3 and 4 and 37
and parallel stalls are proposed along the private drive, adjacent the southern property line. All of the units
would contain two car garages. All of the guest parking is within 150-feet of each unit, provided the on-
street parking is utilized. The proposed amount of on-site parking meets the minimum City requirement
of 2 enclosed spaces per unit plus 1 space for every two units (Dublin Zoning Ordnance, Section 8.76).
However, for the on-site parking to remain adequate, a recommended condition of project approval
requires the development's CC&R's to prohibit: (1) the on-site storage of recreational vehicles; (2)
ensures that the on-site guest parking remain unreserved; and (3) the two car garages be permanently
maintained for parking of two vehicles.
Scenario Parking Minimum
Spaces Requirements
Total On-site Parking 158 150
Total Garage 120 1'20
Parking along Scadett 11-19 N/A
Parking Ratio (on site) 2.63 (158) 2.5 (150)
Parking Ratio (including offsite) 2.81 (169) 2.5 (150)
Emergency vehicle access would be provided through a 20-foot wide access along Scarlett Drive.
Emergency access to the remainder of the site would be provided by the existing access roads from
Scarlett Drive and Houston Place.
Architecture and Design
The applicant is proposing 60 duplex units to be located in 30, two-unit clusters. The units contain rear
yards of varying dimensions (between 12 to 38 feet in length). The elevations of the units which are
visible from either the public street, or within the project, wilt contain enhanced architectural details.
These details include: kickers, outlookers, and trellis details. The primary building material is a stucco
base with varying accent materials occurring primarily on the second floor. The general design theme is
American Vernacular Revival with elements Craftsman architecture through the use of shingles, board and
batten, and ship-lap siding. These different material types also provide individual details respective units.
4
Additionally, elevations two and three have optional 3rd-floor lofts which would add dormers to provide
necessary head room height and approximately 280 square feet to the floor plans.
Inclusionarv Housing Provisions
The applicants intend to comply with the City's InclusionaD' 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 89,000 and the in-lieu-fee would be approximately $67,000.
Environmental Review
A Mitigated Negative Declaration was prepared for the previous 71-unit townhome project. The
Mitigated Negative Declaration was noticed for a 20-day public review beginning November 24, 1999
and ending December 13, 1999. No comments were received from the public during this noticing period.
Staff determined that the 60-unit duplex project has remained substantially similar to the previous 71-unit
townhome site plan and the mitigations recommended by the Initial Study have remained identical.
Additionally, Staff determined that no other potentially significant effects to the environment were
detected during the review of the new project.
The Initial Study 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. A copy of the Initial Study, on which the Mitigated Negative Declaration is
based, is included as Attachment 4 and the mitigation monitoring plan is Attachment 5.
General Plan
The General Plan land use designation for the site is Medium- High Density Residential, which permits
multiple family residences between the density range of 14.1 to 25.0 dwellings per gross acre. The density
for the proposed the project is approximately 15 units per acre, which is within the density range of 14.1
to 25.0 units per acre prescribed by the Medium- High Density Residential land use.
The Land Use Element contains the following polices which are appropriate to this application:
2.1.1. Housing Availability
· Guiding Policy A: Encourage housing of varied types, sizes and prices to meet Current and future
needs of all Dublin residents;
Implementing Policy B: Designates sites available for residential development in the primary planning
area for medium to medium'high density where site capacity and access are suitable and where the
higher density are compatible with existing residential neighborhoods nearby.
Staff finds that the project is consistent with the Dublin General Plan becaUse: 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.
CONCLUSION
The project as conditioned is consistent with the Dublin General Plan and Dublin Zoning Ordinance. The
proposed project will provide an attractive residential development which is compatible with other land
uses in the immediate vicinity.
RECOMMENDATION:
Staff recommends the City Council open the Public Hearing, deliberate and adopt the following
resolutions:
1. Adopt Attachment 1 City Council Resolution adopting a Mitigated Negative Declaration and
Mitigation Monitoring Program; and
Waive reading and introduce the Ordinance Attachment 2 amending the Dublin Zoning Ordinance
to a Planned Development (PD) Rezone/Development Plan (with Development Plan attached as
Exhibits A and A-2); and
3. Schedule the second reading of the Ordinance for the September 5, 2000 City Council meeting.
6
RESOLUTION NO. -00
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING
PROGRAM FOR PA 99-030, TRUMARK COMPANIES-SCARLETT PALCE,
WHEREAS, Trumark Companies ("Applicant/Developer") have requested approval for a
residential development consisting of 60 duplexes on approximately 4 net acres, located on the east side
of Dougherty Road, immediately southeast of the Park Sierra apartment complex and further identified as
APN 941-550-22-5; 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
WHEREAS, a Mitigated Negative Declaration has been prepared for this application and is on file
in the Dublin Planning Department; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
application on July 25, 2000 and did adopt a Resolution recommending that the City Council adopt a
Mitigated Negative Declaration and Mitigation Monitoring Program for PA 99-030; and
WHEREAS, a properly noticed public hearing was held by the City Council on August 15, 2000;
and
WHEREAS, a Staff Report was submitted recommending that the City Council adopt a Mitigated
Negative Declaration and Mitigation Monitoring Program for PA 99-030; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin City Council does hereby find that:
A. The Trumark Companies 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.
Attachment 1
C. The Mitigated Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby adopt a Mitigated
Negative Declaration and Mitigation Monitoring Program PA 99-030 for Trumark Companies, Scarlett
Drive, the Mitigation Monitoring Program is attached as Attachment 5 and with the Initial
Study/Mitigated Negative Declaration (Attachment 4) are incorporated herein by reference.
PASSED, APPROVED AND ADOPTED this 15th day of August, 2000.
AYES:
NOES:
ABSENT:
ATTEST:
Mayor
City Clerk
G:\PA#\1999\99-030\pc-ndreso.doc
ORDINANCE NO. - 00
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY
, LOCATED ON THE EAST SIDE OF DOUGHERTY ROAD, IMMEDIATELY
SOUTHEAST OF THE PARK SIERRA APARTMENT COMPLEX AND FURTHER
IDENTIFIED AS APN 941-550-22-5 TO A PLANNED DEVELOPMENT ZONING
DISTRICT ESTABLISH GENERAL PROVISIONS AND ADOPT A DEVELOPMENT
PLAN FOR PA 99-030, TRUMARK COMPANIES-SCARLETT PLACE
WHEREAS, Trumark Companies ("Applicant/Developer") have requested approval of a
Planned Development Rezone to establish General Provisions and Development Regulations for
a residential development consisting of 60 Duplexes on approximately 4 net acres, located on the
east side of Dougherty Road, immediately southeast of the Park Sierra apartment complex and
further identified as APN 941-550-22-5; and
WHEREAS, Applicant/Developer 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, a completed application for a Planned Development Rezone is available and
on file in the Dublin Planning Department; and
WHEREAS, a Mitigated Negative Declaration has been adopted for this project with the
finding that with the implementation of mitigation measures contained in the Initial Study, them
will be no significant environmental impacts; and
WHEREAS, the Planning CommissiOn did hold a public hearing on said application on
July 25, 2000, with proper notice of said hearing given in all respects as required by law; and
WHEREAS, the Planning Commission has recommended approval of the Planned
Development Rezone and the Development Plan for PA 99-030; and
WHEREAS, a properly noticed public hearing was held by the City Council on August 15,
2000; and September 5, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve
the application; and
WHEREAS, on August 15, 2000, the City Council adopted a Mitigated Negative
Declaration and Mitigation Monitoring Program for PA 99-030; and
WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code,
the City Council makes the following findings:
1. The proposed Planned Development Zoning meets the intent and purpose of
Attachment 2
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 density of 15 units per acre which is consistent with the Medium-High Density Residential
density maximum 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.
5. The Planned Development Rezone is harmonious and compatible with existing
and potential development in the surrounding area because design elements and conditions of
approval of Site Development Review insure that impacts to surrounding existing and potential
development are insignificant; and
WHEREAS, the City Council did hear and use their independent judgment and considered
all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the Dublin City Council does ordain as follows:
Section 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin
Zoning Map is amended to rezone the following property ("the Property") to a Planned
Development Zoning District:
4101 net acres, located on the east side of Dougherty Road, immediately southeast of the Park
Sierra apartment complex and further identified as APN 941-550-22-5.
2
A map of the rezoning area is shown below:
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property
are set forth in the Development Plan for the Trumark Companies-Scarlett Place (.Exhibits A-1 &
A-2. hereto) which are hereby approved. Any amendments to the Development Plan shall be in
accordance with section 8.32.080 of the Dublin Municipal Code or its successors. The Planned
Development Rezone shall be in substantial conformance of the Land Use and Development
Plan (comprised of the Tentative Map and Site Development Review) with the General
Provisions and Development Standards approved with this Planned Development Rezone.
SECTION 3.
Except as provided in the Development Plans, the use, development, improvement and
maintenance of the Property shall be governed by the provisions of the Dublin Zoning
Ordinance.
SECTION 4.
The CitY Clerk of the City of Dublin shall cause this Ordinance to be posted in at least
three (3) public places in the City of Dublin in accordance with Section 36933 of the
Government Code of the State of California.
SECTION 5
This ordinance shall take effect and be enforced thirty (30) days from and after its passage.
Before the expiration of fifteen (15) days after its passage, it shall be published once, with the
names of the Council members voting for and against same, in local newspaper published in
Alameda County and available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 5th day of
September 2000, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:pa/99/99-030/cc pd rez reso.doc
DEVELOPMENT PLAN
GENERAL PROVISIONS AND DEVELOPMENT STANDARDS
PLANNED DEVELOPMENT REZONE
PA 99-030 TRUMARK TOWNHOMES
SCARLETT PLACE
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the Trumark Companies (Scarlett Place Subdivision), PA 99-
030 located on the former rail road right-of-way located on the east side of
Dougherty Road, immediately east of the Park Sierra apartments, and
further identified as APN 941-550-22-5. This Development Plan meets ali of
the requirements for Stage 1 and Stage 2 review of the project.
This Development Plan includes Tentative Tract Map 7181 and Site Development
Review plans, other plans, exhibits, and written statements contained in the PA
99-030 file, and on file in the Planning Department. The Planned Development
District allows the flexibility needed to encourage innovative development while
ensuring that the goals, policies, and action programs of the General Plan and
provisions of Section 8.32 of the Zoning Ordinance, are satisfied.
A. General Provisions
Intent: This PD District rezone is to establish, provide for and regulate the development
of the Scarlett Place Subdivision. Development shall be generally consistent with the
Land Use and Development Plan.
2. Zoning: PD Residential - (General Plan Land Use Designation: Medium-High Density
Residential)
3. Permitted Uses: The following principal uses are permitted by the PD Residential
District:
Residential development limited to:
Single Family Duplex Units
60 Residential Units
4. Prohibited Uses: The following uses are prohibited in this PD Residential District:
a. Field Crops
b. Orchards
c. Plant Nurseries
EXHIBIT A-1
d. Greenhouses used only for cultivation of plant materials for sale
e. Hospital
f. Second Units
5. Conditional Uses: All conditional uses in the R-M District are conditional uses in the
PD Residential District with the exception of prohibited uses listed above.
o
Dublin Zoning Ordinance: Applicable requirements except as specifically modified by
the provisions of this PD District Rezone, all applicable general requirements and
procedures of the Dublin Zoning Ordinance R~M District shall be applied to the area
designated in this PD District Rezone.
Site Plan & Architecture: See attached site and elevation plans contained in
Attachment 3, Development Plan. This Development Plan applies to the 4-acres shown
on this plan. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior materials and design quality.
8. Density: The density of the proposed development for the 4 acres is 15 dwelling units
per acre.
B. Development Standards
Development Standards within this PD Residential are as follows:
Building Setbacks:
a. Public Street
b. Between Garage Faces
8 feet minimum from right of way line
30 feet minimum
Note: Sectional garage doors with automatic openers are required for all residences.
Note: Architectural projections such as eaves, enclosed porches, balconies, wing walls,
fireplaces, bay windows, etc. may project up to 4' into any required setback area. Air
conditioning units shall be screened from on and off-site views and shall be placed so as
to minimize any noise intrusion into any adjacent residential unit.
Residential Massing and Maximum Building Height: Variations in building elements,
elevation stepping and roof heights are encouraged to break the visual linearity and
potential consistent height of the large structures. Three story elements should be stepped
back. The maximum building height shall be 33 feet.
Parking/Garages: Garage access shall be from interior private driveways. Two enclosed
parking spaces shall be provided for each residential unit. Garage parking shaII measure
a minimum of 19 by 19 feet. Guest parking shall be provided in close proximity to the
residential units that they are intended to serve. CC & R's shall ensure the on-site
parking stalls (excluding the individual garages) shall remain unreserved and open to
guests. CC & R's shall also prohibit the on-site storage of recreational vehicles within the
on-site parking stalls. Additionally, the CC&R's shall state that the parking stalls within
each garage shall be maintained so as to not preclude the parking for twO vehicles.
Trash Receptacles/Enclosures: Each residential unit shall have enclosed storage space
for trash cans and recyclable containers. This space shall be within each respective unit's
garage. Enclosures for trash and recyclable items not contained within the garage area,
shall be subject to review by the Planning Department. CC & R's shall prohibit
unenclosed exterior storage of trash and recyclable materials.
General Provisions
The project developer shall, prior to Final Map approval, construct a sign at the
temporary terminus of Scarlett Drive indicating that Scarlett Drive will be extended from
Houston Place to Dublin Boulevard in the future, subject to review and approval by the
Director of Public Works. The project applicant/developer, shall prior to Final Map
approval, provide payments of off-site infrastructure, payment of public facilities impact
fees, affordable housing fees, and other provisions deemed necessary by the City to find
the project consistent with the Dublin General Plan and Zoning Ordinance.
As part o£ Final Map approval, the dedication for ownership of open space, parkways and
other landscaped areas shall be designated. No credit for these areas and improvements
shall be given towards parkland dedication requirements. Ail facilities and landscaping
within the open space and common areas shall be subject to approval of the Community
Development Director.
The developer shall be required to pay all applicable fees, including a Public Facility 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 amount of the Public Facilities Fee.
Subsequent additions to residences are prohibited.
Z/
3
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i
July 2000
PA 99-03_0
SCARLETT PLACE
Table of Contents
i, ii
P.1
L.1
T.1
A. 1
A.2
A.3
A.4
A.5
A.6
A.7
A.8
A.9
A.10
A. tl
Project Description
Prqiect Illustration
Master Landscape Plan (Site Plan)
Title Sheet (w/Duet Elevations)
Building 1-IR "A" Elevations
Building I-IR "B" Elevations
Building 1-1R Floor Plan
Building 2-3 "A" Elevations
Building 2-3 w/Optional Loft "A" Elevations
Building" ""B"
:-.~ Elevations
Building 2-3 w/Optional Loft "B" Elevations
Building 2-3 "C" Elevations
Building 2-3 w/Optional Loft "C' Elevations
Building 2-3 Floor Plans
Building 2-3 w/Optional Loft Floor Plan
July 2000
I
PA 99-030
Scarlett Place
Dear Council Members and Commissioners:
Tmmark is pleased to submit the Scarlett Place project to the City of Dublin. Trumark believes the
construction of new duet-homes and city roadways will substantially improve this cu~entlv vacant
infill site. Please find below a briefProj'ect Description and Reason for Requesr discussion.
Project Description
The Scarleu Place application includes a request for a Planned Development Rezone and Tentative
Subdivision Map. The project includes the development of a portion of a former railroad
that extends between Dougherty Road and Dublin Boulevard. The currently proposed neighborhood
includes 60 attached duet homes on a total of approximately 4.0 acres resulting in a densi¢' of 15 un/ts
per acre (tentative map totals 7 acres including proposed/future public R.O.W).
Scarlett Place is desi_maed to create a sense of commtmity with emphasis placed on architecture and
landscaping. The new neighborhood includes three duet plans with sizes ranging from 1.400 to 1.580
square feet. Two of the plans offer the option of an additional 280 square foot lo~. The proposed duet
facades reflect a modified craftsman s~le of American architecture. The use ofroofgabl:s and the
employment of the exterior finishes such as lap wood and wood shingle siding with stone veneer accems
contribute to the charm of Scarlett Place's design.
Streetscape elements such as upgraded 24" box trees dispersed along pubhc streets and within the
project's interior will immediately provide mature attractive landscaping to the community. Enhanced
paving at the project entrances adds a sense of richness at the pedestrian level. The perimeter wall
includes a combination of attractive textured sound walls and lattice wood fence details at visually
prominent locations that enhance views from the public streets of on-site landscaping and arch_itecture.
Table 1 below provides preliminary square footage information for each duet model and Table 2 provides
additional site analysis information.
i35 BLAC. K'-.'.-'.',r'K PLAT-A C[~',CLE ' g'"'*'= "TM -" ~'-C"' = --' ,'c-,=
- , ,_. .... h, · _..'-..x ..... ~.. -;450(,--',,r,N - , _. o-4:-
Table 1: Duet Home Descriptions (Preliminary Design)
Plan No.- No. of Units
Plan 1- 26 duet homes
Plan 2- 17 duet homes
Plan 3- 17 duet homes
Plan 2- w/loft option
Plan 3- w/loft option
Total: 60 Homes
iFloor Plan
3 bedrooms,_2.5 bathrooms,
2 story, 2 car gara~ee
3 bedrooms, 2.5 bathrooms,
2 story, 2 car garage
3 bedrooms, 2.5 bathrooms,
2 story, 2 car garage
3 bedrooms, 2.5 bathrooms, 2
story with loft,, 2 car ~arage
3 bedrooms, 2.5 bathrooms, 2
story with loft,, 2 car sarape
I Square Feet
1400 Sq. Ft. Living
412 Sq. Ft. Garage
1540 Sq. Ft. Living
403 Sq. Ft, Garage
1580 Sq. Ft. Living
411 Sq. Ft. Garage
1824 Sq. Ft. Living
403 Sq. Ft. Garage
1860 Sq. Ft. Living
4!,1 Sq. Ft. Garase
Table 2: Site Data Information
Total Number of Un/ts: 60
Residential Site Area (AC): 4.0+/-
Units Per Acre Density: 15
Typical Build/n[,. Hei~_hts:
Parking Total:
Unit Covered Parl~n~:
Guest Parl~ffn~:
On-Street Parla'ng:
Total Parking Available Per Unit:
To be Determined -Avl~rox. 29'
178
I 120 (2 spaces vet du)
39 (. 65 spaces per du)
19 (.32 spaces per du)
2.97
Total Parking Spaces Per [
Unit w/o Public Streets: ] 2.65
Reason for Request
Trumark believes that the medium density residential uses associated with Scarlett Place provide a
unique opportmnity for the transition of vacant urban railway lands into contemporary homes for
Dublin residents. The project would fulfill the city's general plan designation of medium-high
density residential (14.1-25 du/ac) by having a density of approximately 15 units/acre. The
proximity, of the BART station and the Iron Horse Trail compliments the proposed Scarlett Place's
residential density. The homes will add to the variety of new housing stock for the city of Dublin
and the new residents will add to the property and sales tax revenues for the city.
The Scarlett Place project will enable the building of rou~hly half of Scarlett Drive, which was
previously planned within the City's 1998-2003 Capital Improvement Program for land acquisition
and construction bev, veen Dou*~herty Road & Dublin Blvd. The City planned roadway and resulting
config-uration of the property has made the project a site planning challenge. The approximately
1,285 linear feet of street frontage on a newly planned public street has boosted development costs
considerably in comparison to the remaining buildable land area ..'.his site has to offer (the widest
portion of the site is 200 feet). Public street improvements include over $2,000,000 in construction
and land values. After several site planning studies Trumark has re-submitted the current plan in a
problem-solving effort to achieve the City's overall agenda while also meeting the site & project's
feasibility requirements. Thank you and Trumark looks forward to meeting with the Planning
Commission and City Council.
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CITY OF DUBLIN
Environmental Checklist
Initial Study
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Project title: PA 99-030 Trumark Townhomes
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: Southern Pacific Railroad right-of-way, East of Dougherty Road, and North of
Dublin Boulevard.
Assessors Parcel Number(s): 941~550-22-5
Project sponsor's name and address:
Trumark Companies
4135 Blackhawk Plaza Circle
Danville, CA 94506
General Plan designation: Medium-High Density Residential (14.1-25.0 du/ac) and Retail Office.
Zoning: M- 1 (Light Industrial).
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 necessary.)
The proposed project consists of constructing a maximum of 71-unit townhome project. The town
homes would be contained within 8 separate buildings, which would attain a maximum height of 35
feet above finished grade. The proposed project contains units which would range between 1,225
and 1,667 square feet and each unit would have its own 2-car garage. The project would also
include associated site improvements, including 180 on-site parking spaces (consisting of 142
garage spaces, and 38 guest spaces), and associated landscaping. Additionally, to provide access to
the property, the applicant is proposing to construct Scarlett Drive extension between Doughtery
Road and Houston Place.
Attachment 4
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 north lies the
Camp Parks Reserve Forces Training Area. To the south is the recently approved 177-unit Archstone
Apartment complex and the existing commercial and industrial building. To the east is Mayflower and
Caton Van and storage companies. 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 M-l(Light
Industrial) to the "Planned Development-Medium Density" Zoning District. Site Development Review
has also been requested by the applicant to permit the construction of 71-unit townhomes and dwellings
and associated improvements on the site and a Vesting Tentative Tract Map for the 71 lots.
Vehicular access is proposed via Scaflett Drive extension and two private driveways from Scarlett Drive
and one from Houston Place. An emergency access would be provided at Dougherty Road to provide
additional access to the site. A total of 180 on-site parking spaces are proposed, which would include 2
spaces within an enclosed garage for each unit and .54 non-reserved guest parking space for each unit. A
portion of the open parking will be designed for compact vehicles and handicap-accessible spaces will
also be provided. The proposed amount of parking meets the minimum City requirement of 2 enclosed
spaces per unit plus 1 space for every two units (Dublin Zoning Ordnance, Section 8.76).
The applicant proposes to construct an iron fence around a portion of 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.
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 98-024). 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, DubIin
CA, during normal business hours.
Dublin Planning Department
Trumark
PA 99-030
Page 2
Exhibit 1 Project Location
PROJ£C T
SiTE
HOUSTON PL
VICINITY MAP
Dubiin Planning Department
Trumark
PA 99-030
Paae 3
Exhibit 2 Rezoning
ASSESSOR'S MA,? 941
PAGE !.
Estate ELIZ. A. DOUGHERTY (a~8
AMENDED MA/:; TO WA/of DOUGHER'TY
RM. 2817 ~z~/83 RM. 7109zz~,
Scol~'l"= 20 O' ~M. 65~ zo~/sz P.M. 71632~,
EM.4008
TR. 6644
RM. 7080
-C-'& [
.Z~S A~.
ALAMO
Dublin Planning Department
Trumark
PA 99-030
Page 4
A map of the property is shown:
L eoend
Houston
Comp Porks
Project Site = 4. D5 Ac.
Future $cor/eit Dr. R.O.F. ($o~th) = 1.22 Ac.
County R.O.F. = 2.87 Ac.
future Scorlett Dr. R.O.~ (North) = 1.59 Ac.
Houston Place Toke = 0.07 Ac.
Dougherty Rood Toke = 0.$1 Ac.
20-F~. from F of C on $c~rlett 'Dr. = O. EJ Ac.
B-FT side,yolk on $carlett Dr. -- ~.24 Ac.
Scar~eft Ploce
Dec-.mber 2, 1999
?ARC~ A
PAiC'~.L J~47 ~817,
PA~ A '
Dub/in Boulevard
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1. Project description:
2. Lead agency:
3. Contact person:
4. Project location:
Rezoning from "M-1 Light Industrial District" to "Planned
Development - Medium-High Density Residential"; Site
Development Review for 71-units, contained within 8 buildings and
a Vesting Tentative Tract Map for 71 lots.
City of Dublin
100 Civic Plaza
Dublin CA 94568
Andy Byde, Associate Planner
Located on the former rail road right-of-way located on the east side
of Dougherty Road, immediately east of the Park Sierra apartments,
and further identified as APN 941-550-22-5
5. Project sponsor:
6. General Plan designation:
7. Zoning:
8. Surrounding zoning and uses:
North:
South:
East:
West:
Tmmark Companies
Medium-High Density Residential ( 14.1-25.0 du/ac) and Retail
Office
Existing:
M-1 (Light Industrial)
Proposed:
P-D (Planned Development, Medium Density Residential)
Camp Parks Reserve Forces Training Area
Light industrial
Moving van company and related storage Camp Parks Reserve Forces
Training Area
Commercial area with mini-storage uses, auto-related uses and light
industrial uses; medium density apartments
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
Trumark
PA 99-030
Page 6
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/Planning 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 been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on earlier analysis as described on the
attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain
to be addressed.
.... I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the proposed
project.
Signature: Date:
Dublin Planning Depar[ment
Trumark
PA 99-030
Page 7
Printed Name: For:
Evaluation of Environmental Impacts
1)
2)
3)
4)
5)
6)
7)
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).
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.
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" entries when the determination
is made, an EIR is required.
"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.
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.
Lead agencies are encouraged to incorporate the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
document in substantiated. A source list should be attached and other sources used or individuals
contacted should be cited in the discussion.
This is only a suggested form and lead agencies are free to use different forms.
Dublin Planning Department
Trumark
PA 99-030
Page 8
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.
I. Land Use and Planning. Will theproject
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. Would 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
affordable housing? (Source: 8)
III. Soils and Geology. Would the proposal result
in or expose people to potential impacts
involving:
a) Fault rupture? (Source: 2 )
b) Seismic ground shaking? (Source: 2)
c) Seismic ground failure? (Source: 2)
d) Seiche, tsunami, including liquefaction?
(Source: 2,7)
e) Landslides or mudflows? (Source: 2,7)
f) Erosion, changes in topography or unstable
soil conditions from excavation, grading or
fill? (Source: 8)
g) Subsidence of land? (Source: 2)
h) Expansive soils? (Source: 2)
PotentiallyPotentially Less than No
SignificantSignificant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Dublin Planning Department
Trumark
PA 99-030
Page 9
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 mount of surface
mn-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,
8)
i) Substantial reduction on the amount of
groundwater otherwise available for public
water supplies? (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 receptors to pollutants?
(Source:7,8)
c) Alter air movement, moisture, temperature, or
cause any change in climate? (Source: 7,8)
d) Create objectionable odors? (Source: 6,7)
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
I
X
X
X
X
X
X
X
X
X
X
X
X
Dublin Planning Department
Trumark
PA 99-030
Page 10
VI. Transportation/Circulation. Would the
proposal result in?
a) Increased vehicle trips or traffic congestion?
(Source: 3)
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 turnouts,
bicycle racks)? (Source: 1, 6)
g) Rail, waterborne or air traffic impacts?
(Source: 3)
VII. Biological Resources. Would the proposal
result in impacts to:
a) Endangered, threatened or rare species or
their habitats (including but not limited to
plants, fish, insects, animals and birds)?
(Source: 8)
b) Locally designated species (e.g. heritage
trees)? (Source: 1)
c) Locally designated natural conununities (e.~.
oak forest, coastal habitat)? (Source: 8)
d) Wetland habitat (e.g. marsh, riparian and
vernal pool)? (Source: 8)
e) Wildlife dispersal or migration corridors?
(Source: 8)
VIII. Energy and Mineral Resources. Would the
proposal:
a) Conflict with adopted energy conservation
plans? (Source: 1)
b) Use nonrenewable resources in a wasteful and
inefficient manner? (Source: 8)
"Potentially PotentiallyLess than No
Significant SignificantSignificant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
Dublin Planning Department
Trumark
PA 99-030
Page 11
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)
IX. Hazards. Would the proposal involve:
a) A risk of accidental explosion or release of
hazardous substances including but not
limited to oil, pesticides, chemicals, or
radiation? (Source: 5, 8)
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)
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 lgroposal 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 governmental
services in any of the following areas?
a) Fire protection? (Source: 6)
b) Police protection? (Source:6)
c) Schools? (Source: 8)
d) Maintenance of public facilities, including
roads? (Source: 6)
e) Other governmental services? (Source: 6)
XII. 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)
X
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Dublin Planning Department
Trumark
PA 99-030
Page 12
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: 7,8)
d) Restrict existing religious or sacred uses
within potential impact area? (Source: 7)
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?
Source: 6)
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to
eliminate a plant or animal community,
reduce the number 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?
X
X
X
X
X
PotentiallyPotentiallyLess than No
SignificantSignificantSignificant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
Dublin Planning Department
Trumark
PA 99-030
Page 13
b) Does the project have the potential to achieve
short-term, to the disadvantage of long-term,
environmental goals?
c) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects and the
effects of probable future projects).
d) Does the project have environmental effects
which wilt cause substantial adverse effects
on human beings, either directly or
indirectly?
X
PotentiallyPotentiallyLess than No
SignificantSignificantSignificant Impact
Unless Impact
Mitigated
X
X
~' Sources used to determine potential environmental impacts
2.
3.
4.
5.
6.
7.
8.
Dublin General Plan or Zoning Ordinance
Geotechnical Reconnaissance Report prepared by ENGEO(July 16, 1999)
Traffic analysis prepared by TJKM Associates (November 1999)
Acoustic analysis prepared by Paoletti and Associates (September 23, 1999)
Phase I and Phase II Environmental Site Assessment (ENGEO, September 7, 1999)
Communication with appropriate City of Dublin Department(s)
Site visit
Other source
XVII. Earlier Analyses
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration, Section 15063
(c)(3)(d). In this case, a discussion should identify the following on attached sheets.
a) Earlier analyses used. This environmental analysis is based, in part, on a previous analyses prepared
and approved by the City of Dublin on this site in 1999 (File PA 98-024, General Plan Amendment-All
Aboard Mini Storage). A copy of previous environmental reports are available from the Dublin Planning
Department, 100 Civic Plaza, Dublin, during regular business hours.
Dublin Planning Department
Trumark
PA 99-O3O
Page 14
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 based on 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.
7/
Dublin Planning Department
Trumark
PA 99-030
Page 15
Attachment to Trumark Communities Negative Declaration
PA 99-030
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 Settin~
The project site area is located in an area characterized by a mixture of industrial and commercial land
uses. To the north lies the Camp Parks Reserve Forces Training Area and to the east 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 southwest is a commercial
district that contains mini-storage, auto-related and light industrial uses. To the west 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 4.0 acre project site was the former Southern Pacific railroad right-of-way. The site is currently
vacant partly occupied by stockpiles of debris and dirt. 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.
Immediately north of the site is planned to be utilized to extend Scarlett Drive to the southeast and
ultimately connect with Dublin Boulevard. The right-of-way beyond the railroad right-of-way is planned
to contain the Iron Horse Trail, a regional bicycling and hiking trail proposed to extend from Pleasanton
to Contra Costa County. The trail will be operated and maintained by the East Bay Regional Parks
District.
Project Impacts
a) Conflict with general plan 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 17.75 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 Z I(A)): The proposed project would satisfy a sector of the
housing market that is currently under fulfilled, by providing attached ownership housing types, consistent
with General Plan policies.
Dublin Planning Department
Trumark
PA 99-030
Page16
b) Conflict 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) Jncompatibilities with existing land use in the vicinity? PS/M. Two specific areas of potential
incompatibility with surrounding uses have been identified: (1) the adjacency of commercial and light
industrial uses to the south of the subject property; and (2) the of the presence of nearby high pressure
underground petroleum pipelines paralleling the railroad right-of-way. The potential effects of hazardous
material and the risk of upset is addressed in Section IX.
Mitigation Measure 1: Construct a solid wall along the southern property line separating the
Wright property from the subject property. The wall shall be designed in such a way to screen
views and potential noise from commercial and light industrial uses to the south from the proposed
residential uses on the subject property.
d) Effect on agricultural operations or soils? NI. The site has been used as a railroad right-of-way and no
agricultural operations exist on the subject property or the surrounding properties.
e) Disruption of physical arrangement o fan established community? NI. The subject property has been
utilized as a railroad right-of-way for many years and has been vacant for the last 20 years. This property
has marked the boundary of industrial uses which have historically occurred in the area. This area
consists of concrete tilt up buildings that contain light 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 the project would not disrupt any physical arrangement of the community.
II. Population and Housing
Environmental Setting
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) Cumulatively exceed official regional or local population projections? LS. The project site is relatively
small in size, approximately 4.0 acres, in relation to the City as a whole and would not have an
appreciable affect on the City-wide population base. Based on a person per dwelling unit factor of 2.0
(taken from the adopted Land Use Element), up to 142 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.
Dublin Planning Department
Trumark
PA 99-030
Page 17
b) Induce substantial growth in an area, either directly or indirectly? NI. The project site is identified as
an "infill" site with current water and sewer service, 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
vacant 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 in the area, the site is underlain by poorly consolidated, non-marine deposit
sedimentary rocks of the Tassajara Formation. The geotechnical investigation report prepared for the
project indicates that the site is not within an Alquist-Priolo Fault Zone (1982). There are no mapped
faults which are known to traverse the site, the closest Alquist-Priolo Fault Zone is 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.
The soil conditions of the site are summarized as follows. Surficial 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 brown silty clays, sandy
clays, and clayey sands of low to medium plasticity to a maximum depth of 41.5 feet. Groundwater table
ranges between 6 and 29 feet in depth beneath the surface, based on variability in rainfall and other
considerations.
Project 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 Hayward fault, San Andreas fault and Calaveras fault. Additionally, 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
Dublin Planning Department
Trumark
PA 99-030
Page 18
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: Ail 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 geotechnical investigation.
Adherence to Mitigation Measure 2a and 2b will reduce the potential for ground shaping impacts to an
insignificant level.
c) Is the site subject to seismic ground failure? LS. Based on the geotechnical reports prepared for the
subject property, the risk of ground failure would be low. Enforcement of provisions of the 1997 Uniform
Building Code and recommendations contained in the geotechnical report prepared for the project will
serve to reduce potential impacts of seismic ground failure to a less than significant level.
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 are not prone to liquefaction. There are no major
bodies of water located nearby which could be a source of seiche hazard.
e) Is the site subject to landslides or mudflows? LS. The site is essentially flat 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;
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· 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 3 will reduce potential erosion impacts to an insignificant level.
g) Subsidence of land? P/SM. According to the Geotechnical Reconnaissance prepared for the site
indicates that on an adjacent property alternating layers of sands and clays were found which could result
in settlement if appropriate mitigations are not undertaken.
Mitigation Measure 4a: A Registered Civil Engineer with soils engineering expertise or a
Registered Geotechnical Engineer should perform a final, detailed geotechnical investigation of
the site before completion of the final building design. At a minimum, the geotechnical
investigation should include the following tasks:
Additional subsurface exploratiOn should be conducted to determine the
consistency of the fill.
Specific recommendations for site grading should be developed to address existing
uncontrolled fills.
Over-excavation of existing uncontrolled fill and replacement with properly
engineered fill materials, should be considered.
Specific settlement and seismic design criteria and values for the foundation system
should be recommended.
Mitigation Measure 4b: All subsequent construction plans should incorporate the
recommendations of the final geotechnical investigation, as approved by the Department
of Public Works. The final project design should conform also to the engineering and
seismic requirements of City of Dublin Grading requirements and the Uniform Building
Code. A Registered Civil Engineer should design the grading and foundation plans. A
Registered Soils Engineer should stamp and sign the grading and foundation plans
certifying that they conform to the recommendations of the final geotechnical
investigation.
Adherence to Mitigation Measure 4 will reduce potential subsidence impacts to an insignificant level.
h) Expansive soils? P/SM. Surficial soils on the project site have been 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 final geotechnical report
submitted for the project should recommend appropriate construction techniques to ensure that any
negative effects of expansive soils can be reduced to a level of insignificance.
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Mitigation Measure 5: All subsequent construction plans should incorporate the
recommendations of the final 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.
i) Unique geologic or physical features? Nil 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 Setting
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, with
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 Iow absorption rates of the clayey soils found on the project site.
b) Exposure ofpeople orproperty toflood 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 Management Agency, Community Panel No. 060705 0001 A, dated 1997.
c) Discharge into surface waters or changes to surface water quality? PS/M. The preliminary grading
concept for the project involves collecting 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, the Creek has been designed and constructed to accommodate storm water
flows which would be generated on the site under developed conditions.
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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 of pollutant material.
The City of Dublin is a co-permit-tee of the Alameda County Clean Water Program, which is a coordinated
effort by local governments in the County 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
Redevelopment Controls for Storm Water Programs. These recommendations include policies that define
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 6a: 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 6b: The applicant shall submit a stormwater pollution prevention plan.
Such a plan should provide both interim (during 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 removal 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 surface 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 6 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 of groundwater? NI. The project would not significantly alter existing ground
water resources on or near the project site, as discusses in Section IV (a) and (c).
g) Altered direction of groundwater? NI. The project would not affect groundwater direction.
h) Impacts to groundwater quality? NI. The scope of the project is such that groundwater resources will
not be affected, as discusses in Section IV (a) and (c).
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i) Substantial reduction of groundwater resources? LS. Future project residents will rely on water
SUpplied by the Dublin San Ramon Services DistriCt (DSRSD) for water supplies. Section, XII, Utilities,
further describes anticipated water supply to'the project.
V. Air Quality
Environmental Setting
The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the
west, south and east. Most of the 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 7: The following measures shall be incorporated
specifications and shall be followed by the project grading contractor:
into construction
· 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
accomplished in more than one phase;
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· On-site vehicle speed shall be limited to 15 mph;
· 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 City of Dublin, to
remove silt ad construction debris;
· Unnecessary idling of construction equipment shall be avoided;
· Equipment engines shall be maintained in proper working condition per manufacturers'
specification.
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 18 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) Expose sensitive receptors to pollutants? LS. The project, if approved and constructed, would add an
anticipated 142 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 odors are
anticipated to be created.
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 Setting
Major roadways serving the site include:
Interstate 580, a six-lane east-west freeway connecting Dublin with nearby local communities
such as Livermore and Pleasanton and regional destinations, such as Tracy and Oakland. 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
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between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580
and Stoneridge Drive.
Dougherty 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 arterial 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 Drive 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 planned to be extended northward to Gleason Drive as a four lane roadway, which is currently
under construction.
$carlett 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 mitigation monies
collected from new development projects. The extension will proceed immediately north of the
subject property, along Southern Pacific right-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
Road north of the project site.
· Houston Place is a two-lane road east of Dougherty Road with fronting industrial uses. Houston
Road would intersect at Scarlett Drive, east 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 1999. The intersections surveyed
included:
· Dougherty Road/Amador Valley Boulevard
· Dougherty Road/Scarlett Drive
· Dougherty Road/Sierra Lane
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· Dougherty Road/Houston Place
· Dougherty Road/Dublin Boulevard
· Dougherty Road/I-580 Westbound Ramps
· Hopyard Road/1-580 Eastbound Ramps
· Scarlett Drive/Dublin Boulevard
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) cumulative for the year 2025 plus project.
General Plan Transportation Policy Framework
The General Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of
an intersection bY comparing the volume of critical traffic movements to intersection capacity and
determining average delays. LOS can range from "A," representing free-flowing conditions, to "F,"
representing very severe congestion and intersection breakdown.
The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance
(these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development
and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91 or
greater) (General Plan Guiding Policies 5.1. lB and C).
Siznificance Criteria
Based upon General Plan policies, an intersection impact is considered significant if it causes the overall
intersection LOS, or a movement LOS in the intersection, to fall below LOS D.
Project Impacts
a) Increased vehicle trips or traffic congestion? LS. The proposed project would increase vehicle trips and
traffic congestion in the local roadway network. However, this would not be considered a significant
impact because as a result of the additional trips generated by the project, none of the intersections studied
by the traffic consultant (or any other foreseeable intersections) would drop below LOS D. Likewise, the
intersections which currently operate below D, would not be further impacted by the additional trips
generated by the project (see the table on the next page). Additionally, the applicant will be required to
assist in off-setting the fair-share cost of city-wide improvements as part of the development plan
approval.
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Existing Traffic (including existing, approved, and pending projects) compared with traffic generated by
the proposed project.
Existing Scenario Project Scenario
Existing +
Intersections Peak Existing + approved +
Period approved + pending pending + project
V/C LOS V/C LOS
AM 0.87 D 0.87 D
Dougherty Rd./Amador Valley
Blvd. PM 0.82 D .082 D
AM 0.77 C 0.79 C
Dougherty Rd./Scarlett Drive
PM 0.66 B 0.68 B
AM 120+ F 120+ F
Dougherty Rd./Houston Place*
PM 120+ F 120+ F
AM 0.87 D 0.88 D
Dougherty Rd./Sierra Lane
PM 0.83 D 0.83 D
AM 1.11 F 1.11 F
Dougherty Rd./Dublin Blvd
PM 1.36 F 1.36 F
AM 0.65 B 0.65 B
Dougherty Rd./I-580 WB Ramps
PM 0.57 A .057 A
AM 0.91 E 0.91 E
Hopyard Rd.fl-580 EB Ramps
PM 0.92 E 0.92 E
AM 0.91 E 0.91 E
Dublin Blvd/Scarlett Dr.
PM 1.18 F 1.18 F
*unsignalized intersection, average delay in seconds for stopping and yielding movements at STOP controlled intersection
The following projects are .included in the existing scenario traffic conditions (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); Archstone Communities (177 apartment units); Casterson residential development;
Tassajara Meadows Residential Development; Park Sierra apartments (285 dwellings); Creekside
Business Park; General Motors Development; Yarra Yarra residential development, PeopleSoft, Koll
Dublin Corporate Center, Emerald Glen residential development; Dublin Ranch Area G; and approved
project within the City of Pleasanton.
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Trip Generation
The 71-unit development is expected to generate 416 daily trips, 31 during the a.m. peak hour and 13
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.
The following table illustrates the estimated trip generation for the proposed project:
Project Trip
Daily A.M. Peak Hour P.M. Peak Hour
Use Size Rate Trips Rate In:Out I In Out Total Rate In:Out I In Out Total
TH. 71 d.u. 5.86 416 0.44 17:83[ 5 26 31 0.54 65:35I 25 13 38
b) Hazards to safety from 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 measure to
ensure that no public safety hazards would be created.
Mitigation Measure 8: A right-mm deceleration lane should be provided at each entrance along
Scarlett Drive.
c) Inadequate emergency access or access to nearby uses? LS. Primary access is provided from two
points along Scarlett Drive and one along Houston Place. A fourth access, emergency vehicle only, is
proposed along Doughtery Road.
d) Insufficient parking capacity onsit& or offsite? P/SM. The proposed amount of parking meets the
minimum City requirement of 2 enclosed spaces per unit plus 1 space for every two units (Dublin Zoning
Ordnance, Section .8.76). However, for parking ratio to be adequate, the guest parking must be
maintained as guest only parking.
Mitigation Measure 9: The guest parking must be maintained as unassigned parking only.
e) Hazards or barriers for pedestrians or bicyclists? P/SM. The projects adjacency to the proposed Iron
Horse Trail could result in dangerous crossings for pedestrians or bicyclists. To reduce this potential
impact to a level of insignificance, the following is recommended:
Mitigation Measure 10a: Provide a cross walk at the intersection of Scarlett Drive and
Dougherty Road and a cross walk at Scarlett DriVe and Houston Place, subject to the review and
approval of the Director of Public Works.
Mitigation Measure 10b: 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
Director of Public Works.
f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)?
LS. Construction of the proposed project would serve to advance regional and subregional goals and
policies which promote the development of higher density residential projects near major transportation
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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 be added to Dougherty Road to
serve BART. Additionally, bicycles will be able to be stored within garages.
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 4.0 acre project site is currently vacant, however as previously mentioned once contained a railroad
track for the Southern Pacific Railroad. Given the nature of the land uses that have occurred on the site
and on adjacent sites, 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. A portion of the site is covered with gravel/baserock.
Proiect Impacts
a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish,
insects, animals and birds) NI. No such species have been observed on the site based on field
observations conducted May through November of 1999.
b) Locally designated species (e.g. heritage trees). NI. No heritage trees are Iocated on the site.
c) Locally designated natural communities (e.g. oal~ forest, coastal habitaO 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) Wildlife dispersal or migration corridors? LS. The site is substantially surrounded by existing
industrial development and no wildlife corridors have been observed on the site.
VII. Energy and Mineral Resources
Environmental Setting
Based on the geotechnical reconnaissance of the site (ENGEO 1999) 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 or in the area of the project.
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Proiect 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 of futUre 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.
IX. Hazards
Environmental Setting
The site of the proposed project is located near a Santa Fe Pacific Pipeline Company 1 O-inch pressurized
refined oil pipeline within the project 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 100 feet northeast of the northern most edge of new
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 firm of ENGEO (9/99). 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; and (5) a soil investigation.
Project Impacts
a) A risk of accidental explosion or release of hazardous substances including but not limited to oil,
pesticides, 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
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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 evacuation plan? LS. No adopted
or foreseeable emergency evacuations plan would be interfered with by the proposed project. The project
is not within an area where possible conflicts would occur.
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) Exposure of people to existing sources 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; and (2) existence of low levels of petroleum hydrocarbons within the
soil.
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 rupture. 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 Safety 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 100-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 11: 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 and II Environmental Site Assessment identified the following environmental
conditions with respect to the subject property: (1) very low levels of heavy metals and (2) very low levels
of volatile hydrocarbons.
Twenty-four ballast samples were collected and combined into 6 four-point composites along the former
railroad alignment. The ballast samples were recovered along the former rail bed surface at depths of 0-9
inches below grade. The twenty-four ballast samples were submitted as 6 four-liner composite samples.
The samples were analyzed for total extractable hydrocarbons as diesel (mod. EPA 8020), cadmium (Cd),
chromium (Cr), nickel (Ni), lead (Pb), and zinc (Zn). Reported concentrations for the LUFT metals
ranged from 26 to 36 PPM (part per million), 21 to 110 PPM, 46 to 53 PPM, and 62 to 120 PPM for
chromium, nickel, lead, and zinc, respectively. Cadmium was not detected above reporting limits. These
concentrations are below the EPA's Preliminary Redemption Goals of 210 PPM, 400 PPM, 150 PPM, and
2200 PPM for chromium, nickel, lead, and zinc, respectively, therefore, the existence of the Iow leveIs of
these materials is considered to be a less than significant impact.
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The groundwater was sampled and analyzed for total petroleum hydrocarbons (TPH); benzene, toluene,
ethlybenzene, and xylenes (BTEX); and volatile organic compounds (VOCs). A further analysis
conducted 11 soil samples from around the site (ranging in depth from up 28 feet) that were analyzed for
TPH and BTEX. Trace levels were detected (diesel hydrocarbons ranging from .60 PPM to .200 PPM
and gasoline hydrocarbons within one sample at a concentration of.067.) Trace concentrations of xylenes
and ethlybenzene were reported which are well below the EPA's Preliminary Redemption Goal (PRG) of
1.75 PPM and .680 respectively. Given the low. concentrations and the lack of a significant groundwater
impacts, the Field Invitation Report recommends no further action. Therefore, the existence of the low
levels of ethlybenzene, gasoline hydrocarbons, and diesel hydrocarbons is considered to be a less than
significant impact.
e) Increased fire hazard in areas with flammable 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 will not be flammable.
X. Noise
Environmental Settin~
The General Plan identifies that the conditionally acceptable outdoor Ldn noise levels are between 60 and
70 dBA for residential areas, while interior areas have a maximum noise level of 45 dBA. Noise
measurements are expressed in decibels ("dB"), 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 for such measurements. All noise levels discussed herein are "A-
filtered" or "A-weighted" decibels ("dBA"). 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.
The primary long term source of noise in the vicinity of the project site include vehicular-related noise
emanating from Dougherty Road and the yet to be constructed Scarlett Drive. A noise analysis was
performed for this project and the day-night noise level was determined to be 57.4 Ldn. The noise
consultant further concluded that the future maximum noise level on the site would be a 63.4 dBA as
result of increase in vehicle traffic.
Project 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.
Dublin Planning Department
Trumark
PA 99-030
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The following mitigation measure is therefore recommended to limit the potential impacts of construction
noise on adjoining properties to an acceptable level.
Mitigation Measure 12: 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 may expose
residents of dwelling units along the 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 13: The project developer shall have a qualified acoustical consultant verify
that (1) the exterior living area noise level of the proposed dwelling units are within a maximum
noise level of 60 to 70 dBA or lower; (2) the interior noise level to 45 dBA or lower; and (3)
review and approve construction plans.
XI. Public Services.
Environmental Setting
The project site is served by the following service providers:
Fire Protection, Fire protection is provided by the Alameda County Fire Department, under
contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous
materials control and public education services.
Police Protection. Police protection is provided by the 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 %12) and Wells Middle School (graded 6-8). Grades
K-5 could be served by one of three elementary schools within the District.
Maintenance. The City of Dublin provides public facility maintenance, including roads, parks,
street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Other governmental services. Other governmental services are provided by the City of Dublin
including community development and building services and related governmental services.
Dublin Planning Department
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PA 99-030
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Library service is provided by the Alameda County Library with supplemental funding by the City
of Dublin.
The City of Dublin has adopted a Public Facilities Fee for all new residential development in the
community for the purpose of financing new municipal public facilities needed by such development.
Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center
Complex, construction of a new library, expansion of the existing senior center, acquisition and
development of new community and neighborhood parks and similar municipal buildings and facilities.
The applicant would be required to pay this fee.
Environmental Impacts
a) Fire protection? LS. According to representatives of the Fire Department, the proposed project lies
within a 1 1/2 mile radius of a fire station located at 9399 Fircrest in Dublin. A typical response time of
under five minutes is anticipated. As part of the site development review process, specific fire protection
requirements will be imposed on the development to ensure compliance with applicable provisions of the
Uniform Fire Code.
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 14: 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.
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 15: 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) 3,'[aintenance 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.
Dublin Planning Department
Trumark
PA 99-030
Page 34
e) Other governmental services? LS. The project would represent incremental increases in the demand for
general governmental services. Payment of the City's Public Facility Fee would offset any impacts caused
by the project.
XII. Utilities and Service Systems.
Environmental Settin~
The project site is served by the following service providers:
· Electrical and natural gas power: Pacific Gas and Electric Co.
· Communications: Pacific Bell
· Water supply and sewage treatment: Dublin San Ramon Services District
· Storm drainage: City of Dublin
· Solid waste disposal: Dublin-Livermore Disposal Company
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 systems? 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 systems? LS. According to representatives of DSRSD, 8-inch sewer lines have been
constructed within the right-of-way of 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 outfall line for eventual disposal into San Francisco Bay. DSRSD officials indicate that
adequate capacity exists within the regional treatment facility to accommodate this project.
e) Storm water drainage? LS. This topic was previously addressed in Section IV, Water.
f) Solid waste disposal? LS. The City of Dublin contracts with Livermore-Dublin Disposal Company to
collect solid waste from households and businesses and transport it to the Altamont Landfill, located in
Dublin Planning Department
Trumark
PA 99-030
Page 35
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.
Livermore-Dublin Disposal Company also operates a curbside recycling service 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 Setting
The 4.0 acre project site currently vacant. The project site area is located in an area characterized by a
mixture of land uses. To the north lies the Camp Parks Reserve Forces Training Area. To the south is the
recently approved 177-unit Archstone Apartment complex and the existing commercial and industrial
building. To the east is Mayflower and Caton van and storage companies. 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-
Environmental Impacts
a) Affect a scenic vista or view? LS. Given the sites current development, the proposed development
would not result 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 created.
c) Create light or glare? PS/M. The proposed residential project would add additional exterior lighting in
the project vicinity, including driveway lighting, 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
recommended:
Mitigation Measure 16: Site lighting shall incorporate the following features:
Pole-mounted lights shall be downward and hooded. The height of lighting standards shall be
limited to twelve feet;
Dublin Planning Department
Trumark
PA 99-030
Page 36
Wall-mounted lights shall also be equipped with cut-off lenses.
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 artifacts,
however, the Center concluded that the possibility of identifying historic cultural resources on the site is
low.
Proiect Impacts
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 foIIowing mitigation is
therefore recommended to reduce any such impacts to a level of insignificance:
Mitigation Measure 17: 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 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.
c) Have the potential to cause a physical change which would affect unique ethnic cultural values? NI,
based on the Northwest Information Center letter.
d) Restrict existing religious or sacred uses within potential impact area? NI, no such sites have been
identified based on a comprehensive records search of the project site.
Dublin Planning Department
Trumark
PA 99-030
Page 37
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.
Proiect Impacts
a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS. The
addition of approximately 142 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) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site.
XVI. Mandatory Findings of Significance
a) Does the project have the potential to degrade the quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal community, reduce the number 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. As discussed in this Initial Study, the proposed project would not have the potential to
significantly degrade the identified 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 and would not impact long-term environmental
goals. As discussed in this Initial Study, the proposed project would not have the potential to achieve
short-term environmental goals to the disadvantage of long-term environmental goals.
c) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects and the effects
of probable future projects). LS. 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.
As discussed in this Initial Study, the proposed project would not have impacts that are individually
limited, but cumulatively considerable.
Dublin Planning Department
Trumark
PA 99-030
Page 38
d) Does the project have environmental effects which will cause substanti'al adverse effects 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. As
discussed in this Initial Study, the proposed project would not have environmental effects that will cause
substantial adverse effects on human beings, either directly or indirectly.
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 Carrington, AICP, Senior' Planner
Kevin van Katwyk, Senior Engineer
Jim Ferdinand, Fire Department
Rose Macias, Police Department
Dublin-San Ramon Services District
Bruce Webb, Engineer
References
Dublin General Plan, Revised September 1992
Dublin General Plan Housing Element, June, 1990
Dublin Zoning Ordinance, Adopted September 1997
Initial Study and Mitigated Negative Declaration for All Aboard Mini-Storage General Plan
Amendment, City of Dublin, March 1997
Initial Study and Mitigated Negative Declaration for Archstone Comminutes Site Development
Review, Rezoning, City of Dublin, October 1999
Geotechnical Reconnaissance Report Trumark, ENGEO, Inc., July 1999
Phase One and Two Environmental Site Assessment, ENGEO Inc., September 1999
Pipelines and Public Safety, Transportation Research Board, 1988
Dublin Planning Department
Trumark
PA 99-030
Page 39
Traffic Study of the Proposed Trumark Development TJKM Associates, November, 1999
Environment Noise Measurements Scarlett Place/Union Pacific, Paoletti Associates, Inc.,
September, 1999
Dublin Planning Department
Trumark
PA 99-030
Page 40
Mitigation Monitoring Program
Trumark-Scarlett Place Mitigated Negative Declaration
PA 99-030
The following mitigation monitoring and reporting program is intended to comply with applicable sections of the California
Environmental Quality Act, as amended.
Responsible Time Frame Verification/
Mitigation Measure Agency/ for Date
Organization Completion
Mitigation Measure 1: Construct a solid wall along the southern property line PI. OC
separating the Wright property from the subject property. The wall shall be
designed in such a way to screen views and potential noise from commercial I
and light industrial uses to the south from the proposed residential uses on the
subject property.
Mitigation Measure 2a: Adherence to all requirements of the 1997 Uniform B BP
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 B BP
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
geotechnical investigation.
Attachment 5
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.
?W
BP
Dublin Planning Department
Mitigation Monitoring Plan
ScarJett Drive
PA-99-030
page 2
Mitigation Measure 4a: A Registered Civil Engineer with soils engineering B/PW BP
expertise or a Registered Geotechnical Engineer should perform a final,
detailed geotechnical investigation of the site before completion of the final
building design. At a minimum, the geotechnical investigation should include
the following tasks:
* Additional subsurface exploration should be conducted to determine the
consistency of the fill.
· Specific recommendations for site grading should be developed to address
existing uncontrolled fills.
· Over-excavation of existing uncontrolled fill and replacement with properly
engineered fill materials, should be considered.
· Specific settlement and seismic design criteria and values for the
foundation system should be recommended.
Mitigation Measure 4b: All subsequent construction plans should incorporate PW BP
the recommendations of the final geotechnical investigation, as approved by the
Department of Public Works. The final project design should conform also to
the engineering and seismic requirements of City of Dublin Grading
requirements and the Uniform Building Code. A Registered Civil Engineer
should design the grading and foundation plans. A Registered Soils Engineer
should stamp and sign the grading and foundation plans certifying that they
conform to the recommendations of the final geotechnical investigation.
Dublin Planning Department
Mitigation Monitoring Plan
page 3
Scarlett Drive
PA-99-030
Mitigation Measure 5: All subsequent construction plans should incorporate PW BP
the recommendations of the final 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.
Mitigation Measure 6a: The applicant shall obtain an NPDES general PW BP
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 6b: The applicant shall submi;r a stormwater pollution PW BP
prevention plan. Such a plan should provide both interim (during 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 removal of non-point source poll~ttants 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.
Dublin Planning Department
Mitigation Monitoring Plan
Scarlett Drive
?~4-99-030
page 4
Mitigation Measure 7: The following measures shall be incorporated into PW BP
construction specifications and shall be followed by the project grading
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 accomplished in more than one phase;
· On-site vehicle speed shall be limited to 15 mph;
· 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 City of Dublin, to remove silt ad
construction debris;
· Unnecessary idling of construction equipment shall be avoided;
· Equipment engines shall be maintained in proper working condition
per manufacturers' specification.
Mitigation Measure 8: A right-turn deceleration lane should be provided at PW BP
each entrance along Scarlett Drive.
Mitigation Measure 9: The guest parking must be maintained as unassigned PL OC
parking only.
Dublin Planning Department
Scarlet! Drive
PA-99-030
Mitigation Monitoring Plan
page 5
Mitigation Measure 10a: Provide a cross walk at the intersection of Scarlett PL BP
Drive and Dougherty Road and a cross walk at Scarlett Drive and Houston
Place, subject to the review and approval of the Director of Public Works.
Mitigation Measure 10b: The applicant shall place appropriate warning signs PW OC
at the interface areas to minimize pedestrian and vehicular conflicts, subject to
the review and approval by the Director of Public Works.
Mitigation Measure 11: A minimum setback of 50 feet shall be established PL OC
and maintained from the petroleum pipeline and any habitable structure on the
project site.
Mitigation Measure 12: All construction activities on the project site shall be B BP
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.
Mitigation Measure 13: The project developer shall have a qualified PW, B Ongoing
acoustical consultant verify that (1) the exterior living area noise level of the
proposed dwelling units are within a maximum noise level of 60 to 70 dBA or
lower; (2) the interior noise level to 45 dBA or lower; and (3) review and
approve construction plans.
Mitigation Measure 14: Prior to issuance of building permits, the project PL, B BP
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.
Dublin Planning Department
Mitigation Monitoring Plan
page 6
Scarlett Drive
P,q-99-030
II
July 20, 2000
Lee Thomson
Director of Public Works
City of Dublin
100 Civic Plaza
P.O. Box 2340
Dublin, CA 94~568
Re; Scarlett Place Residential Project
Traffic Mitigation Fee
De~r Mr, Thomson:
As a follow-up to our previous telephone conversation and the Trumark letter dated 6/21/00, I
would like to memorialize our understanding of the traffic mitigation fee issue. The
conclusions herein should be reflected in the conditions of approval for the $cariett Place
Project.
It is the understanding of Trumark Companies that no Public Works "Designated Traffio
Mitigation improvement Project Costs", or like mitigation fees, would be applicable to the
Scarlett Place Project. Trumark Companies, or its designee, would be responsible for the
construction of the City's public right-of-way as shown on the Tentative Subdivision Map, by
RJA Engineering, dated 6/12/00, Furthermore, Trumark Companies understands that
mitigation fees collected to date for Scarlett Drive, including anticipated fees from the
Archstone Project, would be used by the City for the future Scarlet[ Drive improvements and
will not be transferable to the builder of the Soar[eft Place project.
If the above conclusions ere incorrect please call me at your earliest convenience to discuss.
Otherwise Trumark Companies looks forward to the July 25, 2000 Planning Commission
Meeting.
Sinoerely,
Reed Ofiate
Project Manager
C: File; Andy Byde, Dublin Planning Department
ATTACHMENT
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